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Home My Public Portal About08-28-2023 COW Agenda and PacketCommittee of the Whole Workshop of the President and the Board of Trustees Monday, August 28, 2023 7:00 PM 24401 W. Lockport Street Plainfield, IL 60544 In the Boardroom Agenda A.CALL TO ORDER, ROLL CALL, PLEDGE B.APPROVAL OF THE MINUTES B.1.Approval of the Minutes of the Committee of the Whole Workshop and Executive Session held on July 24, 2023. 07-24-2023 COW Minutes C.PRESIDENTIAL COMMENTS D.TRUSTEES COMMENTS E.PUBLIC COMMENTS (3-5 minutes) F.WORKSHOP F.1.MARNETTE MIXED-USE DEVELOPMENT (CASE NO. 1992-01252.SU.SPR.FP) Seeking Board input regarding a special use for a planned development and site plan review to permit a mixed-use development for the property located at southeast corner of Village Center Drive and Van Dyke Road. Marnette Apartments Staff Report and Packet REMINDERS - •September 4 Village Offices Closed •September 5 Plan Commission – 7:00 p.m. •September 11 Next Committee of the Whole Workshop – 7:00 p.m. 1 Minutes of the Committee of the Whole Workshop of the President and the Board of Trustees Held on July 24, 2023 In the Boardroom Trustee Kiefer called the meeting to order at 7:00 p.m. Board present: Trustee Ruane, Trustee Wojowski, Trustee Bonuchi, Trustee Kalkanis, Trustee Kiefer, and Trustee Larson. Board absent: Mayor Argoudelis. Others present: Joshua Blakemore, Administrator; Michelle Gibas, Village Clerk; Scott Threewitt, Public Works Director; Jon Proulx, Planning Director; Jake Melrose, Economic Development Director; Traci Pleckham, Management Services Director; Lonnie Spires, Building Official; and Kevin McQuaid, Police Commander. There were approximately 10 persons in the audience. Trustee Bonuchi moved to appoint Trustee Kiefer as this evening’s Chair. Second by Trustee Larson. Vote by roll call. Ruane, yes; Wojowski, yes; Bonuchi, yes; Kalkanis, yes; Kiefer, abstain; Larson, yes. 5 yes, 0 no, 1 abstain. Motion carried. Trustee Ruane moved to approve the Minutes of the Special Meeting, Committee of the Whole Workshop and Executive Session held on July 10, 2023. Second by Trustee Larson. Voice Vote. All in favor, 0 opposed. Motion carried. PRESIDENTIAL COMMENTS No Comments. TRUSTEE COMMENTS No Comments. PUBLIC COMMENTS No Comments. WORKSHOP 1)SOLAR FARMS Jake Melrose stated that Turning Point Energy has approached staff regarding the possibility of developing solar farms in Plainfield. The current zoning code does not identify solar farm use and will require a zoning code update to permit and regulate solar farms. Gloria Foxman, Turning Point Energy, gave a presentation highlighting the concept of solar farms and benefits. Trustee Bonuchi indicated support for the concept and felt the zoning code update was worth pursuing. Trustee Ruane indicated support for the concept and looking into a zoning code update. Trustee Wojowski indicated support for the concept and zoning code update. Trustee Kalkanis indicated support for the concept and zoning code update. Trustee Larson indicated support but expressed concern regarding solar waste. Trustee Kiefer stated that he would like to move forward with the zoning code text amendment. 2)RECREATIONAL CANNABIS Jake Melrose stated that the April 4, 2023 referendum results were in favor of allowing recreational cannabis to be sold in Plainfield with a vote of 1,558 yes and 1,527 no. Staff is requesting input from the Village Board on pursuing a text amendment to the Zoning Code to allow for the sale of recreational cannabis. 2 Village of Plainfield Committee of the Whole Meeting Minutes – July 24, 2023 Page 2 Trustee Larson stated that she supports medical cannabis but not recreational. Trustee Larson also expressed concern that Mayor Argoudelis was involved in distributing flyers regarding the referendum. Trustee Bonuchi stated that she is on the fence about it and expressed concern regarding the narrow passage of the referendum and enforcement. Trustee Bonuchi also expressed concern that Mayor Argoudelis was not present for the discussion. Trustee Wojowski stated that he understands medical cannabis and stated that he too thought Mayor Argoudelis should be present for the discussion. Trustee Kiefer stated that from a monetary view, he would like to see Plainfield spending money in Plainfield instead of surrounding municipalities that allow for the sale of cannabis. The Police are already dealing with enforcement, we’re just missing out on the revenue. This is a user tax. Trustee Kiefer suggested placing restrictions for our benefit and allowing one or two dispensaries to see how it goes. Trustee Ruane stated that he agrees with Trustee Kiefer. Trustee Ruane also stated that Mayor Argoudelis should be present for this discussion. Trustee Kalkanis stated that she felt the referendum had no weight because of the low voter turnout as well as the narrow margin. Trustee Kalkanis stated that she is not in support and also felt that Mayor Argoudelis should be present for the discussion. Administrator Blakemore stated that staff will get more information and bring it back to the Board. 3)SHARON METHODIST CHURCH REZONING DISCUSSION (CASE NO. 1999- 030123.REZ.SU.SPR.FP) Jake Melrose stated the applicant, Sal Zeciri, is proposing an adaptive re-use of the Sharon Methodist Church property located at 23913 W Lockport Street, the southeast corner of W Lockport Street and S Dillman Street. The property is 1.1 acres and currently has a church, a school, a single-family residence, and a small garage. The proposed development would involve keeping all four buildings, creating a separate parcel for the home, reusing the church as a breakfast restaurant, and reusing the school as office space. Representatives for the applicant gave a presentation highlighting the site plan, landscape plan, elevations, improvements, concept restaurant, and concept office. The representative also noted some issues including asbestos and leakage. Trustee Bonuchi indicated support and stated that she would like to see the church façade stay the same. Trustee Bonuchi also stated that she would like to hear feedback from Mayor Argoudelis. Trustee Larson indicated support and stated that she does not agree with limiting delivery times or liquor. Trustee Wojowski stated that he likes the concept. Trustee Kalkanis stated that she is not opposed to a full restaurant and does not support limiting/restricting alcohol. Trustee Ruane stated that there is an opportunity here to improve the site as a whole. He suggested separation of the restaurant possibly by a road along with some other potential opportunities. Trustee Ruane stated that the current proposal is not the best use of the property. Trustee Kiefer agreed that it is not necessary to restrict alcohol or to have delivery restrictions. Administrator Blakemore stated that staff will continue working with the applicant and bring the item forward for formal consideration at a future meeting. Trustee Kiefer read the reminders. 3 Village of Plainfield Committee of the Whole Meeting Minutes – July 24, 2023 Page 3 Trustee Ruane moved to adjourn to Executive Session as permitted under the Open Meetings Act under Section 2 (c)(5) to discuss property acquisition, not to reconvene. Second by Trustee Kalkanis.Vote by roll call. Ruane, yes; Wojowski, yes; Bonuchi, yes; Kalkanis, yes; Kiefer, yes; Larson, yes. 6 yes, 0 no, 1 absent. Motion carried. The meeting adjourned at 8:44 p.m. Michelle Gibas, Village Clerk 4 TO: PRESIDENT ARGOUDELIS and BOARD OF TRUSTEES FROM: RACHEL RIEMENSCHNEIDER, PLANNER JAKE MELROSE, ECONOMIC DEVELOPMENT DIRECTOR MEETING DATE: AUGUST 28, 2023 SUBJECT: REPORT FOR THE COMMITTEE OF THE WHOLE MARNETTE APARTMENTS CASE NUMBER 1992-012523. SU.SPR.FP REQUEST: Special Use Amendment (Public Hearing) Site Plan Review Final Plat of Subdivision APPLICANT: Dandelion Development, LLC LOCATION: Southeast corner of W Village Center Drive and S Van Dyke Road ZONING: B-5 Traditional Business District COMP PLAN: Public Parks/Forest Preserve/Mixed Use DISCUSSION The applicant, Dandelion Development, LLC, is proposing a mixed use commercial and residential development for the property generally located at the southeast corner of W Village Center Drive and S Van Dyke Road (PIN: 06-03-16-105-003-0000). The proposed development would include approximately 9,000 square feet of commercial space and 84 apartment dwelling units in two buildings. This proposal requires the following action: • Special Use for Planned Development • Site Plan Review • Final Plat of Subdivision to dedicate right-of-way and establish utility easements JOHN F. ARGOUDELIS PRESIDENT Michelle Gibas VILLAGE CLERK TRUSTEES Margie Bonuchi Patricia T. Kalkanis Richard Kiefer Cally J. Larson Tom Ruane Brian Wojowski 5 REPORT FOR THE COMMITTEE OF THE WHOLE Page 2 of 11 MARNETTE APARTMENTS 08/24/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP EXISTING CONDITIONS Site Context The subject site is located at the southeast corner of W Village Center Drive and S Van Dyke Road in the Village Center/Extended Downtown area. The parcel is currently vacant, unimproved land. The adjacent land uses, zoning, and street classifications are as follows: North: W Village Center Drive (Local); Advocate Medical Center (B-5); Old National Bank (B-5 PUD) East: Village Hall and Settlers’ Park (B-5) South: Settlers’ Park (R-1) West: S Van Dyke Road (Minor Collector); Vacant (B-5 PUD) This subject site is 0.4 miles/7-minute walk to the Historic Downtown area and ~1 mile/20-minute walk to the Pace bus station. History The subject property was annexed into the Village of Plainfield in 1998 (Annexation Agreement: Ord. 1602; Annexation: Ord. 1603). This annexation agreement, along with two subsequent amendments to the annexation agreement, has expired. The annexation agreement and amendments contemplated a mixed-use development at this site, which has been zoned B-5 Traditional Business District since 1998. SPECIAL USE FOR PLANNED DEVELOPMENT (PUBLIC HEARING) The Planned Development (PD) approach provides the flexibility needed to promote innovative and creative land development that achieves the community vision outlined in the comprehensive plan. While the B-5 District contemplates mixed use projects like this one, the remainder of the Zoning Code addresses more traditional commercial development and therefore is not easily applied to this type of project. Many of the standards the applicant is seeking relief from are a result of these internal conflicts within the Zoning Code. The attached table outlines the relief that the applicant would include in the special use, for planned development ordinance. In order for the Plan Commission to recommend approval of a special use, the applicant must demonstrate two findings of fact based on the specific circumstances of the project. Staff outlines the required findings and supporting facts 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 would it substantially diminish property values; Staff deems that the proposed planned development would not be detrimental to adjacent properties, nor would it diminish property values as there are no definitive studies to prove this. Conversely, studies have shown that a diversity of quality housing types can stabilize local economies and their resiliency to economic downturns. The proposed use is a compatible 6 REPORT FOR THE COMMITTEE OF THE WHOLE Page 3 of 11 MARNETTE APARTMENTS 08/24/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP use with the commercial properties to the north, and it will provide a cohesive landscaping transition to the park to the south. b. The establishment of the special use will not impede normal and orderly development and improvement of the adjacent properties for uses permitted in the subject zoning district. Staff believes that the proposed development would not impede development of other properties in the area. The only adjacent property that has not been developed is to the west across S Van Dyke Road; staff believes that the establishment of this PD will only increase interest in the undeveloped property. Separately, there are additional findings that must be demonstrated in order to recommend approval of a planned development. Staff outlines the required findings and supporting facts as follows: a. The planned development fulfills the objectives of the comprehensive plan and the land use policies of the Village and presents an innovative and creative approach to the development of land and living environments; b. The Comprehensive Plan (2013) indicates in the Central Area Plan that this parcel should be used for multi-family development. The Future Land Use Plan of the same Comprehensive Plan, however, designates this site as “Public Parks/Forest Preserves”. Given that the B-5 zoning and annexation agreement on this property predate the comprehensive plan, staff believes that the park designation on this site was an error, and that the site should have been designated “Mixed Use”, as the adjacent properties are, or as “Multi-Family Residential”, as indicated in the Central Area Plan. This development would further several goals of the Comprehensive Plan, including: - “Strategically provide convenient business locations to provide residents with desired access to goods and services.” - “Focus on expanding the traditional downtown district as the core of the community through cooperative public/private efforts that incorporate historic preservation and new investment.” - “Promote local housing opportunities for all levels of the workforce to enhance stability and productivity for workers as well as to attract and retain businesses.” c. The proposed land uses fulfill, or can reasonably be expected to fulfill, a need or demand for such uses within the Village; Staff believes that both the residential and commercial components of this development fulfill a need within the Village. With the increasing popularity of rental and multifamily residential development in the region, the proposed multifamily development would offer desirable housing options to meet this demand. The commercial space will offer for-rent storefronts with flexible sizes for different users. Previous 7 REPORT FOR THE COMMITTEE OF THE WHOLE Page 4 of 11 MARNETTE APARTMENTS 08/24/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP d. The physical design of the planned development efficiently utilizes the land, adequately provides for transportation and public facilities, and preserves natural features of the site, and that the property is suitable for the proposed purposes and land uses; The design of this development efficiently uses the site and is suitable for the proposed land uses. The landscaping and resident amenities provides a transition to the park while the commercial and residential uses are compatible with the commercial uses to the north. e. Any exceptions to bulk and density regulations of the underlying zoning shall be solely for the purpose of promoting an efficient and coordinated site plan, no less beneficial to the residents or occupants of such development, as well as the neighboring property, than would be obtained under the bulk and density regulations of this ordinance for buildings developed on separate zoning lots; The only change the applicant is requesting from the underlying zoning district’s bulk and density standards is to the minimum dwelling unit size. The zoning code indicates that the minimum unit size shall be 800 square feet; the proposed development includes studio units which are 624 square feet (not including balconies). Staff contends that this will have no negative effects on the residents or neighboring properties; in fact, this simply provides another housing option for those looking for a smaller space in which to live. f. The planned development meets the requirements and standards of the planned development regulations; The proposed planned development complies with the requirements of the planned development standards in the zoning code. g. Open spaces and recreational facilities are provided; The proposed development has planned multiple recreational open spaces in the community. The developer has included a pickleball and bocce ball court on the south side of the property. Additionally, the site has excellent access to Settlers’ Park and the Riverfront. Settler’s Park was considered the park site contribution for the entire Village Center project including the subject site. h. The planned development is compatible with the adjacent properties and the neighborhood, and along the periphery of the planned development, yards or setbacks shall be provided that meet or exceed the regulations of the district in which the planned development is located; The planned development has setbacks consistent with the commercial properties to the north. The proposed development is 35 feet at the roof line and 44 feet at the tallest parapet; the bank to the north is 45 feet at its tallest. The development is also proposing a transition to the park that is compatible with the landscaping of the park. i. That the land uses permitted are necessary or desirable and are appropriate with respect to the primary purpose of the planned development; Staff believe that both the proposed multifamily and commercial land uses are desirable. For the residential use, the variation of dwelling unit types proposed by the applicant would 8 REPORT FOR THE COMMITTEE OF THE WHOLE Page 5 of 11 MARNETTE APARTMENTS 08/24/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP enhance local residential market with more choices. The commercial land uses will provide more spaces for small businesses in the desirable downtown area. j. That the land uses are not of such a nature, or so located, as to exercise a detrimental influence on the surrounding neighborhood. This development will exercise a positive influence on the surrounding neighborhood, providing more customers for the business downtown – both east and west of the river. While staff understands that this will be a significant change to an area that some may see as part of Settlers’ Park, this corner has been privately owned and planned for mixed-use development since 1998. SITE PLAN REVIEW A. Land Plan Site Plan The overall site encompasses approximately 2.9 acres. The plan includes 2 mixed-use buildings, a parking lot, and two recreational courts for residents of the development. Table 1 below summarized the development’s compliance with the B-5 District bulk and density standards: Table 1. B-5 District Standards Standards B-5 Proposed Lot Standards Minimum lot size (square feet) 2,500 127,552.39 Minimum lot width (feet) 25 167.6 Maximum lot coverage (percentage) None N/A Maximum impervious area coverage (percentage) None N/A Building Standards Maximum building height (feet) 35 35 Maximum Floor Area Ratio 2.5 0.94 Minimum floor area per dwelling unit (square feet) 800 624 (to be included in PD) Yard Standards Minimum front setback (feet) 0 Complies Minimum interior side setback (feet) 0 Complies Minimum corner side setback (feet) 0 Complies Minimum rear setback (feet) 15 Complies Residential Use The proposed development includes 84 apartment units, which will be located on the second and third floors of each building. The development would have a density of 28.7 dwelling units 9 REPORT FOR THE COMMITTEE OF THE WHOLE Page 6 of 11 MARNETTE APARTMENTS 08/24/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP per acre; a maximum density for the B-5 district is not addressed in the zoning code. The table below shows the details of the proposed residential buildings within the development: Table 2. Apartment Unit Summary No. Bedrooms No of Bath Square Footage Count 0 Bed 1 Bath 624 8 1 Bed 1 Bath 827 - 838 40 1 Bed + Den 1 Bath 968 - 983 12 2 Bed 2 Bath 1031 - 1273 16 2 Bed + Den 2 Bath 1464 4 3 Bed 2 Bath 1583 4 TOTAL 624 - 1583 84 *Unit size exceeds 800 sq ft minimum when balcony is included in square footage calculation Because the studio apartment units (0 bedrooms, 1 bathroom), are below the minimum 800 square feet per dwelling unit, this would be included in the relief provided by the PD. Staff contends that offering a variety of apartment sizes is a benefit to the project and the community, not a detriment. Precedent has also been established from previous approvals for apartment projects in the community. Table 2 below illustrates a comparison of those projects versus the Marnette’s unit mix. Table 3. Apartment Unit Mix Comps Sixteen30 Seasons Marnette Studio 8.5% (24) 10% (32) 9% (8) 1 bedroom 35% (100) 40% (128) 61% (52) 2 bed 43.7% (124) 40% (128) 23% (20) 3 bed 12.7% (36) 10% (32) 4.7% (4) From previous discussions from the Board with apartment projects, particular Sixteen 30, comments were made that preference is to have more 1 bed or studios for a unit mix as there is less likelihood of producing school children from the project. Apartments in general produce a lower amount of school children from a project and that can be seen from any impact fee breakdown from any community. For instance, the below Table 4 shows the ratios assigned for single family versus townhomes versus apartments when calculating school site contribution impact fees for elementary schools – with special attention to studios, which is the sought after relief, requiring $0.00 of impact fees. Table 4. School Site Contribution Impact Fee Ratios (Elementary) Single Family Attached SF (Townhome) Apartments Studio NA NA 0 1 bedroom NA 0 0.002 2 bed 0.122 0.095 0.082 10 REPORT FOR THE COMMITTEE OF THE WHOLE Page 7 of 11 MARNETTE APARTMENTS 08/24/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP 3 bed 0.503 0.237 0.23 Commercial Use In addition to the residential uses, the first floor of each building will include a total of 9,279 square feet of commercial space. Several of the variances and restrictions that would be included in the PD are in relation to the commercial space: - Uses: o As described in more detail below, staff has asked the applicant to restrict any uses classified by the zoning code as “Eating and Drinking Establishments”. No more than 2,040 square feet in the entire development could be utilized by uses classified as “Eating and Drinking Establishments”. This is due to the higher number of parking spaces required by these uses. o The PD would also permit apartment amenities – such as a mail room, gym, or leasing office – on the first floor. The code provides specific guidance about where within a building dwelling units can be located, but does not provide the same information regarding ancillary uses, such as amenities. Including this in the PD provides clarification that these uses are permitted on the first floor. - Architecture: The Zoning Code requires that windows in the B-5 District “be at least two (2) feet above the sidewalk.” The applicant has requested windows that extend all the way to the sidewalk and has expressed to staff that this allows them greater flexibility when subdividing the tenant space for different users. Windows that extend to the sidewalk are easier to exchange for doors in the future. - Signage: o The zoning code indicates that “All unified shopping and business centers shall submit a written sign criterion” and that “There shall be architectural harmony and unity of signs within a unified business center on a property.” The applicant has provided images and text indicating what signs on the site will look like, which will be included in the PD. o The applicant has expressed their desire for projecting signs as opposed to wall signs for individual tenants. Projecting signs are typically only permitted in the Central Sign District (or the Downtown area east of the river). Staff is supportive of the applicant using a similar style in this area and believes that projecting signs are friendlier to pedestrians and will be more cohesive with surrounding businesses than wall signs. 11 REPORT FOR THE COMMITTEE OF THE WHOLE Page 8 of 11 MARNETTE APARTMENTS 08/24/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP Access and Circulation The project proposes two points of access: one off of S Van Dyke Road and one off of W Village Center Drive. Currently both access points are proposed to be full access. Regarding pedestrian circulation, there are existing sidewalks along both S Van Dyke Road and W Village Center Drive. The applicant is also proposing sidewalks along the rear of the buildings. Parking The applicant has proposed a total of 162 parking spaces on site – both indoor and outdoor – for the development; see the table below for details on parking spaces. The development would comply with the required number of parking spaces for both the residential and commercial uses. According to the Village’s Parking Code, multifamily developments require 1.5 parking spaces per dwelling unit, which totals 126 parking spaces. The applicant has also provided 24 indoor bicycle parking spaces for the residents; Village code requires 21 spaces. The number of proposed parking stalls and bicycle parking spaces complies with the code. As a project in the Downtown Parking Zone, the applicant may count on-street parking spaces within 150 feet of the customer entrance and spaces within a municipal lot within 300 feet of the customer entrance toward their parking requirement. There are 36 spaces on-site for commercial use, as well as 73 spaces off-site that can be counted toward parking requirements. The most parking-intensive uses permitted on this site would require 1 space per 100 square feet of commercial space, or 93 parking spaces. This means that even if the developer were to fill the site with the most parking-intensive uses, there still would be adequate parking. However, the applicant has also worked with staff on several measures that will reduce their overall parking need. This includes the following: 1. The applicant has agreed that the square footage for eating and drinking establishments shall be limited to 2,040 square feet. These uses generally have larger parking requirements than retail and office uses. 2. Some of the proposed uses for the first floor would also serve as amenities for the residents and therefore would not require additional parking. These uses include a gym and a shared workspace. The applicant is also providing 10 public bicycle parking spaces between the two buildings along W Village Center Drive. This complies with the requirement of the Village Code. 12 REPORT FOR THE COMMITTEE OF THE WHOLE Page 9 of 11 MARNETTE APARTMENTS 08/24/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP Table 5. Parking Summary Parking Space Use On-Site Off-Site (On-Street and Municipal Lot) TOTAL Indoor Outdoor TOTAL ON-SITE Residential 80 46 126 0 126 Commercial 0 36 36 73 109 TOTAL 80 82 162 73 235 Elevations The applicant has provided the proposed building elevations which meet the Commercial and Office Development design requirements contained in the Zoning Code. Exterior materials are primarily masonry and engineered wood siding. The applicant has, since their last Committee of the Whole presentation, changed the masonry to better conform with the adjacent structures. The brick is now red/brown and the stone is limestone. The proposal includes appropriate architectural relief along facades greater than 100 feet and a prominent cornice along the rooflines. The proposed project does not adhere to the design requirements for multifamily residential uses, therefore that section of the code would be addressed in the PD. Staff supports granting this relief due to the proximity to other commercial structures and the zoning of the property; staff also contends that the applicant has met many of the multi-family residential design requirements. Engineering / Stormwater Management The pond in Settlers’ Park provides stormwater management for this site. The stormwater calculations will be confirmed through the final engineering review; engineering approval is not required during consideration of the zoning entitlements. B. Landscape Plan The applicant has submitted an overall landscape plan for the project. The plan meets the zoning code requirements for parkway trees, tree replacement, interior and rear yard plantings, interior parking lot landscaping, foundation plantings, and parking lot screening. For several of these standards, the applicant is exceeding the required number of plantings. Staff has determined that, because the front and corner side yard setbacks in the B-5 district are 0 feet, the front and corner side yard landscaping requirements do not apply to this property. This is another example of where the zoning code is not addressing developments in the B-5 district. The only landscaping standard that the development does not meet is tree preservation: the zoning code requires new developments to preserve a minimum of 50% of the large trees on a site. This parcel only contains 5 large trees – those that are at the northwest corner of the site, along S Van Dyke Road. The tree survey provided by the applicant has indicated that two of those trees are in “poor” condition, two are “fair”, and one is “good”. The Village’s forestry division reviewed the plans and agreed with the assessment in the tree survey. Keeping the 13 REPORT FOR THE COMMITTEE OF THE WHOLE Page 10 of 11 MARNETTE APARTMENTS 08/24/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP trees would have a significant impact on the project; the trees extend approximately 50 feet into the site. There has been one significant change to the landscape plan since this case was last before the Committee of the Whole. The applicant has shown a row of evergreen trees north of the war memorials, to screen the proposed development from view. These trees would be planted on the Settlers’ Park property, donated to the Village by the applicant. C. Lighting In most cases, the proposed photometric plan conforms to the zoning code, which indicates that no more than 0.5 footcandles can spill onto adjacent properties. The notable exception to this is that the spillage on the northeast side of the property is as high as 1.7 footcandles. Staff has suggested that this be included in the PD; the light fixtures causing this spill over are mounted to the building and are illuminating a door and sidewalk that may be used by employees leaving work at night. Staff contends that the increased safety that these lights provide is valuable, and that, since the spillover is only facing other commercial uses, the impact will be minimal. Because of the elimination of setbacks in this district, this type of spillover is unavoidable while also taking safety into account. FINAL PLAT OF SUBDIVISION Currently, this subject property is one parcel and it would remain one parcel following platting. The plat is dedicating right-of-way: 17 feet along its W Village Center Drive frontage. Currently the property line extends all the way to the edge of the road; this would place the parcel line behind the public sidewalk. The plat would also establish utility easements which will be further evaluated during the final engineering review. PLAN COMMISSION The Plan Commission held a public hearing for this proposal on their May 16, 2023 meeting. Staff did not receive any phone calls or emails from the public prior to the meeting. Eight residents provided comment at the meeting; seven spoke generally in opposition of the project and one spoke in support of the project. The most common concerns from the public included traffic, parking, and the impacts on the park. Plan Commissioners asked questions regarding the phasing of construction; the applicant clarified that the western building would be constructed first along with as much of the parking as they need to allow proper emergency vehicle access and to meet parking requirements. They also asked for clarification on the number of studio units; the applicant agreed they would provide a maximum of 8 studio units. The Plan Commission voted (4-0) to recommend approval of the proposal; they added conditions to the special use motion to clarify that there would be only 8 studio units which could be less than the minimum 800 square feet required by code. ECONOMIC SUMMARY & MARKET DEMAND Below are some of the economic and market conditions associated with the development: • Projected $300,000+ property tax bill. 14 REPORT FOR THE COMMITTEE OF THE WHOLE Page 11 of 11 MARNETTE APARTMENTS 08/24/2023 CASE NUMBER CASE NUMBER 1992-012523.SU.SPR.FP • $16,015 to be paid in school impact fees. (School Site Contribution Fee) • Potential $10,000+ in sales tax from retail storefronts. • Projected $2+ million in local spending from renters at full occupancy (Based off of 2021 Consumer Expenditure data from the U.S. Bureau of Labor Statistics) The Village of Plainfield has seen a recent expansion of its multi-family market with the additions of Sixteen 30, the Seasons at Plainfield, and the Grande Park Legacy apartments over the last 5 years which represented the first major developments of multi-family since the Enclave (then the Springs at 127th) in the mid-2000’s. These four apartment developments represent over $3.5 million in property taxes with $2.3 million to the school districts. Currently, the Village of Plainfield’s rental market represents 9% of the overall housing units. Prior to the recent expansion of the three projects mentioned above, the overall rental market represented only 3% of the total housing units in Plainfield. This lack of diversity can be a detriment to the local and regional economies and studies have shown that communities with strong housing diversity are more resilient against economic downturns similar to the Great Recession (Source). For comparison between other communities, Table 5 below has been provided to understand other market areas from the area and other comparable sized cities with similar demographics. As shown, Plainfield is on the lower end of the spectrum in terms of housing diversity, and with the expansion of Plainfield’s single-family market this number should remain stable with any additions to the market. Table 5. Rental Occupied % Of Total Housing Stock - Community Comparison Rental Unit % Total Pop. Plainfield 9% ~45,000 New Lenox 9% ~28,000 Crystal Lake 9% ~40,000 Oswego 13% ~36,000 Tinley Park 14% ~54,000 Buffalo Grove 20% ~43,000 Glen Ellyn 22% ~29,000 Naperville 25% ~150,000 Wheaton 26% ~53,000 15 Marnette Apartments Marnette Apartments 1 Developer Team Updates A. Studio 21 Architects - Gregg Stahr, Registered Architect 1. General information - The Petitioner is seeking approval of a PUD and requesting minor deviations from zoning, to construct two 3 story mixed-use buildings with commercial lease space and indoor parking on the ground floor and 84 residential units on the 2 floors above. The proposed use conforms with the B-5 (Business District) zoning and is located at the Southeast corner of the intersection of Village Center Drive and S. Van Dyke Road. The site is currently vacant and is 2.75 acres (120,220 sq. ft.). 2. Location - The site is bounded by four distinct features to each side. One block to the North and Northeast is Lockport Street, the central business corridor of downtown Plainfield, commercial properties, the Village Hall, and parking lots. Adjacent to the East is Settler’s Park, a multi-use village park that includes an event-based amphitheater and walking path featuring historical markers. To the South is a walking trail with a war memorial and retention lake. To the West, across Van Dyke Road, is a large vacant farm field that is also zoned B-5 (Business District) and subject to future development. The intention of this project is to be transitional in nature (transitioning from commercial to the north and west to public spaces on the east and south), and to be in balance with the distinctly different surroundings. 3. Architectural updates to the buildings (brick, stone). The project has been modified based on concerns raised at the previous Committee of the Whole meeting that the building looked too modern and not in sync with the general style of the other commercial properties in the area. The brick color has been changed from gray/brown to a red brick with brown/charcoal accents. The stone features of the property have been changed to a limestone from a more random stone look. The brick and stone are stylistically very similar to the commercial properties to the north and the Village Hall. 4. The architectural style is in sync with the Village, both commercial and residential properties. a) The Site Plan - is based on guidance and recommendations of the Village staff as it relates to the B5 zoning district’s conformance by creating a commercial walkable “downtown” street-oriented space with residential above. 16 Marnette Apartments 2 b) The architectural style - is traditional with a mixture of brick, stone and siding to break up facades and mix residential materials and commercial materials in the correct locations. Balconies are mostly recessed, and roof lines have details and overhangs. c) Colors are neutral and fit in with other commercial and residential property in the surrounding area and Plainfield in general. d) The scale of the project fits in with the size of commercial buildings to the north, with the greatest amount of building at the north (commercial) side of the development and the most open space, and landscaping to the South and East facing parks. 5. Minor deviations requested in PUD application. In order to create a harmonious design to fit the unique nature of this property, the petitioner is requesting relief from certain design standards within the zoning ordinance. The relief requested and reasoning behind each request is as follows. a) 8 efficiency units under 800 sf - Residential dwelling units in the B-5 district require a minimum area of 800 sq. ft. per dwelling unit. Of the total 84 units proposed in the buildings, the petitioner is requesting approval of 8 units within the development to be studio/efficiency dwelling units. These proposed units would be 684 sq. ft. per unit, including the private balcony space. The petitioner is looking to create a typical mix of unit types and sizes, including a few that are more affordable. The percentage of units below the 800 sq. ft. threshold is 9.5%, and consistent with the percentage of efficiency/studio units in other developments in Plainfield, and the market in general. b) Commercial glass to ground level - The development standards for the Business Districts require that storefront windows do not extend down lower than 24” above the finished floor and do not exceed 8’ in height. The business uses on the ground floor are set up to be flexible in size to accommodate various businesses. Incorporating store fronts that extend to the ground allows for flexibility in door locations so that lease spaces can be divided up as needed. Taller windows exceeding 8’ will allow for more natural light within the lease spaces. Being that the property is one block off of the main commercial corridor and not within a continuous streetscape of existing buildings, there is no related precedent with which to align. Other developments within the B-5 district appear to also have glass to grade level and storefronts exceeding 8’ in height. c) Siding - in place of brick - Development standards for multi-family residential developments requires that 100% of the street-facing facades consist of face brick or stone and non-street facing facades consist of 75% face brick or stone. In order to create a building aesthetic that fits both the commercial nature to the north and eventual developments to the west, while also wanting to fit in with the residential neighborhood to the south and public space to the east, the exterior building materials are a 17 Marnette Apartments 3 mixture of brick, stone, and siding. The mixture of materials fits the mixed uses and transitional nature of the property (commercial and residential) and relates to the exterior materials of the distinct surrounding buildings and open space. B. Developer and Contractor 1. Developer information. a) Scott & Monika Seger are the sole owners of the property and will be the sole long-term owners of the project. b) Local developer with a long-term interest in creating value and increasing value over time. c) Experienced property managers. Thirty plus years of property management experience. d) The General Contractor will be a 3rd party experienced construction contractor that has extensive experience building multi-family projects. 2. What type of development is this? a) Mixed use to conform with B-5 village zoning and planning requirements of mixed uses of commercial and residential. b) Market rate commercial funding – no subsidized loans or low income housing stipulations. c) Market rate rents. i. High end units and finishes. ii. Amenities (exercise room, bocce ball & pickle ball, shared work spaces). iii. Indoor heated parking & storage. 3. Landscaping updates a) Proposed white pine trees as a landscaped screen between war memorials and property. Based on discussions with the planning department, and feedback from the general public, we are proposing to donate new evergreen trees behind the war memorial in order to shield the view of the buildings and outdoor parking areas from those areas. b) Significant amounts of landscaping - The properties adjacency to public space, including Settler’s Park and the war memorial along the walking trails to the south have been a key point of discussion throughout the design process. The use of landscaping will be an important feature making sure that this development does not encroach on the public’s ability to enjoy these spaces. Landscaping will also be provided on site along the east façade to blend the building with the landscaping and natural surroundings on Settler’s Park. No dwelling units are proposed on the ground floor and windows along the east face on the ground floor are limited so as to give more privacy to the park and the building tenants of the development. 18 Marnette Apartments 4 4. Low impact building orientation a) The commercial sections of the buildings are consistent with commercial space to north and beyond and will create additional pedestrian friendly commercial uses and an extension of the walkable downtown to the west of the river. This is consistent with the expansion plan for the extension of the downtown district. b) The buildings are oriented away from parks and public spaces. Any elevation that is near public space is buffered by landscaping, trees and elevation differences. c) Transitional use of the lot from north to south. The subject property is transitional - you have full commercial property and uses to the north, northeast, west and public space to the east and south. The project orients the buildings in a way that the required commercial space is as far from the public space as it can be and the areas closest to public spaces are mostly open and heavily landscaped, and no units at grade level. 5. Proposed development - reasoning behind the project. a) The developer did not obtain a parcel within Plainfield that was un-zoned or not properly zoned for this type project. The proposed project is consistent with exactly what it is zoned for and is a lower impact use than many potential B-5 uses. Other than minor variations requested in the PUD the project conforms to all; lot standards, building standards, yard standards and parking requirements. b) The property was advertised by the Village on the Village website for the purposes that are proposed. c) The location and project is consistent with good zoning practice transitioning usage from full commercial uses at one end to less impactful uses and then to parks, residential and other lower uses. 19 Marnette Apartments 5 North Elevation - on Village Center Drive - red brick with brown/charcoal accents, limestone accents, off-white and taupe siding, charcoal/black trim, windows and roof details. 20 Marnette Apartments 6 West Elevation - on Van Dyke Road - commercial uses at the north (commercial side of the property) landscaping at the south end of the property. Monument sign at grade. 21 Marnette Apartments 7 West Elevation - on Van Dyke Road - view driving north on Van Dyke road. Landscaping along ground level is more significant - see landscaping plan. 22 Marnette Apartments 8 East Elevation - at Settler’s Park - shows existing park trees and some of the development planting. Please see landscape plan for details. 23 Marnette Apartments 9 South Elevation - at war memorials - view from the walking path at the path’s elevation with white pine trees. 24 Marnette Apartments 10 North Elevation - on Village Center Drive - night view. 25 Marnette Apartments 11 South Elevation - at war memorials - evening view from the walking path at the path’s elevation. 26 Marnette Apartments 12 Landscape Plan - proposed white pines between war memorial and building; landscaping on west, south & east sides of property. 27 Marnette Apartments 13 Engineering Plan 28 Marnette Apartments 14 Font - syncopate Letters 12-14 inches tall. Mounted on landscaping brick wall 30” height and 25’ in length. Black stainless-steel construction illuminated from the ground. Rental Property Identification – Northwest corner of Village Center Drive & Van Dyke. Black or charcoal lettering on red brick (same brick as the building). 29 Marnette Apartments 15 Retail Signage – Metal sign hanging from soffit 30 inches x 30 inches black sign, white font. Lighting from sofit spot lights. 30 LOCKPORT STREET SUBJECT PROPERTY DUPAGE RIVERSOUTH VAN DYKE ROADCOUNTRYMAN DRIVECANADIAN NATIONAL RAILWAYLINCOLN HIGHWAYOTTAWA STREET SOUTH JAMES STREETFORT BEGGS DRIVEWALLIN DRIVEWES T M AI N S T R E E T NORTH JAMES STREETWOOD FARM ROADCONSULTANTS: DESCRIPTION INDEX OF SHEETS SHEET NO. LOCATION MAP SCALE: 1"= 400' LANDSCAPE ARCHITECT: GARY R. WEBER ASSOCIATES, INC 402 W. LIBERTY DRIVE WHEATON, ILLINOIS 60187 Preliminary Landscape Plan VILLAGE CENTER APARTMENTS Plainfield, Illinois July 07, 2023 DESCRIPTION INDEX OF SHEETS SHEET NO. 0 COVER SHEET 1 LANDSCAPE PLAN 2 TREE PRESERVATION PLAN & DETAILS CIVIL ENGINEER: CEMCON, LTD. 2280 WHITE OAK CIRCLE, SUITE 100 AURORA, ILLINOIS 60502 31 VAN DYKE ROAD VILLAG E C E N T E R D R I V E SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:402 W. LIBERTY DRIVE WHEATON, ILLINOIS 60187 PHONE: 630-668-7197 www.grwainc.com GARY R. WEBER ASSOCIATES, INC. LAND PLANNING ECOLOGICAL CONSULTING LANDSCAPE ARCHITECTURE LANDSCAPE PLAN1 1 2 3 04.11.2023 05.08.2023 07.07.2023 Know what'sbelow. before you dig.Call R VILLAGE CENTER APARTMENTSVILLAGE CENTER DRIVEPLAINFIELD, IL 01.17.2023 FOR2201 DHS RO OF 2 CLIENT ENGINEER FORTH GROUP 22 EAST CULLERTON STREET, STE. 1 CHICAGO, IL 60616 CEMCON, LTD. 2280 WHITE OAK CIRCLE, STE. 100 AURORA, IL 60502 0 10'20'40'60' SCALE: 1"=20'NORTH S. VAN DYKE ROAD PARKWAY: ±236 L.F. W. VILLAGE CENTER DRIVE PARKWAY: ±468 L.F. TREE REPLACEMENTCORNER SIDE YARD: ±225 L.F. (1 TREE AND 10 SHRUBS PER 30 L.F.) FRONT SIDE YARD: ±468 L.F. (1 TREE AND 10 SHRUBS PER 30 L.F.) REAR SIDE YARD: ±361 L.F; 1,805 S.F. (30 PLANT UNITS PER 1,000 S.F.) INTERIOR SIDE YARD: ±250 L.F; 1,250 S.F. (30 PLANT UNITS PER 1,000 S.F.) INTERIOR PARKING LOT: 83 PARKING SPACES (1 TREE PER 12 PARKING SPACES) BUILDING 1 FOUNDATION: ±2,130 S.F. (30 PLANT UNITS PER 1,000 S.F.) BUILDING 2 FOUNDATION: ±2,574 S.F. (30 PLANT UNITS PER 1,000 S.F.) REPRESENTATIVE PLANT LIST 32 VAN DYKE ROAD 1 2 3 4 5 6 7 8 9 10 11 12 13 14 15 16 17 18 19 20 21 22 23 2425 26 27 28 29 201 202 203 204 205 VILLAG E C E N T E R D R I V E SHEET NO. REVISIONS DRAWN CHECKED DATE PROJECT NO.PLOT CONFIG:XREFS:402 W. LIBERTY DRIVE WHEATON, ILLINOIS 60187 PHONE: 630-668-7197 www.grwainc.com GARY R. WEBER ASSOCIATES, INC. LAND PLANNING ECOLOGICAL CONSULTING LANDSCAPE ARCHITECTURE TREE PRESERVATION PLAN & LANDSCAPE DETAILSDHS 2 1 2 3 04.11.2023 05.08.2023 07.07.2023 Know what'sbelow. before you dig.Call R VILLAGE CENTER APARTMENTSVILLAGE CENTER DRIVEPLAINFIELD, IL 01.17.2023 FOR2201 DHS RO OF 2 CLIENT ENGINEER FORTH GROUP 22 EAST CULLERTON STREET, STE. 1 CHICAGO, IL 60616 CEMCON, LTD. 2280 WHITE OAK CIRCLE, STE. 100 AURORA, IL 60502 TREE PRESERVATION NOTES LEGEND TREE TO BE PRESERVED123 TREE TO BE REMOVED 123 0 15'30'60'90' SCALE: 1"=30'NORTH PLANTING DETAILS DECIDUOUS TREES NOT TO SCALE EVERGREEN TREES NOT TO SCALE PERENNIALS AND GROUNDCOVERS NOT TO SCALE NOT TO SCALE DECIDUOUS AND EVERGREEN SHRUBS TREE PRESERVATION DETAIL (NOT TO SCALE) SEE NOTES DECORATIVE FENCE DETAIL (NOT TO SCALE) GENERAL LANDSCAPE NOTES 33 # Date CommentsChecked By:Scale:RevisionsPage 1 of 1Date:4/12/20235012 FAIRVIEW AVEEXTERIORDrawn By: BOSMLuminaire ScheduleSymbolCalculation SummaryLabelCalcTypeAvgMaxMinTagMax/MinBuilding FrontIlluminance2.998.00.240.00QtyDescriptionBuilding Front_1Illuminance2.988.10.420.25OVERALL SITEIlluminance1.128.20.0N.A.PERIMETERIlluminance0.171.7F431WS-W9201-WTF51MRS-LED-12L-SIL-FT-40-70CRI-ILF726ES05900-210122-001F22MRS-LED-06L-SIL-3-40-70CRIF34MRS-LED-06L-SIL-5W-40-70CRIF61MRS-LED-06L-SIL-2-40-70CRI-IL0.0N.A.PARKINGIlluminance1.164.50.222.50VILLAGE CENTER DRIVEV A N D Y K E R O A D 1 7 .0 0 'F4MH: 10F4MH: 10F4MH: 8F4MH: 8F4MH: 10F4MH: 10MH: 10F4F4MH: 10MH: 10F4MH: 10F4MH: 10F4F4MH: 10F4MH: 8MH: 8F4MH: 20F6F2MH: 20F2MH: 20F5MH: 20MH: 20F3F3MH: 20MH: 20F3F3MH: 20MH: 9F7MH: 9F7MH: 9F7F7MH: 9MH: 9F7F7MH: 9MH: 9F7MH: 9F7MH: 9F7MH: 9F7F7MH: 9F7MH: 9MH: 9F7MH: 9F7MH: 9F7F4MH: 8MH: 9F7MH: 9F7MH: 9F7MH: 9F7F7MH: 9MH: 9F7MH: 9F7MH: 9F7MH: 9F7MH: 9F7F4MH: 10F7MH: 9F4MH: 10MH: 10F4F4MH: 10MH: 10F4F4MH: 10F4MH: 10F4MH: 10F4MH: 10MH: 10F4F4MH: 10F4MH: 10F4MH: 10F4MH: 10F4MH: 10F4MH: 100.00.10.2 0.20.20.4 0.40.30.2 0.10.10.1 0.10.1 0.10.10.1 0.10.20.2 0.30.40.4 0.30.3 0.40.40.3 0.20.10.1 0.10.10.1 0.20.30.1 0.00.00.00.30.40.40.30.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.00.10.81.61.01.61.01.70.30.00.10.10.10.10.20.30.20.10.10.10.10.10.10.10.10.00.10.10.20.40.40.50.40.30.20.50.40.30.10.00.10.00.00.00.00.00.00.00.10.10.10.00.00.00.00.00.00.00.00.10.10.10.10.10.10.00.00.00.00.00.00.00.00.00.00.00.00.10.20.20.20.14.14.13.01.52.64.32.41.33.27.48.08.05.52.12.54.32.61.22.14.22.81.21.83.93.11.10.82.24.22.50.70.20.41.43.73.62.13.34.02.02.2 4.0 3.1 1.3 1.9 4.0 3.0 1.0 0.4 0.7 2.4 4.1 2.2 0.8 1.13.2 3.9 1.8 1.4 3.2 3.9 1.7 1.1 2.6 4.3 2.5 2.0 5.5 8.1 8.0 7.3 3.1 1.1 1.7 3.9 3.5 2.2 3.6 3.8 3.70.2 0.4 0.5 0.4 0.6 1.0 0.9 0.4 0.2 0.2 0.2 0.2 0.2 0.2 0.2 0.3 0.30.4 0.6 0.9 1.4 2.2 2.8 2.6 2.7 2.6 1.7 1.0 0.6 0.4 0.4 0.7 1.7 2.22.0 2.4 2.1 1.1 0.40.4 0.6 0.8 0.9 1.3 1.4 1.1 0.5 0.3 0.3 0.4 0.4 0.4 0.4 0.4 0.4 0.50.6 0.8 1.1 1.4 1.8 2.2 2.5 2.3 2.0 1.4 1.0 0.7 0.6 0.6 1.2 2.8 3.83.5 3.8 3.6 1.8 0.60.3 0.6 1.0 1.2 1.5 1.7 1.1 1.5 0.7 0.6 0.5 0.6 0.6 0.6 0.6 0.6 0.60.6 0.7 0.8 1.0 1.0 1.0 1.1 1.2 1.2 1.0 0.9 0.7 0.7 0.6 0.7 1.2 2.63.3 3.3 3.3 3.1 1.8 0.70.2 0.4 0.8 1.4 2.1 2.4 2.1 1.7 1.0 0.9 0.7 0.6 0.6 0.8 0.9 0.9 0.90.9 0.8 0.8 0.9 0.8 0.8 1.0 1.0 1.0 1.0 0.9 0.7 0.6 0.6 0.7 0.9 1.41.6 1.6 1.6 1.5 1.1 0.50.1 0.0 4.5 3.0 1.9 1.3 1.0 0.8 0.7 0.7 1.1 1.5 1.6 1.6 1.5 1.0 0.80.8 0.8 1.0 1.4 1.7 1.6 1.7 1.2 0.8 0.6 0.6 1.3 0.00.0 0.0 1.0 1.0 0.9 0.8 0.9 1.2 2.1 2.4 2.5 1.9 1.1 0.9 0.8 0.8 1.01.6 2.4 2.4 2.3 1.4 0.8 0.6 0.5 1.1 0.00.0 0.0 1.0 0.9 0.9 1.0 1.4 2.1 2.5 2.5 1.9 1.1 0.9 0.9 0.9 1.0 1.52.4 2.5 2.3 1.3 0.8 0.6 0.5 0.5 0.00.0 0.0 3.6 1.1 0.9 1.0 1.2 1.6 2.3 2.6 2.5 2.1 1.3 1.0 1.0 0.9 1.11.6 2.3 2.3 2.2 1.4 0.9 0.6 0.6 1.4 0.00.0 0.0 0.9 0.7 0.9 1.1 1.3 1.5 1.8 1.8 1.8 1.7 1.4 1.2 1.2 1.1 1.21.4 1.6 1.5 1.6 1.3 1.0 0.8 0.7 1.2 0.00.0 0.0 1.0 0.6 0.8 1.2 1.5 1.6 1.5 1.4 1.4 1.3 1.3 1.3 1.5 1.4 1.21.2 1.2 1.2 1.2 1.2 1.1 1.0 0.8 0.8 0.00.0 0.0 2.1 0.9 0.7 0.9 1.3 1.8 2.0 1.7 1.5 1.4 1.2 1.2 1.4 1.5 1.41.2 1.1 1.1 1.1 1.1 1.1 1.1 1.0 0.9 1.8 0.00.0 0.0 0.7 0.6 0.6 0.9 1.3 2.1 2.8 2.5 2.1 1.5 1.2 1.0 1.1 1.2 1.21.2 1.3 1.3 1.3 1.3 1.2 1.0 0.9 0.8 0.9 0.00.0 0.0 1.5 0.6 0.6 0.9 1.4 2.2 2.6 2.6 2.2 1.3 0.9 0.8 0.8 0.9 0.91.1 1.5 1.9 1.8 1.8 1.4 0.9 0.7 0.6 1.0 0.00.0 0.0 0.9 0.7 0.6 0.6 0.9 1.4 2.2 2.4 2.5 1.6 1.0 0.7 0.6 0.6 0.60.7 1.0 1.6 2.5 2.4 2.4 1.4 0.8 0.6 0.6 1.5 0.00.0 0.0 1.3 0.6 0.6 0.6 0.8 1.1 1.4 1.6 1.9 1.3 0.8 0.6 0.5 0.4 0.50.6 0.9 1.5 2.4 2.5 2.3 1.3 0.8 0.5 0.5 0.6 0.00.1 0.1 1.6 0.6 0.6 0.6 0.6 0.7 0.8 1.0 1.1 1.0 0.7 0.5 0.4 0.4 0.50.6 0.9 1.5 2.2 2.2 2.1 1.4 0.8 0.5 0.5 1.3 0.00.5 2.3 3.1 1.4 0.7 0.8 0.6 0.6 0.6 0.6 0.6 0.7 0.7 0.6 0.5 0.4 0.30.4 0.6 0.8 1.1 1.3 1.3 1.3 1.1 0.8 0.6 0.5 1.2 0.00.1 1.3 7.8 1.5 3.1 0.8 0.9 0.8 0.6 0.6 0.6 0.6 0.6 0.4 0.3 0.3 0.50.6 0.7 0.8 0.8 0.8 0.8 0.7 0.6 0.6 0.5 0.7 0.00.2 1.0 3.1 1.7 0.8 1.1 0.6 0.6 0.5 0.4 0.3 0.4 0.5 0.6 0.6 0.6 0.50.5 0.6 0.6 0.6 0.6 0.6 1.6 0.00.3 3.5 3.5 0.8 1.2 1.0 0.5 0.4 0.5 0.7 0.6 0.6 0.7 0.6 0.6 0.7 0.60.6 0.6 0.6 1.0 0.00.1 0.6 1.3 1.8 0.8 0.7 0.8 1.9 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