Economic Development Packet 2016 06-07-16
AGENDA
ECONOMIC DEVELOPMENT COMMITTEE MEETING
Tuesday, June 7, 2016
6:00 p.m.
City Hall Conference Room
800 Game Farm Road, Yorkville, IL
Citizen Comments:
Minutes for Correction/Approval: April 5, 2016
New Business:
1. EDC 2016-27 Building Permit Report for March and April 2016
2. EDC 2016-28 Building Inspection Report for March and April 2016
3. EDC 2016-29 Property Maintenance Report for March and April 2016
4. EDC 2016-30 Mold
5. EDC 2016-31 Economic Development Update
6. EDC 2016-32 Foreclosure Update
7. PC 2016-12 210 Beaver Street – Proposed Special Use for a Commercial School
8. EDC 2016-33 Proposal to Combine Plan Commission and Zoning Board of Appeals
9. EDC 2016-34 New Tenant Occupancy Letters
10. EDC 2016-35 Commercial and Industrial Incentives
Old Business:
Additional Business:
2016/2017 City Council Goals – Economic Development Committee
Goal Priority Staff
“Downtown Planning” 1 Bart Olson & Krysti Barksdale-Noble
“Southside Development” 2 Bart Olson & Krysti Barksdale-Noble
“Capital Improvement Plan” 4 Bart Olson & Krysti Barksdale-Noble
“Manufacturing and Industrial Development” 5 Krysti Barksdale-Noble
“Revenue Growth” 8 Krysti Barksdale-Noble
“Filling Storefronts” 15 Krysti Barksdale-Noble
“BUILD Program to General Fund” 17 Bart Olson & Krysti Barksdale-Noble
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
www.yorkville.il.us
UNITED CITY OF YORKVILLE
WORKSHEET
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, June 7, 2016
6:00 PM
CITY HALL CONFERENCE ROOM
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CITIZEN COMMENTS:
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MINUTES FOR CORRECTION/APPROVAL:
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1. April 5, 2016
□ Approved ________
□ As presented
□ With corrections
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NEW BUSINESS:
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1. EDC 2016-27 Building Permit Report for March and April 2016
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
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2. EDC 2016-28 Building Inspection Report for March and April 2016
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
3. EDC 2016-29 Property Maintenance Report for March and April 2016
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes _____________________________________________________ ______________________
_________________________________________________________________________________
_________________________________________________________________________________
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4. EDC 2016-30 Mold
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes _____________________________________________________ ______________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
5. EDC 2016-31 Economic Development Update
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
6. EDC 2016-32 Foreclosure Update
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes _____________________________________________________ ______________________
_________________________________________________________________________________
_________________________________________________________________________________
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7. PC 2016-12 210 Beaver Street – Proposed Special Use for a Commercial School
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
8. EDC 2016-33 Proposal to Combine Plan Commission and Zoning Board of Appeals
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
9. EDC 2016-34 New Tenant Occupancy Letters
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes ___________________________________________________________________________
_________________________________________________________________________________
_________________________________________________________________________________
---------------------------------------------------------------------------------------------------------------------------------------
10. EDC 2016-35 Incentive Policy
□ Moved forward to CC __________ consent agenda? Y N
□ Approved by Committee __________
□ Bring back to Committee __________
□ Informational Item
□ Notes _____________________________________________________ ______________________
_________________________________________________________________________________
_________________________________________________________________________________
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OLD BUSINESS:
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ADDITIONAL BUSINESS:
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Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
Minutes
Tracking Number
Minutes of the Economic Development Committee – April 5, 2016
EDC – June 7, 2016
Majority
Committee Approval
Minute Taker
Name Department
Page 1 of 3
DRAFT
UNITED CITY OF YORKVILLE
ECONOMIC DEVELOPMENT COMMITTEE
Tuesday, April 5, 2016 6:00pm
Yorkville City Hall, Conference Room
800 Game Farm Road
In Attendance:
Committee Members:
Chairman Ken Koch
Alderman Diane Teeling
Alderman Chris Funkhouser
Absent: Alderman Carlo Colosimo
Other City Officials:
City Administrator Bart Olson
Code Official Pete Ratos
Other Guests:
Mr. Terry Richards Lynn Dubajic, City Consultant
Adam Richards JoAnne Bowers, Pulte
Kelly Helland, Attorney Peter Tremulis, Pulte
Ms. Tairi Grace, Grace Holistic Center for Education
The meeting was called to order by Chairman Ken Koch at 6:01pm.
Citizen Comments: None
Previous Meeting Minutes: March 1, 2016
The minutes were approved as read on a unanimous voice vote.
New Business:
1. EDC 2016-16 Building Permit Report for February 2016
Mr. Ratos reported 8 B.U.I.L.D. permits, 7 commercial and 17 miscellaneous. No further action.
2. EDC 2016-17 Building Inspection Report for February 2016
There were 103 inspections and the numbers are trending upwards. No further action.
3. EDC 2016-18 Property Maintenance Report for February 2016
There was one case in February for an illegal sign at the new liquor store on Rt. 47 and the entire sign
was removed.
Page 2 of 3
4. EDC 2016-19 Economic Development Report for March 2016
Ms. Dubajic presented the economic development highlights as follows:
1. Work is proceeding for the new restaurant replacing former Barley Fork, will open late April
2. Some interest in the downtown area for “other uses”
3. The Stagecoach Crossing structure will be completed and offices to move in.
4. West Suburban Bank building near Stagecoach Crossing has been purchased
5. Continuing to work on Kendall Marketplace
6. Preparing for ICSC conference in May--Lynn, Mr. Olson and Mayor Golinski will attend
7. Sherwin Williams will have groundbreaking at Rt. 34 & 47 soon
8. Continue to work on industrial development
9. Working with a grocer for south side
10. Working on Push for the Path and promoted on recent radio station. Currently there are
commitments for $11,250 in sponsorships.
11. Attended KEDAG (Kendall Economic Development Alliance Group) meeting. CMAP
provided recommendations for KEDAG. Ms. Dubajic will provide most recent info for
committee.
12. Job Fair at Waubonsee College will be changing to mini job fairs and will emphasize
manufacturing on June 10, healthcare on June 17 and IT on June 24, all from 9am to 1pm.
13. Brief discussion of possible project in Bristol Bay area
14. Ms. Dubajic's website links to City website
5. PC 2016-06 Commercial Trade School – Text Amendment
Mr. Olson said this is the first step to amend the zoning code for the Grace Holistic Center for
Education special use request. They wish to establish a school in a building in the M1 district. It was
determined the zoning code wasn't as modernized as much as needed. He briefly discussed the
language in the amendment and the Special Use. Mr. Funkhouser questioned the intensity of the use of
M2 and was not comfortable with a Special Use in M1. This item moves to Plan Commission on April
20 to consider the Special Use and zoning.
6. PC 2016-07 Lot 19 Commercial Drive – Proposed Special Use for a Self Storage Facility
This project was previously approved and the developer later decided to add another building and re-
orient the development. The lot coverage has decreased by 1%. The revision has been reviewed by
engineering and it was decided that an east/west orientation was best and will aid in drainage. A
building on the west will block car lights. The Fire Department has also reviewed and the neighbor to
the north is OK with the change. The committee was OK with this revision and it will move to Plan
Commission and then to City Council.
7. PC 2016-08 319 E. Van Emmon Road – Proposed Special Use for a Commercial School
Parking spaces were discussed in relationship to the nearby truck docks and it was thought it would not
be an issue. It was noted that part of the building is used as a storage facility and Mr. Funkhouser said
it might be an incompatible use. He also suggested the use of the M1 designation might not be
compatible with the Comp Plan. Alderman Koch also had concern for students crossing Van Emmon to
use the park. Special signage might be needed for any special ed students being dropped off by
parents.
Page 3 of 3
8. EDC 2016-20 Autumn Creek – Proposed Amended Annexation Agreement for Fee/Ordinance
Lock
Mr. Olson said this agreement reaffirms a previous agreement. Pulte would now like some of the fee
locks, building codes and appearance codes to be extended 5 years as they build out the remaining lots
in the development. This would also apply to 3 townhome buildings which would be built like the
current ones. The fee locks were put in place in 2005-2006.
Mr. Tremulis also commented on the request. Five years ago he said townhomes sold for $130,000 to
$150,000 with resales now from $94,000 to $150,000. Due to lack of townhome appreciation, they
will not be building townhomes soon. He said prices on single family homes have not improved much
either and he said they are only seeing a 3.9% profit. Alderman Funkhouser suggested a shorter term
of 3-4 years and a slight increase in fees while Ms. Bowers noted there was a recent increase in the
fees. Pre-payment of fees was also suggested. Committee members Koch and Teeling said they were
OK with keeping the 5-year agreement. Ms. Teeling added that Pulte has remained in the City
throughout the recession and she wants them to stay. Ms. Bowers said they would like a 5-year term so
the builder can sell some townhomes FHA.
Old Business: None
Additional Business: None
There was no further business and the meeting was adjourned at 6:49pm.
Minutes respectfully submitted by
Marlys Young
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #1
Tracking Number
EDC 2016-27
Building Permit Report for March and April 2016
EDC – June 7, 2016
N/A
N/A
N/A
Informational
None
All permits issued in March and April 2016
D. Weinert Community Development
Name Department
Prepared by D Weinert
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Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #2
Tracking Number
EDC 2016-28
Building Inspection Report for March and April 2016
EDC – June 7, 2016
N/A
N/A
N/A
Informational
None
All inspections scheduled in March and April 2016
D. Weinert Community Development
Name Department
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S
S
C
H
E
D
U
L
E
D
F
R
O
M
0
3
/
0
1
/
2
0
1
6
T
O
0
3
/
3
1
/
2
0
1
6
IN
S
P
E
C
T
O
R
S
C
H
E
D
.
C
O
M
P
.
T
I
M
E
T
Y
P
E
O
F
I
N
S
P
E
C
T
I
O
N
P
E
R
M
I
T
A
D
D
R
E
S
S
L
O
T
D
A
T
E
D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
PR
_
_
_
_
_
0
1
7
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
0
2
2
7
1
2
G
R
E
E
N
F
I
E
L
D
T
U
R
N
1
0
0
0
3
/
3
0
/
2
016
PR
_
_
_
_
_
0
1
8
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
0
3
/
3
0
/
2
016
TK
_
_
_
_
_
0
1
9
-
E
F
L
E
N
G
I
N
E
E
R
I
N
G
-
F
I
N
A
L
I
N
S
P
E
0
3
/
3
0
/
2
016
C
o
m
m
e
n
t
s
1
:
N
O
P
A
R
K
W
A
Y
T
R
E
E
O
K
T
O
T
E
M
P
DB
H
_
_
_
_
_
0
1
3
-
R
E
I
R
E
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
0
3
0
1
4
4
4
V
I
O
L
E
T
C
T
3
6
9
0
3
/
2
4
/
2
016
C
o
m
m
e
n
t
s
1
:
P
A
R
K
W
A
Y
T
R
E
E
BC
_
_
_
_
_
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
5
0
0
5
8
7
0
1
K
E
N
T
S
H
I
R
E
D
R
1
3
3
0
3
/
2
1
/
2
016
BC
_
_
_
_
_
0
0
2
-
B
K
F
B
A
C
K
F
I
L
L
0
3
/
2
8
/
2
016
BC
_
_
_
_
_
0
1
7
-
E
P
W
E
N
G
I
N
E
E
R
I
N
G
-
P
U
B
L
I
C
W
A
L
K
2
0
1
5
0
0
6
5
1
9
7
1
M
E
A
D
O
W
L
A
R
K
L
N
1
2
2
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
2
0
3
4
1
0
E
L
M
S
T
0
3
/
0
2
/
2
016
C
o
m
m
e
n
t
s
1
:
R
O
O
F
PR
_
_
_
_
_
0
0
2
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
2
6
9
4
6
8
E
B
A
R
B
E
R
R
Y
C
I
R
0
3
/
0
2
/
2
016
PR
_
_
_
_
_
A
M
0
0
6
-
I
N
S
I
N
S
U
L
A
T
I
O
N
2
0
1
5
0
2
9
0
1
0
1
W
W
A
S
H
I
N
G
T
O
N
S
T
0
3
/
0
9
/
2
016
PR
_
_
_
_
_
0
0
2
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
3
7
5
3
1
2
E
O
R
A
N
G
E
S
T
0
3
/
0
2
/
2
016
PR
_
_
_
_
_
0
1
3
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
4
2
9
6
3
3
B
I
R
C
H
W
O
O
D
D
R
1
4
1
0
3
/
0
1
/
2
0
1
6
PR
_
_
_
_
_
0
1
4
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
0
3
/
0
1
/
2
0
1
6
TK
_
_
_
_
_
0
1
5
-
E
F
L
E
N
G
I
N
E
E
R
I
N
G
-
F
I
N
A
L
I
N
S
P
E
0
3
/
0
1
/
2
016
C
o
m
m
e
n
t
s
1
:
B
B
O
X
K
E
Y
A
B
L
E
O
K
T
O
T
E
M
P
PR
_
_
_
_
_
0
0
6
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
2
0
1
5
0
4
5
8
2
2
1
1
K
I
N
G
S
M
I
L
L
S
T
1
6
8
0
3
/
1
4
/
2
016
PR
_
_
_
_
_
0
0
7
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
0
3
/
1
4
/
2
016
PR
_
_
_
_
_
0
0
8
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
0
3
/
1
4
/
2
016
PR
_
_
_
_
_
0
0
9
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
0
3
/
1
4
/
2
016
C
o
m
m
e
n
t
s
1
:
F
A
I
L
E
D
PR
_
_
_
_
_
0
1
0
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
0
3
/
1
8
/
2
016
PR
_
_
_
_
_
0
1
1
-
I
N
S
I
N
S
U
L
A
T
I
O
N
0
3
/
1
8
/
2
016
PR
_
_
_
_
_
0
1
3
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
4
8
6
1
4
5
3
R
U
B
Y
D
R
3
5
3
0
3
/
0
7
/
2
0
1
6
PR
_
_
_
_
_
0
1
4
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
0
3
/
0
7
/
2
0
1
6
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
2
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
2
TI
M
E
:
1
6
:
0
6
:
0
8
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
I
O
N
R
E
P
O
R
T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
O
N
S
S
C
H
E
D
U
L
E
D
F
R
O
M
0
3
/
0
1
/
2
0
1
6
T
O
0
3
/
3
1
/
2
0
1
6
IN
S
P
E
C
T
O
R
S
C
H
E
D
.
C
O
M
P
.
T
I
M
E
T
Y
P
E
O
F
I
N
S
P
E
C
T
I
O
N
P
E
R
M
I
T
A
D
D
R
E
S
S
L
O
T
D
A
T
E
D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
TK
_
_
_
_
_
0
1
5
-
E
F
L
E
N
G
I
N
E
E
R
I
N
G
-
F
I
N
A
L
I
N
S
P
E
0
3
/
0
7
/
2
0
1
6
PR
_
_
_
_
_
0
1
0
-
B
S
M
B
A
S
E
M
E
N
T
F
L
O
O
R
2
0
1
5
0
5
0
0
8
4
2
O
M
A
H
A
D
R
3
3
0
3
/
0
1
/
2
016
PR
_
_
_
_
_
0
1
1
-
S
T
P
S
T
O
O
P
0
3
/
0
1
/
2
016
PR
_
_
_
_
_
0
0
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
5
1
2
2
0
7
W
M
A
I
N
S
T
0
3
/
0
2
/
2
016
PR
_
_
_
_
_
0
0
4
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
2
0
1
5
0
5
2
8
8
6
8
G
R
E
E
N
F
I
E
L
D
T
U
R
N
1
2
8
0
3
/
1
0
/
2
016
PR
_
_
_
_
_
0
0
5
-
B
S
M
B
A
S
E
M
E
N
T
F
L
O
O
R
0
3
/
1
4
/
2
016
PR
_
_
_
_
_
0
0
6
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
0
3
/
1
4
/
2
016
PR
_
_
_
_
_
0
0
7
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
0
3
/
1
4
/
2
016
PR
_
_
_
_
_
0
0
8
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
0
3
/
1
4
/
2
016
PR
_
_
_
_
_
0
0
9
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
0
3
/
1
4
/
2
016
BC
_
_
_
_
_
0
1
0
-
I
N
S
I
N
S
U
L
A
T
I
O
N
0
3
/
1
6
/
2
016
BH
_
_
_
_
_
P
M
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
5
0
5
4
9
2
7
6
1
L
I
L
A
C
C
T
3
2
8
0
3
/
0
2
/
2
016
PR
_
_
_
_
_
0
0
2
-
F
O
U
F
O
U
N
D
A
T
I
O
N
0
3
/
0
7
/
2
016
PR
_
_
_
_
_
0
0
3
-
B
K
F
B
A
C
K
F
I
L
L
0
3
/
1
0
/
2
016
PR
_
_
_
_
_
P
M
0
0
4
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
0
3
/
1
1
/
2
016
PR
_
_
_
_
_
0
0
5
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
0
3
/
1
8
/
2
016
PR
_
_
_
_
_
0
1
4
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
5
5
2
2
7
5
2
L
I
L
A
C
C
T
3
3
0
0
3
/
1
8
/
2
016
TK
_
_
_
_
_
0
1
5
-
E
F
L
E
N
G
I
N
E
E
R
I
N
G
-
F
I
N
A
L
I
N
S
P
E
0
3
/
1
8
/
2
016
C
o
m
m
e
n
t
s
1
:
B
B
O
X
O
K
T
O
T
E
M
P
PR
_
_
_
_
_
0
0
6
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
5
6
3
9
3
4
N
B
R
I
D
G
E
S
T
0
3
/
1
8
/
2
016
PR
_
_
_
_
_
0
0
7
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
0
3
/
1
8
/
2
016
PR
_
_
_
_
_
0
0
8
-
R
E
I
R
E
I
N
S
P
E
C
T
I
O
N
0
3
/
2
2
/
2
016
C
o
m
m
e
n
t
s
1
:
R
E
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
S
PR
_
_
_
_
_
0
0
9
-
R
E
I
R
E
I
N
S
P
E
C
T
I
O
N
0
3
/
2
8
/
2
016
C
o
m
m
e
n
t
s
1
:
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
AS
_
_
_
_
_
0
1
0
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
0
3
/
2
9
/
2
016
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
3
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
3
TI
M
E
:
1
6
:
0
6
:
0
8
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
I
O
N
R
E
P
O
R
T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
O
N
S
S
C
H
E
D
U
L
E
D
F
R
O
M
0
3
/
0
1
/
2
0
1
6
T
O
0
3
/
3
1
/
2
0
1
6
IN
S
P
E
C
T
O
R
S
C
H
E
D
.
C
O
M
P
.
T
I
M
E
T
Y
P
E
O
F
I
N
S
P
E
C
T
I
O
N
P
E
R
M
I
T
A
D
D
R
E
S
S
L
O
T
D
A
T
E
D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
BK
F
_
_
_
_
_
0
1
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
0
3
/
2
9
/
2
016
PR
_
_
_
_
_
0
1
3
-
E
P
W
E
N
G
I
N
E
E
R
I
N
G
-
P
U
B
L
I
C
W
A
L
K
2
0
1
5
0
5
6
4
1
9
7
5
M
E
A
D
O
W
L
A
R
K
L
N
1
2
0
0
3
/
1
8
/
2
016
PR
_
_
_
_
_
0
1
4
-
S
T
P
S
T
O
O
P
0
3
/
1
8
/
2
016
PR
_
_
_
_
_
A
M
0
0
1
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
2
0
1
5
0
6
0
7
1
9
9
1
M
E
A
D
O
W
L
A
R
K
C
T
1
1
3
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
A
M
0
0
2
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
3
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
4
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
0
3
/
1
6
/
2
016
BC
_
_
_
_
_
A
M
0
0
5
-
I
N
S
I
N
S
U
L
A
T
I
O
N
0
3
/
1
8
/
2
016
PR
_
_
_
_
_
0
1
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
6
2
1
1
9
8
5
M
A
R
K
E
T
V
I
E
W
D
R
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
1
2
-
G
A
R
G
A
R
A
G
E
F
L
O
O
R
2
0
1
5
0
6
2
2
8
0
2
C
A
U
L
F
I
E
L
D
P
T
1
1
2
0
3
/
0
7
/
2
016
PR
_
_
_
_
_
0
1
3
-
S
T
P
S
T
O
O
P
0
3
/
0
7
/
2
016
BC
_
_
_
_
_
0
1
3
-
E
P
W
E
N
G
I
N
E
E
R
I
N
G
-
P
U
B
L
I
C
W
A
L
K
2
0
1
5
0
6
2
5
8
9
1
P
U
R
C
E
L
L
S
T
6
8
0
3
/
1
5
/
2
016
PR
_
_
_
_
_
0
1
4
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
0
3
/
2
9
/
2
016
PR
_
_
_
_
_
0
1
5
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
0
3
/
2
9
/
2
016
TK
_
_
_
_
_
0
1
6
-
E
F
L
E
N
G
I
N
E
E
R
I
N
G
-
F
I
N
A
L
I
N
S
P
E
0
3
/
3
0
/
2
016
C
o
m
m
e
n
t
s
1
:
B
B
O
X
K
E
Y
A
B
L
E
O
K
T
O
T
E
M
P
PR
_
_
_
_
_
A
M
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
5
0
6
3
4
2
6
0
1
L
I
L
A
C
W
A
Y
3
0
9
0
3
/
1
4
/
2
016
PR
_
_
_
_
_
0
0
2
-
F
O
U
F
O
U
N
D
A
T
I
O
N
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
3
-
B
K
F
B
A
C
K
F
I
L
L
0
3
/
2
1
/
2
016
PR
_
_
_
_
_
0
0
4
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
0
3
/
2
2
/
2
016
PR
_
_
_
_
_
0
0
5
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
0
3
/
2
9
/
2
016
PR
_
_
_
_
_
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
5
0
6
3
5
1
4
6
2
R
U
B
Y
D
R
3
5
5
0
3
/
0
1
/
2
016
PR
_
_
_
_
_
0
0
2
-
F
O
U
F
O
U
N
D
A
T
I
O
N
0
3
/
0
4
/
2
016
PR
_
_
_
_
_
P
M
0
0
3
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
0
3
/
0
9
/
2
016
PR
_
_
_
_
_
0
0
4
-
B
K
F
B
A
C
K
F
I
L
L
0
3
/
1
0
/
2
016
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
4
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
4
TI
M
E
:
1
6
:
0
6
:
0
8
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
I
O
N
R
E
P
O
R
T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
O
N
S
S
C
H
E
D
U
L
E
D
F
R
O
M
0
3
/
0
1
/
2
0
1
6
T
O
0
3
/
3
1
/
2
0
1
6
IN
S
P
E
C
T
O
R
S
C
H
E
D
.
C
O
M
P
.
T
I
M
E
T
Y
P
E
O
F
I
N
S
P
E
C
T
I
O
N
P
E
R
M
I
T
A
D
D
R
E
S
S
L
O
T
D
A
T
E
D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
PR
_
_
_
_
_
0
0
5
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
0
3
/
1
5
/
2
016
PR
_
_
_
_
_
0
0
6
-
B
S
M
B
A
S
E
M
E
N
T
F
L
O
O
R
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
7
-
G
A
R
G
A
R
A
G
E
F
L
O
O
R
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
8
-
S
T
P
S
T
O
O
P
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
P
M
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
5
0
6
5
1
2
7
5
1
L
I
L
A
C
C
T
3
2
7
0
3
/
0
3
/
2
016
PR
_
_
_
_
_
0
0
2
-
F
O
U
F
O
U
N
D
A
T
I
O
N
0
3
/
0
8
/
2
016
PR
_
_
_
_
_
0
0
3
-
B
K
F
B
A
C
K
F
I
L
L
0
3
/
1
4
/
2
016
PR
_
_
_
_
_
P
M
0
0
4
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
0
3
/
1
1
/
2
016
PR
_
_
_
_
_
0
0
5
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
0
3
/
1
8
/
2
016
PR
_
_
_
_
_
A
M
0
0
6
-
G
A
R
G
A
R
A
G
E
F
L
O
O
R
0
3
/
2
8
/
2
016
PR
_
_
_
_
_
0
0
7
-
B
S
M
B
A
S
E
M
E
N
T
F
L
O
O
R
0
3
/
2
8
/
2
016
PR
_
_
_
_
_
0
0
8
-
S
T
P
S
T
O
O
P
0
3
/
2
8
/
2
016
PR
_
_
_
_
_
P
M
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
5
0
6
5
2
2
6
0
2
L
I
L
A
C
W
A
Y
3
7
4
0
3
/
0
4
/
2
016
PR
_
_
_
_
_
P
M
0
0
2
-
F
O
U
F
O
U
N
D
A
T
I
O
N
0
3
/
0
9
/
2
016
PR
_
_
_
_
_
0
0
3
-
B
K
F
B
A
C
K
F
I
L
L
0
3
/
1
4
/
2
016
PR
_
_
_
_
_
0
0
4
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
5
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
6
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
0
3
/
2
1
/
2
016
PR
_
_
_
_
_
A
M
0
0
7
-
B
S
M
B
A
S
E
M
E
N
T
F
L
O
O
R
0
3
/
2
9
/
2
0
1
6
PR
_
_
_
_
_
0
0
8
-
G
A
R
G
A
R
A
G
E
F
L
O
O
R
0
3
/
2
9
/
2
0
1
6
PR
_
_
_
_
_
0
0
9
-
S
T
P
S
T
O
O
P
0
3
/
2
9
/
2
0
1
6
PR
_
_
_
_
_
0
0
4
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
2
0
1
5
0
6
5
4
9
3
7
N
C
A
R
L
Y
C
I
R
1
2
7
0
3
/
0
1
/
2
016
BC
_
_
_
_
_
0
0
5
-
G
A
R
G
A
R
A
G
E
F
L
O
O
R
0
3
/
1
5
/
2
016
PR
_
_
_
_
_
0
0
6
-
B
S
M
B
A
S
E
M
E
N
T
F
L
O
O
R
0
3
/
1
8
/
2
016
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
5
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
5
TI
M
E
:
1
6
:
0
6
:
0
8
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
I
O
N
R
E
P
O
R
T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
O
N
S
S
C
H
E
D
U
L
E
D
F
R
O
M
0
3
/
0
1
/
2
0
1
6
T
O
0
3
/
3
1
/
2
0
1
6
IN
S
P
E
C
T
O
R
S
C
H
E
D
.
C
O
M
P
.
T
I
M
E
T
Y
P
E
O
F
I
N
S
P
E
C
T
I
O
N
P
E
R
M
I
T
A
D
D
R
E
S
S
L
O
T
D
A
T
E
D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
PR
_
_
_
_
_
0
0
7
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
5
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
2
0
1
5
0
6
5
5
8
8
4
P
U
R
C
E
L
L
S
T
7
7
0
3
/
0
1
/
2
016
PR
_
_
_
_
_
0
0
6
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
0
3
/
0
3
/
2
016
PR
_
_
_
_
_
0
0
7
-
B
S
M
B
A
S
E
M
E
N
T
F
L
O
O
R
0
3
/
0
7
/
2
016
PR
_
_
_
_
_
0
0
8
-
G
A
R
G
A
R
A
G
E
F
L
O
O
R
0
3
/
1
0
/
2
016
PR
_
_
_
_
_
0
0
9
-
I
N
S
I
N
S
U
L
A
T
I
O
N
0
3
/
1
8
/
2
016
PR
_
_
_
_
_
0
1
0
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
1
1
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
1
2
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
1
3
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
7
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
5
0
6
6
2
9
4
2
N
B
R
I
D
G
E
S
T
1
0
3
/
0
8
/
2
016
PR
_
_
_
_
_
0
0
8
-
P
L
F
P
L
U
M
B
I
N
G
-
F
I
N
A
L
O
S
R
R
E
A
D
0
3
/
0
8
/
2
016
PR
_
_
_
_
_
0
0
6
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
6
0
0
0
3
2
0
2
S
P
R
U
C
E
C
T
2
5
0
3
/
1
8
/
2
016
PR
_
_
_
_
_
0
0
5
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
2
0
1
6
0
0
0
7
7
5
1
W
I
N
D
E
T
T
R
I
D
G
E
R
D
8
7
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
6
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
0
3
/
2
3
/
2
016
PR
_
_
_
_
_
0
0
7
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
0
3
/
2
3
/
2
016
PR
_
_
_
_
_
0
0
8
-
R
M
C
R
O
U
G
H
M
E
C
H
A
N
I
C
A
L
0
3
/
2
3
/
2
016
PR
_
_
_
_
_
P
M
0
0
9
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
0
3
/
2
3
/
2
016
PR
_
_
_
_
_
0
1
0
-
I
N
S
I
N
S
U
L
A
T
I
O
N
0
3
/
2
4
/
2
0
1
6
PR
_
_
_
_
_
0
0
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
6
0
0
1
1
3
0
1
B
R
U
E
L
L
S
T
3
4
0
3
/
0
7
/
2
016
C
o
m
m
e
n
t
s
1
:
D
O
O
R
PR
_
_
_
_
_
0
0
3
-
I
N
S
I
N
S
U
L
A
T
I
O
N
2
0
1
6
0
0
1
6
1
3
8
7
S
L
A
T
E
D
R
3
3
5
0
3
/
0
1
/
2
016
BH
_
_
_
_
_
0
0
2
-
F
O
U
F
O
U
N
D
A
T
I
O
N
2
0
1
6
0
0
2
3
8
6
2
N
C
A
R
L
Y
C
I
R
4
4
0
3
/
0
2
/
2
016
PR
_
_
_
_
_
0
0
3
-
B
K
F
B
A
C
K
F
I
L
L
0
3
/
1
1
/
2
016
PR
_
_
_
_
_
0
0
4
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
0
3
/
1
6
/
2
016
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
6
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
6
TI
M
E
:
1
6
:
0
6
:
0
8
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
I
O
N
R
E
P
O
R
T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
O
N
S
S
C
H
E
D
U
L
E
D
F
R
O
M
0
3
/
0
1
/
2
0
1
6
T
O
0
3
/
3
1
/
2
0
1
6
IN
S
P
E
C
T
O
R
S
C
H
E
D
.
C
O
M
P
.
T
I
M
E
T
Y
P
E
O
F
I
N
S
P
E
C
T
I
O
N
P
E
R
M
I
T
A
D
D
R
E
S
S
L
O
T
D
A
T
E
D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
BC
_
_
_
_
_
0
0
5
-
B
S
M
B
A
S
E
M
E
N
T
F
L
O
O
R
0
3
/
1
8
/
2
016
PR
_
_
_
_
_
P
M
0
0
6
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
0
3
/
2
3
/
2
016
PR
_
_
_
_
_
0
0
2
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
6
0
0
2
5
1
5
6
8
C
O
R
A
L
D
R
1
8
3
0
3
/
0
7
/
2
016
PR
_
_
_
_
_
0
0
1
-
R
E
L
R
O
U
G
H
E
L
E
C
T
R
I
C
A
L
2
0
1
6
0
0
3
0
2
5
6
7
E
M
E
R
A
L
D
L
N
1
3
0
0
3
/
1
7
/
2
016
PR
_
_
_
_
_
0
0
2
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
0
3
/
1
7
/
2
016
PR
_
_
_
_
_
0
0
3
-
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
0
3
/
1
7
/
2
016
PR
_
_
_
_
_
0
0
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
6
0
0
3
3
2
2
1
W
V
E
T
E
R
A
N
S
P
K
W
Y
0
3
/
0
3
/
2
016
BC
_
_
_
_
_
0
0
1
-
P
H
D
P
O
S
T
H
O
L
E
-
D
E
C
K
2
0
1
6
0
0
3
4
1
4
6
6
C
O
R
N
E
R
S
T
O
N
E
D
R
1
5
0
3
/
1
7
/
2
016
C
o
m
m
e
n
t
s
1
:
2
H
O
L
E
S
PR
_
_
_
_
_
A
M
0
0
3
-
F
O
U
F
O
U
N
D
A
T
I
O
N
2
0
1
6
0
0
4
3
1
9
7
7
M
E
A
D
O
W
L
A
R
K
L
N
1
1
9
0
3
/
0
7
/
2
016
BC
_
_
_
_
_
0
0
4
-
B
K
F
B
A
C
K
F
I
L
L
0
3
/
1
5
/
2
016
BC
_
_
_
_
_
0
0
1
-
P
H
P
O
S
T
H
O
L
E
S
/
P
I
L
E
S
2
0
1
6
0
0
4
4
1
9
8
1
B
A
N
B
U
R
Y
A
V
E
2
8
0
3
/
1
6
/
2
016
BC
_
_
_
_
_
0
0
2
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
0
3
/
2
9
/
2
016
C
o
m
m
e
n
t
s
1
:
S
O
U
T
H
E
N
D
O
F
B
A
N
D
J
O
I
S
T
N
O
T
S
U
P
P
O
R
T
E
D
.
R
C
o
m
m
e
n
t
s
2
:
E
I
N
S
P
E
C
T
A
T
F
I
N
A
L
PR
_
_
_
_
_
P
M
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
6
0
0
4
5
1
4
4
7
S
L
A
T
E
C
T
3
4
0
0
3
/
0
3
/
2
016
PR
_
_
_
_
_
0
0
2
-
F
O
U
F
O
U
N
D
A
T
I
O
N
0
3
/
1
1
/
2
016
BC
_
_
_
_
_
0
0
3
-
B
K
F
B
A
C
K
F
I
L
L
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
4
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
5
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
0
3
/
2
1
/
2
016
PR
_
_
_
_
_
A
M
0
0
6
-
B
S
M
B
A
S
E
M
E
N
T
F
L
O
O
R
0
3
/
2
9
/
2
016
PR
_
_
_
_
_
0
0
7
-
G
A
R
G
A
R
A
G
E
F
L
O
O
R
0
3
/
2
9
/
2
016
PR
_
_
_
_
_
0
0
8
-
S
T
P
S
T
O
O
P
0
3
/
2
9
/
2
016
BC
_
_
_
_
_
0
0
1
-
F
O
U
F
O
U
N
D
A
T
I
O
N
2
0
1
6
0
0
4
6
1
3
7
7
S
L
A
T
E
D
R
3
3
4
0
3
/
2
3
/
2
016
PR
_
_
_
_
_
0
0
2
-
F
T
G
F
O
O
T
I
N
G
0
3
/
2
2
/
2
016
BC
_
_
_
_
_
P
M
0
0
3
-
B
K
F
B
A
C
K
F
I
L
L
0
3
/
3
0
/
2
016
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
7
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
7
TI
M
E
:
1
6
:
0
6
:
0
8
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
I
O
N
R
E
P
O
R
T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
O
N
S
S
C
H
E
D
U
L
E
D
F
R
O
M
0
3
/
0
1
/
2
0
1
6
T
O
0
3
/
3
1
/
2
0
1
6
IN
S
P
E
C
T
O
R
S
C
H
E
D
.
C
O
M
P
.
T
I
M
E
T
Y
P
E
O
F
I
N
S
P
E
C
T
I
O
N
P
E
R
M
I
T
A
D
D
R
E
S
S
L
O
T
D
A
T
E
D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
PR
_
_
_
_
_
0
0
4
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
0
3
/
3
0
/
2
016
PR
_
_
_
_
_
0
0
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
6
0
0
5
1
2
0
7
8
N
O
R
T
H
L
A
N
D
L
N
0
3
/
0
1
/
2
016
C
o
m
m
e
n
t
s
1
:
R
O
O
F
PR
_
_
_
_
_
A
M
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
6
0
0
5
3
2
7
2
2
C
R
A
N
S
T
O
N
C
I
R
1
2
1
0
3
/
0
9
/
2
016
PR
_
_
_
_
_
0
0
2
-
F
O
U
F
O
U
N
D
A
T
I
O
N
0
3
/
1
1
/
2
016
PR
_
_
_
_
_
0
0
3
-
B
K
F
B
A
C
K
F
I
L
L
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
P
M
0
0
4
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
0
3
/
1
7
/
2
016
PR
_
_
_
_
_
0
0
5
-
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
0
3
/
2
1
/
2
016
PR
_
_
_
_
_
0
0
6
-
G
A
R
G
A
R
A
G
E
F
L
O
O
R
0
3
/
2
2
/
2
016
PR
_
_
_
_
_
0
0
7
-
S
T
P
S
T
O
O
P
0
3
/
2
2
/
2
016
PR
_
_
_
_
_
0
0
8
-
E
L
E
E
L
E
C
T
R
I
C
S
E
R
V
I
C
E
0
3
/
2
2
/
2
016
PR
_
_
_
_
_
0
0
1
-
P
H
F
P
O
S
T
H
O
L
E
-
F
E
N
C
E
2
0
1
6
0
0
5
4
1
5
7
1
C
O
R
N
E
R
S
T
O
N
E
D
R
4
1
0
3
/
1
1
/
2
016
BC
_
_
_
_
_
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
6
0
0
5
9
7
8
9
K
E
N
T
S
H
I
R
E
D
R
1
4
2
0
3
/
2
8
/
2
016
PR
_
_
_
_
_
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
6
0
0
6
0
2
4
8
4
E
L
L
S
W
O
R
T
H
D
R
3
5
5
0
3
/
2
8
/
2
016
BC
1
1
:
3
0
0
0
2
-
F
O
U
F
O
U
N
D
A
T
I
O
N
0
3
/
2
9
/
2
016
PR
_
_
_
_
_
P
M
0
0
3
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
0
3
/
3
1
/
2
0
1
6
C
o
m
m
e
n
t
s
1
:
W
A
T
E
R
S
E
R
V
I
C
E
O
N
L
Y
PR
_
_
_
_
_
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
6
0
0
6
1
2
9
8
8
E
L
L
S
W
O
R
T
H
D
R
3
4
8
0
3
/
2
4
/
2
016
PR
_
_
_
_
_
0
0
2
-
F
O
U
F
O
U
N
D
A
T
I
O
N
0
3
/
2
8
/
2
016
PR
_
_
_
_
_
P
M
0
0
3
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
0
3
/
3
1
/
2
0
1
6
C
o
m
m
e
n
t
s
1
:
W
A
T
E
R
O
N
L
Y
PR
_
_
_
_
_
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
6
0
0
6
2
2
9
9
2
E
L
L
S
W
O
R
T
H
D
R
3
4
7
0
3
/
2
4
/
2
016
PR
_
_
_
_
_
0
0
2
-
F
O
U
F
O
U
N
D
A
T
I
O
N
0
3
/
2
8
/
2
016
BC
_
_
_
_
_
0
0
1
-
P
H
P
O
S
T
H
O
L
E
S
/
P
I
L
E
S
2
0
1
6
0
0
6
3
3
2
6
B
E
R
T
R
A
M
D
R
1
1
6
1
0
3
/
1
6
/
2
016
PR
_
_
_
_
_
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
6
0
0
6
5
2
9
8
6
E
L
L
S
W
O
R
T
H
D
R
3
4
9
0
3
/
2
4
/
2
016
BC
_
_
_
_
_
0
0
2
-
F
O
U
F
O
U
N
D
A
T
I
O
N
0
3
/
2
9
/
2
016
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
8
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
8
TI
M
E
:
1
6
:
0
6
:
0
8
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
I
O
N
R
E
P
O
R
T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
O
N
S
S
C
H
E
D
U
L
E
D
F
R
O
M
0
3
/
0
1
/
2
0
1
6
T
O
0
3
/
3
1
/
2
0
1
6
IN
S
P
E
C
T
O
R
S
C
H
E
D
.
C
O
M
P
.
T
I
M
E
T
Y
P
E
O
F
I
N
S
P
E
C
T
I
O
N
P
E
R
M
I
T
A
D
D
R
E
S
S
L
O
T
D
A
T
E
D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
BC
_
_
_
_
_
0
0
1
-
R
O
F
R
O
O
F
U
N
D
E
R
L
A
Y
M
E
N
T
I
C
E
&
W
2
0
1
6
0
0
6
7
1
4
4
7
A
S
P
E
N
S
T
0
3
/
1
7
/
2
016
BC
_
_
_
_
_
0
0
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
6
0
0
6
9
R
O
U
T
E
3
4
&
A
M
E
R
I
C
A
N
W
A
Y
0
3
/
2
4
/
2
016
C
o
m
m
e
n
t
s
1
:
S
I
G
N
BC
_
_
_
_
_
0
0
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
6
0
0
7
0
A
M
E
R
I
C
A
N
W
A
Y
&
G
R
A
N
D
E
T
R
A
0
3
/
2
4
/
2
016
C
o
m
m
e
n
t
s
1
:
4
S
I
G
N
S
PR
_
_
_
_
_
0
0
1
-
R
O
F
R
O
O
F
U
N
D
E
R
L
A
Y
M
E
N
T
I
C
E
&
W
2
0
1
6
0
0
7
1
1
7
8
2
W
A
L
S
H
D
R
6
0
3
/
1
1
/
2
016
PR
_
_
_
_
_
0
0
1
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
2
0
1
6
0
0
7
2
2
0
1
E
V
E
T
E
R
A
N
S
P
K
W
Y
1
1
0
3
/
2
9
/
2
016
PR
_
_
_
_
_
0
0
1
-
P
H
D
P
O
S
T
H
O
L
E
-
D
E
C
K
2
0
1
6
0
0
7
4
1
2
2
0
P
A
T
R
I
C
K
C
T
1
5
0
3
/
1
8
/
2
016
BC
_
_
_
_
_
0
0
2
-
R
F
R
R
O
U
G
H
F
R
A
M
I
N
G
0
3
/
2
2
/
2
016
BC
1
2
:
0
0
0
0
1
-
P
H
F
P
O
S
T
H
O
L
E
-
F
E
N
C
E
2
0
1
6
0
0
7
8
2
0
1
2
R
A
I
N
T
R
E
E
R
D
8
2
0
3
/
2
8
/
2
016
PR
1
0
:
0
0
0
0
1
-
R
O
F
R
O
O
F
U
N
D
E
R
L
A
Y
M
E
N
T
I
C
E
&
W
2
0
1
6
0
0
7
9
5
1
2
P
O
W
E
R
S
C
T
0
3
/
1
0
/
2
016
BC
_
_
_
_
_
0
0
2
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
I
O
N
0
3
/
1
4
/
2
016
PR
_
_
_
_
_
0
0
1
-
E
S
W
E
N
G
I
N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
2
0
1
6
0
0
8
0
7
7
1
G
R
E
E
N
F
I
E
L
D
T
U
R
N
5
8
0
3
/
2
3
/
2
016
BC
_
_
_
_
_
0
0
1
-
F
T
G
F
O
O
T
I
N
G
2
0
1
6
0
0
8
5
4
4
8
S
U
T
T
O
N
S
T
2
2
9
0
3
/
2
8
/
2
016
PR
_
_
_
_
_
0
0
1
-
P
H
F
P
O
S
T
H
O
L
E
-
F
E
N
C
E
2
0
1
6
0
1
0
8
6
8
8
A
R
R
O
W
H
E
A
D
D
R
1
0
0
3
/
3
0
/
2
016
BC
_
_
_
_
_
0
0
1
-
R
O
F
R
O
O
F
U
N
D
E
R
L
A
Y
M
E
N
T
I
C
E
&
W
2
0
1
6
0
1
3
3
3
1
7
E
S
S
E
X
C
T
0
3
/
3
0
/
2
016
C
o
m
m
e
n
t
s
1
:
N
O
W
O
R
K
G
O
I
N
G
O
N
BC
_
_
_
_
_
0
0
1
-
R
O
F
R
O
O
F
U
N
D
E
R
L
A
Y
M
E
N
T
I
C
E
&
W
2
0
1
6
0
1
3
4
1
3
1
3
W
I
L
L
O
W
W
A
Y
2
2
0
0
3
/
3
0
/
2
016
PR
_
_
_
_
_
0
0
1
-
P
H
F
P
O
S
T
H
O
L
E
-
F
E
N
C
E
2
0
1
6
0
1
3
6
5
7
3
W
B
A
R
B
E
R
R
Y
C
I
R
5
1
0
3
/
3
0
/
2
016
DA
T
E
:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
E
P
A
G
E
:
9
DA
T
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:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
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D
C
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T
Y
O
F
Y
O
R
K
V
I
L
L
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P
A
G
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:
9
TI
M
E
:
1
6
:
0
6
:
0
8
C
A
L
L
S
F
O
R
I
N
S
P
E
C
T
I
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N
R
E
P
O
R
T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
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N
S
S
C
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D
U
L
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D
F
R
O
M
0
3
/
0
1
/
2
0
1
6
T
O
0
3
/
3
1
/
2
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1
6
IN
S
P
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C
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C
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D
.
C
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.
T
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N
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M
I
T
A
D
D
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S
S
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D
A
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D
A
T
E
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
PE
R
M
I
T
T
Y
P
E
S
U
M
M
A
R
Y
:
A
D
D
A
D
D
I
T
I
O
N
2
B
I
P
B
U
I
L
D
I
N
C
E
N
T
I
V
E
P
R
O
G
R
A
M
S
F
D
1
0
8
B
S
M
B
A
S
E
M
E
N
T
R
E
M
O
D
E
L
5
C
C
O
C
O
M
M
E
R
C
I
A
L
O
C
C
U
P
A
N
C
Y
P
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R
M
I
T
1
C
R
M
C
O
M
M
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R
C
I
A
L
R
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M
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D
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L
9
D
C
K
D
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C
K
3
E
L
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L
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C
T
R
I
C
A
L
U
P
G
R
A
D
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1
F
N
C
F
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N
C
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6
M
I
S
M
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C
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L
L
A
N
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1
R
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M
R
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M
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5
R
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P
R
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P
A
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1
R
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F
R
O
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F
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N
G
1
1
S
F
D
S
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N
G
L
E
-
F
A
M
I
L
Y
D
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T
A
C
H
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D
2
4
S
G
N
S
I
G
N
2
IN
S
P
E
C
T
I
O
N
S
U
M
M
A
R
Y
:
B
K
F
B
A
C
K
F
I
L
L
1
1
B
S
M
B
A
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M
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T
F
L
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9
E
F
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R
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G
-
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A
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N
5
E
L
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V
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1
E
P
W
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N
G
I
N
E
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R
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N
G
-
P
U
B
L
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C
W
A
L
K
3
E
S
W
E
N
G
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N
E
E
R
I
N
G
-
S
E
W
E
R
/
W
A
T
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R
1
5
F
I
N
F
I
N
A
L
I
N
S
P
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C
T
I
O
N
2
3
F
O
U
F
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U
N
D
A
T
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N
1
4
F
T
G
F
O
O
T
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N
G
1
5
G
A
R
G
A
R
A
G
E
F
L
O
O
R
8
I
N
S
I
N
S
U
L
A
T
I
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N
7
P
H
P
O
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T
H
O
L
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S
/
P
I
L
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S
2
P
H
D
P
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S
T
H
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L
E
-
D
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C
K
2
P
H
F
P
O
S
T
H
O
L
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-
F
E
N
C
E
4
P
L
F
P
L
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M
B
I
N
G
-
F
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N
A
L
O
S
R
R
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A
D
Y
5
P
L
R
P
L
U
M
B
I
N
G
-
R
O
U
G
H
8
P
L
U
P
L
U
M
B
I
N
G
-
U
N
D
E
R
S
L
A
B
1
2
R
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I
R
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I
N
S
P
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C
T
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N
3
R
E
L
R
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L
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C
T
R
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C
A
L
6
R
F
R
R
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F
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A
M
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8
R
M
C
R
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5
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M
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C
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&
W
A
T
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5
S
T
P
S
T
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P
8
IN
S
P
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C
T
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S
U
M
M
A
R
Y
:
A
S
A
M
Y
S
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R
B
Y
,
E
N
V
I
R
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N
M
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N
T
A
L
K
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N
C
1
B
C
B
O
B
C
R
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A
D
E
U
R
2
8
B
H
B
R
I
A
N
H
O
L
D
I
M
A
N
2
B
K
F
B
R
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S
T
O
L
K
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A
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L
F
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P
T
1
D
B
H
D
A
V
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B
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H
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N
S
1
P
R
P
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T
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R
R
A
T
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1
4
1
T
K
T
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M
K
O
N
E
N
5
DA
T
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:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
E
D
C
I
T
Y
O
F
Y
O
R
K
V
I
L
L
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P
A
G
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:
10
DA
T
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:
0
3
/
3
1
/
2
0
1
6
U
N
I
T
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D
C
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T
Y
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K
V
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L
L
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P
A
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:
10
TI
M
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:
1
6
:
0
6
:
0
8
C
A
L
L
S
F
O
R
I
N
S
P
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C
T
I
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N
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E
P
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T
ID
:
P
T
4
A
0
0
0
0
.
W
O
W
I
N
S
P
E
C
T
I
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S
S
C
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0
3
/
0
1
/
2
0
1
6
T
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0
3
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3
1
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2
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1
6
IN
S
P
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D
.
C
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.
T
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M
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T
A
D
D
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S
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A
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D
A
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--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-----
ST
A
T
U
S
S
U
M
M
A
R
Y
:
C
B
C
3
C
D
B
H
1
C
P
R
1
0
I
A
S
1
I
B
C
2
5
I
B
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2
I
B
K
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1
I
P
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1
2
6
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T
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2
T
P
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5
T
T
K
3
RE
P
O
R
T
S
U
M
M
A
R
Y
:
1
7
9
D
AT
E
:
0
5
/
3
1
/
2
0
1
6
U
N
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D
C
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:
1
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:
0
5
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1
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1
6
U
N
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T
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D
C
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T
Y
O
F
Y
O
R
K
V
I
L
L
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P
A
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:
1
T
IM
E
:
1
4
:
4
1
:
2
3
C
A
L
L
S
F
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S
P
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C
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P
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D:
P
T
4
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0
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.
W
O
W
IN
S
P
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0
4
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1
6
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0
4
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6
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.
TI
M
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-
--
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
-
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-
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-
-
-
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-
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-
-
-
-
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-
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-
-
-
-
-
-
-
-
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-
-
-
-
-
-
-
-
-
-
-
-
----
B
C
_
_
_
_
_
0
0
2
-
F
I
N
F
I
N
A
L
I
N
S
P
E
C
T
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N
2
0
1
4
0
4
1
7
1
4
6
8
S
L
A
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C
T
3
4
3
0
4
/
2
7
/
2
0
16
P
R
_
_
_
_
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P
M
0
1
6
-
F
I
N
F
I
N
A
L
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N
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C
T
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N
2
0
1
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5
8
9
3
2
3
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1
9
6
0
4
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0
5
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2
0
16
P
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_
_
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1
7
-
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L
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B
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-
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0
4
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16
T
K
_
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1
8
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0
4
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2
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16
Co
m
m
e
n
t
s
1
:
R
E
I
N
S
P
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C
T
I
O
N
R
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Q
U
I
R
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D
,
B
R
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S
Q
U
A
R
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F
Co
m
m
e
n
t
s
2
:
S
I
D
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W
A
L
K
P
R
_
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0
1
4
-
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1
9
8
0
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16
P
R
_
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5
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P
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B
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0
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6
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0
4
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2
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16
P
R
1
1
:
0
0
0
0
3
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W
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W
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1
3
3
0
4
/
0
4
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2
0
16
Co
m
m
e
n
t
s
1
:
S
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W
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R
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N
L
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P
R
_
_
_
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4
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/
W
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0
4
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0
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2
0
16
Co
m
m
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t
s
1
:
W
A
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R
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P
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_
_
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----
P
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M
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P
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:
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6
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3
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1
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1
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6
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9
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7
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2
1
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:
0
5
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14
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:
0
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14
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1
4
:
4
1
:
2
3
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.
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0
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-
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-
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----
I
NS
P
E
C
T
O
R
S
U
M
M
A
R
Y
:
1
BC
B
O
B
C
R
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A
D
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8
6
PR
P
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R
A
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1
8
1
TK
T
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M
K
O
N
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N
5
S
TA
T
U
S
S
U
M
M
A
R
Y
:
C
B
C
2
9
C
P
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3
5
C
T
K
2
I
1
I
B
C
4
8
I
P
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1
2
8
T
B
C
9
T
P
R
1
8
T
T
K
3
R
EP
O
R
T
S
U
M
M
A
R
Y
:
2
7
3
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #3
Tracking Number
EDC 2016-29
Property Maintenance Report for March and April 2016
EDC – June 7, 2016
Informational
None
Pete Ratos Community Development
Name Department
Page | 1
Property Maintenance Report March 2016
Adjudication:
1 Property Maintenance Case heard in March
N 2682 802 S. Bridge St. Prohibited Signs Dismissed/Compliant
March Property Maintenance Complaint Report Attached
Memorandum
To: Economic Development Committee
From: Pete Ratos, Code Official
CC: Bart Olson, Krysti Barksdale-Noble, Lisa Pickering
Date: April 19, 2016
Subject: March Property Maintenance
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Page | 1
Property Maintenance Report April 2016
Adjudication:
1 Property Maintenance Case heard in April
N 2191 208 Wolf St Permit for Signs Liable
April Property Maintenance Complaint Report Attached
Memorandum
To: Economic Development Committee
From: Pete Ratos, Code Official
CC: Bart Olson, Krysti Barksdale-Noble, Lisa Pickering
Date: May 18, 2016
Subject: April Property Maintenance
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
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Agenda Item Number
NB #4
Tracking Number
EDC 2916-30
Mold
Economic Development Committee – June 7, 2016
See attached memo.
Bart Olson Administration
Name Department
Summary
Review of the City’s options for property maintenance complaints related to mold.
Background
This item was discussed by the City Council at the May 24th meeting under citizen comments.
Several tenants of the City Center apartment building expressed their concerns about mold growth in the
building, and the City Council directed this matter to be reviewed at the June EDC meeting.
Neither the City or the County have any regulations that directly address mold growth. Because
there are so many types of mold and effects of mold, proper mold testing and diagnosis is highly
specialized field. Most municipalities do not have someone on staff that is properly trained in mold, and
most municipalities hire a specialist when they have an issue with mold.
The County Health Department has been involved with this investigation, but their role and
authority is limited. They have no ability to cite the building owner or the tenant for mold growth, and
they have no one on staff that is trained in proper mold inspections. They have been a willing
participant in review of complaint materials and have visited the site with City staff members. They
have advised the tenants on general matters, including alternate affordable living arrangements within
the County and basic indoor hygiene. Further, since this matter is within City limits they have even less
authority over the property maintenance conditions than they would if the property was in an
unincorporated area. For these reasons, the County Health Department does not have a major role in the
complaint and resolution processes.
The City’s authority in the matter is rooted in the property maintenance code. There are various
sections of the property maintenance code that address general unsanitary interior surfaces, ventilation,
plumbing, and other matters. Depending on the actual details of each individual dwelling unit, the
tenant and/or the landlord could be held liable for property maintenance violations. The landlord could
be held responsible for matters related to the exterior of the building and the common areas on the
property.
Pete Ratos has inspected the property a few times since the initial complaint a few weeks ago.
Nothing within the interior of the building nor the exterior of the building has been deemed defective
(leaks, cracks in exterior walls, junk or refuse, etc.), which would warrant a property maintenance
violation. Should a mold inspection report be produced by either the tenant, landlord, or the City which
shows evidence of harmful mold which requires major renovation to the building, the City can write a
citation under the property maintenance code and force the property owner to remediate through the
circuit court system. In that scenario, if there is evidence that the property can not be remediated, the
City can proceed through the circuit court system to condemn the building and have it demolished, as
Memorandum
To: Economic Development Committee
From: Bart Olson, City Administrator
CC:
Date: June 2, 2016
Subject: Mold
we’ve seen in other parts of town over the years. Should a mold inspection report be produced by either
the tenant, landlord, or the City which shows evidence of mold which requires cleaning or minor
renovation, the City may have the ability to use the property maintenance code to force compliance by
the tenant (cleanliness) or the landlord (minor renovation), likely through administrative adjudication.
To date, the City has received several complaints from past and current tenants that the mold
issues have been presented to the landlord. The landlord has voluntarily moved forward with mold
testing in four of the units, and has produced an inspection report to the City (received the morning of
June 2), which staff is reviewing. The landlord has verbally committed to the City staff that if the
building needs to be remediated or renovated, they would willingly do so. They did go through and do
major renovations to the interior of the units and the roof of the units a few years ago, so they have some
recent history with undertaking major projects within the complex.
Recommendation
This is an informational item.
The matter is being addressed through the City’s property maintenance code and is still in flux.
The City staff is reviewing the mold report presented by the landlord. The City staff has the ability and
the budget to authorize a consultant to review the landlord-presented mold report and/or conduct an
entirely new inspection. If the Code official feels that the landlord-presented mold report, any future
City-presented mold report, or in-person inspection yields a property maintenance violation against the
landlord, tenant, or both, a written citation will be sent.
There is no recommendation for City Council action by staff. Kendall County resident Todd
Milliron has been coordinating responses among tenants and has recommended that the City adopt more
stringent and direct codes against mold, and/or create landlord-tenant regulations. We have not
reviewed either item in depth, but we think that the complexity of mold issues requires professional
assistance (out-sourced when needed) and landlord-tenant regulations are not available to us as a non-
home rule municipality. If the City were home-rule, it would have more authority over tenant-landlord
issues.
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #5
Tracking Number
EDC 2016-31
Economic Development Report for May 2016
EDC – June 7, 2016
N/A
See attached.
Bart Olson Administration
Name Department
651 Prairie Pointe Drive, Suite 102 Yorkville, Illinois 60560
Phone 630-553-0843 FAX 630-553-0889
Monthly Report – for June 2016 EDC Meeting of the United City of Yorkville
Downtown Redevelopment:
- Continue to work with Minor Threat Restaurant Group (Dale Lewis) on opening of three restaurant concepts
and live theatre. Opening is now scheduled approximately June 15th. The group is also working on opening
the theatre as soon as possible. The venue will be used for comedy shows, movies and music.
- Working with two other businesses looking to locate in the downtown. Both would be leasing space.
Development south of Fox River:
- Ground broken on Route 47 just south of Beaver Street (next to Merlins). Dance Studio
- Continued work to locate grocery store south of the River. Continue to meet with owner of potential
grocery store that is looking closely at Yorkville.
- Additional tenant looking at Stagecoach Crossing. This will continue the leasing up of former West
Suburban Bank building.
- Working with a group interested in opening a “Polaris” Dealership in Yorkville. This dealership will be a
strong sales tax generator.
Development north of the Fox River :
- Kendall Crossing…Working with a variety of smaller tenants to allow for the construction of a multi-tenant
building at the center.
- Kendall Marketplace…Meet and worked with Alex Berman ICSC Show in Las Vegas.
- O’Reilly Auto Parts store at Routes 34 and 47 has broken ground.
Industrial Development:
- Continue to work on attracting new industrial business to Yorkville, to expand jobs and tax base.
- Had multiple meetings with officials from DCEO (State of Illinois) to explore the potentia l of an enterprise
zone being certified in Yorkville.
Recreational Development:
- Continue to work with Justine Brummel on multi-use sports facility.
Other Activity:
- Appeared on WSPY TV and Radio to showcase Yorkville, and promote the Push for the Path 5K.
Respectfully submitted,
Lynn Dubajic
651 Prairie Pointe Drive, Suite 102
Yorkville, IL 60560
lynn@dlkllc.com
630-209-7151 cell
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tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached memo. Informational Item.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #6
Tracking Number
EDC 2016-32
Foreclosure Tracking
EDC/June 7, 2016
N/A
N/A
N/A
Update on newly filed foreclosures from January 2016 to May 2016.
Krysti J. Barksdale-Noble Community Development
Name Department
Below is the foreclosure comparison from the period of January 2016 through May 2016.
These results are compared to the same months for 2015 and all data is provided by
http://www.public-record.com. Based on these results, the total number of foreclosures between
January – May 2016 have slightly increased compared to the numbers documented for the same
time period in 2016. The following graphs illustrate the trend in foreclosures month by month for
the same period in 2015 and 2016. It also breaks down the amount of foreclosures by ward,
subdivision and property type (residential, commercial, vacant land, etc).
Month Breakdown:
• The number of total foreclosures from January – May 2015 and January - May 2016 has
increased slightly. In total, there were 32 newly filed foreclosures during this period in
2015 versus 36 foreclosures in 2016. This is an increase of approximately 11%.
Ward Breakdown:
• As indicated in the graph below, Ward 3 has had the most foreclosures in the first half of
calendar year 2016. While the newly-filed foreclosures are down in Ward 1 and
remained the same for Ward 2 from the same period in 2015, Ward 3 and Ward 4
experienced significant increases in 2016. The increase of four (4) foreclosures in Ward
3 from this period in 2015 to 2016 and three (3) foreclosures in Ward 4 contributed to the
overall slight increase in newly filed foreclosures in Q1 and Q2 of 2016.
Memorandum
To: Economic Development Committee
From: Krysti Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: June 1, 2016
Subject: Biannual Foreclosure Update –2016
Subdivision Breakdown:
There were numerous subdivisions throughout the City that recorded newly filed
foreclosures. Staff took the top five subdivisions for a comparison and grouped all other
subdivisions into the “Other” category.
• As indicated in the graph below, Fox Hill had the highest amount of foreclosures in both
2015 and 2016 for this period with seven (7) in each year. With the exception of Autumn
Creek, Bristol Bay, Raintree Village and Grande Reserve all saw decreases in
foreclosures during this same period as compared to 2015.
Property Type Breakdown:
• As indicated in the graph above, Single Family Residential properties remains the most
foreclosured upon unit type in Yorkville and increased in 2016. The Townhome segment
saw a small increase in 2016, while the number of Condominiums foreclosed upon
dropped slightly in 2016.
Summary
Month Breakdown:
The monthly breakdown of foreclosures indicates a fluctuating pattern from month to
month 2016 between the months of January through May, where 2015 indicated a steady
decrease during the same time period.
Ward Breakdown:
Ward 3 remains as having the highest amount of newly filed foreclosures of all the wards
in Yorkville. Fox Hill, Bristol Bay and Whispering Meadows are a couple of the larger
subdivisions within Ward 3, which would indicate the reason for the higher amount of
foreclosures. Ward 4 was a close second in foreclosures. Ward 2 had the fewest amount of newly
filed foreclosures in Q1 and Q2 of 2016. Ward 2 is generally located within the downtown/older
part of town and would indicate a stronger stability in the foreclosure market.
Subdivision Breakdown:
Fox Hill had the highest amount of newly file foreclosures in the first half of 2016. Fox
Hill has a mix of single family residences and townhomes within the subdivision, which
indicates a large amount of homeowners. Therefore, it would point towards a higher rate of
foreclosures compared to other subdivisions. However it is important to note the foreclosures
remained the same for both 2015 and 2016 in Fox Hill while the previously more active
foreclosure subdivisions (Bristol Bay, Grande Reserve and Raintree Village) saw decreases.
There is not enough data to point towards a trend in the Fox Hill subdivision to warrant concern;
however, staff will continue to monitor for any future trends in these subdivisions.
Property Type Breakdown:
The largest amount of newly filed foreclosures in Q1 and Q2 of 2016 was single family
residences. Since a majority of the housing stock in Yorkville is single family detached, this
statistic is anticipated.
Future Trends:
According to RealtyTrac (http://www.realtytrac.com/statsandtrends/foreclosuretrends/il),
Illinois has a newly filed foreclosure rate of 1 in every 941 (up from 1 in every 1006 in 2015).
Kendall County ranks fourth in terms of highest number of newly filed foreclosures at 1 in every
631, which is down from its ranking of first with 1 in every 525 properties foreclosed.
Expectations are that the foreclosures will continue to oscillate for the remainder of 2016 but
remain at or below total foreclosures as compared to 2015. Below is a graph indicating the trend
from 2009 to May 2016.
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached memo.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #7
Tracking Number
PC 2016-12
Grace Holistic Center for Education (Special Use)
EDC/June 7, 2016
N/A
Informational
Feedback
Request for Special Use approval for a trade school within an M-1 zoning district.
Krysti Barksdale-Noble Community Development
Name Department
Background & Request:
The petitioner, Tairi Grace, has filed an application with the United City of Yorkville,
Kendall County, Illinois, requesting special use permit approval for a Commercial/Trade School
for a private, non-profit school with an emphasis on holistic health education within the M-1,
Limited Manufacturing District pursuant to Chapter 6, Table 10.06.02 of the Yorkville Zoning
Ordinance. The real property is located at 210 Beaver Street, in Yorkville, Illinois.
Memorandum
To: Economic Development Committee
From: Chris Heinen, Planner
CC: Bart Olson, City Administrator
Krysti J. Barksdale-Noble, Community Development Director
Date: April 27, 2016
Subject: PC 2016-12 – Grace Holistic Center for Education (Special Use)
1
The subject property is currently zoned M-1, Limited Manufacturing. The City recently
approved a text amendment to the Zoning Ordinance which would allow trade/commercial
schools as a special use in the M-1 and M-2 manufacturing districts. Additionally, the City
revised the commercial/trade school definition to state the following, “A school established to
provide for the teaching of academic, industrial, clerical, managerial, artistic skills or alternative
education. This definition applies to schools that are owned and operated privately for profit or
not for profit and that may offer a complete education curriculum.”
The petitioner is looking to utilize a portion of the building located at 210 Beaver Street,
Units B & C, for a private not-for-profit school for special and regular education students. The
interior remodel will consist of constructing six (6) classrooms and new bathroom facilities. The
school is looking to house approximately 50 children with a staff of 6 adults. The initial primary
focus will be elementary and junior high students. Access for the site will be located off of
Beaver Street and the petitioner is looking to create onsite signage that will outline the flow of
traffic for drop off and pick up traffic. Additionally, school staff will be onsite to direct traffic
within the site for drop off and pick up. At this time, there is no indication of bus use for the
school. All signage will require a permit with the City and will be reviewed at that time.
Parking
There are currently 5 striped parking stalls located at the front (North) of the building
under a canopy. There appears to be room for an additional 14 parking stalls located along the
western side of the building. They are currently not striped, but when staff observed past aerials,
according to Kendall County GIS maps, it appeared to be striped in 2010 (as illustrated in the
aerial image on page 1). Per the zoning ordinance, an elementary and junior high school requires
1 space per classroom. This would require the site to have a minimum of six (6) parking stalls.
The City recently approved a special use for a church located in Unit A of the building.
The current requirement for a religious institution is 1 space per 6 seats. According to the
petitioner, they will be proposing 50 seats within the facility. Based on these numbers, the
petitioner will be required to have a total of 9 parking stalls located on the property. As part of
the approval of this special use, there were two conditions regarding the parking. The first is that
the parking stalls located along the western side of the building be restriped in compliance with
the current standards in the Yorkville City Code. The second is that the owner of the Subject
Property includes language in all other leases of portions of the building acknowledging that
there is shared parking for the tenants of the building. The second condition will be placed on
this special use request as well.
Shared Parking
The proposed trade school use would also fall within the appropriate shared parking
regulations found in Section 10-16-4 of the zoning ordinance. Shared parking is the use of a
parking space for two (2) or more individual land uses without conflict or encroachment.
According to the regulations for shared parking, all uses within this structure, including the
recently approved church use and the currently vacant units, are to be accommodated by the
existing parking stalls. Since churches typically are a nighttime and weekend use and the
proposed school and manufacturing uses are primarily conducted in daytime and used during the
weekday, the uses would be considered complementary. Therefore, appropriate to permit shared
parking.
It should be noted, however, that Section 10-16-4-C-3 of the zoning ordinance would
require that a legal document between property owners outlining the shared parking
2
requirements. Since the petitioner is looking to lease Unit B & C and there is only one property
owner involved, staff would require that as part of the special use approval, the owner provide
language in the lease that acknowledges the shared parking for the tenants of the building.
The proposed use at this location could impact the traffic flow or increase the traffic in
the area. The hours for the school will be similar to those of the surrounding businesses. There
will be increased traffic due to the drop off and pick up of the students. If bussing is required in
the future, the petitioner would need to provide a traffic analysis to determine if traffic will
increase or impede traffic patterns. This will be a condition for approval.
Utilities
The property is in the Fox Industrial subdivision and water and sewer utilities are located
along Beaver Street. The proposed use will not impact the current water or sewer capacities.
Stormwater management has already been accounted for within the development of the
subdivision and no additional storage would be required as part of this special use.
Existing Conditions:
The existing zoning and land use for properties surrounding the subject property are as
indicated below:
Zoning Land Use
North M-1, Limited Manufacturing District Industrial Buildings
East M-1, Limited Manufacturing District Industrial Buildings
South M-1, Limited Manufacturing District Industrial Buildings
West M-1, Limited Manufacturing District Industrial Buildings
Comprehensive Plan:
The City’s Comprehensive Plan Update 2008 had designated this parcel as “Industrial”
which is intended to allow limited and general manufacturing, assembly, wholesale and
warehouse uses in distinct areas that can be adequately served by transportation and other
infrastructure. As part of the Comprehensive Plan Update, this area is intended to remain as an
Industrial use category.
As part of the recently approved text amendment staff felt that allowing trade/commercial
schools as a special use within the manufacturing districts is consistent with current zoning and
land use trends. Attached is the staff memo from Plan Commission outlining the research for
this text amendment.
Special Use Criteria:
Section 10-4-9F of the City’s Zoning Ordinance establishes standards for special use
requests. No special use shall be recommended by the plan commission unless said commission
shall find that:
1. The establishment, maintenance or operation of the special use will not be unreasonably
detrimental to or endanger the public health, safety, morals, comfort or general welfare.
3
2. The special use will not be injurious to the use and enjoyment of other property in the
immediate vicinity for the purpose already permitted, nor substantially diminish and
impair property values within the neighborhood.
3. The establishment of the special use will not impede the normal and orderly development
and improvement of surrounding property for uses permitted in the district.
4. Adequate utilities, access roads, drainage or other necessary facilities have been or are
being provided.
5. Adequate measures have been or will be taken to provide ingress or egress so designed as
to minimize traffic congestion in the public streets.
6. The special use shall in all other respects conform to the applicable regulations of the
district in which it is located, except as such regulations may in each instance be modified
by the city council pursuant to the recommendations of the plan commission.
The applicant has provided written responses to these special use standards as part of their
application and requests inclusion of those responses into the public record at the June 8,
2016 Plan Commission meeting.
Staff Comments:
The special use request for an alternative school is supported by staff. The current bulk
regulations (setbacks, lot coverage, building height) are being met and the proposed use is
consistent with the current comprehensive plan.
A public hearing is scheduled on June 8, 2016 before the Plan Commission. A
recommendation will be forwarded to the City Council for consideration at the June 28, 2016
regularly scheduled meeting. Staff will be available to answer any question the Economic
Development Committee may have at Monday night’s meeting.
Attachments:
1. Copy of Petitioner’s Application w/exhibits.
2. Plan Commission memo for text amendment.
3. Copy of Public Notice.
4
Background:
As the Plan Commission will recall, the Zoning Ordinance was adopted on November 25,
2014 and placed into effect on January 1, 2015. Since that time, staff has been approached by a
citizen looking to incorporate a private, non-profit alternative school within an M-1 zoning
classified property. Our zoning ordinance currently does not allow trade schools or commercial
schools within a manufacturing district. Staff researched several surrounding municipalities (see
chart below) and found that several of them either permitted trade schools as an outright
allowable use or required a special use in manufacturing districts. Staff felt that allowing trade
schools in the Manufacturing Districts as a special use is consistent with current zoning trends
and would allow, on a case-by-case basis, additional review of surrounding land uses, site layout,
parking, utilities, and traffic.
Trade School Uses in Manufacturing Districts
Municipality Use Permitted Special Use Not Permitted
Plainfield Trade school, music school,
dance school.
X
Oswego Schools; music, dance, business,
commercial or trade.
X
Plano Schools of dance, music, business
or trade.
X
Montgomery Personal and Business Services. X
Naperville Vocational and trade schools. X
Aurora Technical, trade, and other
specialty schools.
X
Sugar Grove Schools, commercial or trade. X
The City of Yorkville currently defines Trade schools only and is defined as, “A school
established to provide for the teaching of industrial, clerical, managerial, or artistic skills. This
definition applies to schools that are owned and operated privately for profit and that do not offer
a complete educational curriculum (e.g., beauty school, modeling school). Staff researched other
definitions similar to trade schools and found the following:
• Montgomery - Personal & Business Services: An establishment that provides services to
consumers (for example, insurance, salon, attorney, veterinarian, teaching facilities for
trades, gymnastics, martial arts etc., consulting and contracting firms etc.).
Memorandum
To: Plan Commission
From: Chris Heinen, Planner
CC: Bart Olson, City Administrator
Krysti Barksdale-Noble, Community Development Director
Date: March 31, 2016
Subject: PC 2016-06 Trade Schools (Text Amendment)
• Sugar Grove - SCHOOL, VOCATIONAL: A secondary or higher education facility
primarily teaching usable skills that prepare students for jobs in a trade and meeting
Illinois' requirements as a vocational facility.
• Naperville - SCHOOL, TRADE OR VOCATIONAL: A school which offers career based
instruction in skilled subjects such as computer repair, network development, graphic
design, multimedia, arts, shorthand, carpentry, drafting and automobile mechanics as part
of a certificate or degree program.
While all of these definitions are similar in nature, there is a growing trend that will need
to be addressed in alternative schools. Currently, Yorkville only allows schools, public or
private, in residentially zoned districts. This creates a burden on smaller, alternative schools.
Finding a location and building a new school is economically unfeasible for these uses. It is also
not a permitted home occupation, so a single family dwelling would not be able to be have a
school. A majority of these alternative schools are typically operated in business areas or
manufacturing areas. The City currently has a few schools operating under the trade school
definition that are located in business zoned properties and staff feels that expanding them into
the manufacturing districts seems to be a logical trend.
Staff Recommendation Summary:
Staff has worked with the City Attorney to revise the definition of trade schools to add
commercial school and allow such schools as a special use in the M-1 & M-2 zoning
classifications. The following proposed text amendments would be:
1. Chapter 2: Rules and Definitions in the Zoning Ordinance to revise the definition of trade
school to include commercial school and define it as “A school established to provide for
the teaching of academic, industrial, clerical, managerial, artistic skills, or alternative
education. This definition applies to schools that are owned and operated privately for
profit or non profit and that may offer a complete education curriculum.”
2. Chapter 6: Permitted and Special Uses in the Zoning Ordinance to identify Commercial
school, trade school as special uses in the M-1 Limited Manufacturing and M-2 General
Manufacturing districts.
This item was discussed at the April 5, 2016 Economic Development Committee
meeting. The committee had some concern that it may be better suited in the M-1 zoning district
only and not a special use in the M-2 zoning district. Staff would like the input from the Plan
Commission regarding this concern. Staff will be available to answer any questions the Plan
Commission may have regarding the proposed text amendment. A recommendation from Plan
Commission will be forwarded to City Council for consideration at the April 26, 2016 regularly
scheduled meeting.
Proposed Motion for Amendment:
In consideration of testimony presented during a Public Hearing on April 13, 2016 and
discussions conducted at that meeting, the Plan Commission recommends approval to the City
Council a request for a text amendment to Chapter 6: Permitted and Special Uses in the
Zoning Ordinance to identify Commercial school, trade school as special uses in the M-1
Limited Manufacturing and M-2 General Manufacturing districts and proposing a text
amendment to Chapter 2: Rules and Definitions in the Zoning Ordinance to redefine the
definition of trade school to “A school established to provide for the teaching of academic,
industrial, clerical, managerial, artistic skills, or alternative education. This definition applies
to schools that are owned and operated privately for profit or non profit and that may offer a
complete education curriculum.” This text amendment will provide regulations for the
establishment and operation of such uses in these zoning districts, subject to staff
recommendations and conditions in a memo dated March 31, 2016, and further subject to
{insert any additional conditions of the Plan Commission}…
Attachments:
1. Current Chapter 6 of the United City of Yorkville’s Municipal Zoning Ordinance.
2. Research on Trade Schools.
3. Copy of Public Notice.
Order ID:4178740
Page 2 of 2
5/11/2016 10:58:15 AMPrinted:
GROSS PRICE * :$171.11
* Agency Commission not included
IL Govt Legal Aurora BeaconPACKAGE NAME:
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached Memo.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #8
Tracking Number
EDC 2016-33
Proposal to Combine the Plan Commission and Zoning Board of Appeals
Economic Development Committee/June 7, 2016
N/A
N/A
N/A
Majority
Feedback and Recommendation to City Council for approval
Ordinance consolidating the duties of the Plan Commission and Zoning Board of
Appeals in to newly formed Planning and Zoning Commission.
Krysti J. Barksdale-Noble, AICP Community Development
Name Department
Request Summary:
A request to amend Title 2, Chapter 1: Plan Commission and Title 2, Chapter 2: Zoning Board
of Appeals of the Yorkville City Code to consolidate the functions and duties of the Plan Commission
and Zoning Board of Appeals into a single recommending body to be known as the “Planning and
Zoning Commission” effective May 21, 2016.
Background:
In 1962, the City adopted an ordinance establishing a Plan Commission, and in 1974, Yorkville
created its Zoning Board of Appeals. Both bodies were established to perform specific duties
regulating land and its development within the corporate boundaries (Zoning Board of Appeals and
Plan Commission) and unincorporated land within 1.5 miles of our city (Plan Commission). A list of
the specific duties is as follows:
Table 1. Duties and Powers of the Plan Commission and Zoning Board of Appeals
Plan Commission (Section 10-4-5) Zoning Board of Appeals (Section 10-4-6)
To hear and report findings and
recommendations to the mayor and city
council on all applications for text
amendments, map amendments and special
use permits.
To hear and decide appeals from any order,
requirement, decision or determination made
by the zoning administrator or officer under
the zoning regulations of this code.
To initiate, direct and review, from time to
time, studies of the provisions of this title, and
to make reports of its recommendations to the
mayor and city council not less frequently
than once each year.
To hear and pass upon applications for
variations from the terms provided in the
zoning ordinance in the manner prescribed by
and subject to the standards established
therein.
To hear and make recommendations to the
mayor and city council on all matters upon
which it is required to pass under this title.
To hear and decide all matters referred to it
and upon which it is required to pass under the
zoning ordinance as prescribed by statute.
To prepare and recommend to the mayor and
city council a comprehensive plan or updates
thereto for the present and future development
or redevelopment of the city.
To enforce and make all decisions under the
sign ordinance.
Memorandum
To: Economic Development Committee
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: April 27, 2016
Subject: Proposal to Combine the Plan Commission & Zoning Board of Appeals
While each commission has suited the community well over the past several decades, there
have been instances where Plan Commission meetings had to be cancelled due to a lack of a quorum.
Since January 2014, there have been three (3) Plan Commission meetings cancelled due to a lack of
attending members or mid-term resignations. This has resulted in an inconvenience to petitioners and
the public seeking to provide comments during scheduled hearings, and ultimately led to the recent
adoption of Ordinance 2016-15 which reduced the size of the Plan Commission from nine (9)
members to seven (7) just to increase the odds of having a quorum.
Additionally, the Zoning Board of Appeals, an ad hoc committee, has not experienced quorum
related issues like the Plan Commission; it has only averaged less than two (2) meetings a year since
January 2014 due to limited agenda items.
Surrounding Communities & Other Committees:
The consolidation of municipalities’ Plan Commission and Zoning Board of Appeals has
become a trend in recent years across the area in an effort to stream line review processes for
applicants and to ensure the public can attend and follow meetings related to all aspects of a project in
a convenient and efficient manner. Staff has researched the following surrounding communities which
have combined their Plan Commission and Zoning Board of Appeals:
Table 2. Communities with Combined Plan Commission and Zoning Board of Appeals
Community Commission/Board Name Membership
Number
Established
Wheaton Planning & Zoning Board 7 members 2001
Oswego Planning & Zoning Commission 7 members 2015
Plano Plan Commission & Zoning Board of Appeals 7 members 2007
Hoffman Estates Planning & Zoning Commission 11 members 2011
Darien Planning & Zoning Commission 9 members 2002
Westmont Planning & Zoning Commission 7 members 1995
Lisle Planning & Zoning Commission 7 members 2003
South Elgin Planning & Zoning Commission 7 members 1999
Proposed Planning and Zoning Commission:
The proposed newly formed Planning and Zoning Commission will consist of seven (7)
appointed members and hold hearings on zoning, variances and other development related matters
formerly conducted separately by the Plan Commissions and Zoning Board of Appeals. A chairperson
will be named at the time of his/her appointment and a vice-chairperson will be selected by the
Planning and Zoning Commission at the beginning of each fiscal year. If approved, the effective date
for the new commission would be May 31, 2016. Below is a summary of the provisions of the
proposed Planning and Zoning Commission.
Terms of Office
Each member of the Commission will serve respectively for the following terms and until a
successor has been appointed: two (2) for one (1) year, two (2) for two (2) years, two (2) for three (3)
years, one (1) for four (4) years; the successor to each member appointed shall serve for a term of four
(4) years. Vacancies on the Commission shall be filled for the unexpired term of the member whose
place has become vacant in the same manner as providing for the appointment of new members. The
Mayor shall have the power to remove any member of the Commission for cause after a public
hearing.
Meetings/Quorums
Meetings of the Commission shall be held at the call of the chairperson or Community
Development Director and at such other times as the Commission may determine. All regular
meetings of the Commission shall be held at City Hall and all meetings shall be open to the public in
accordance with the Open Meetings Act. The chairperson or, in his or her absence, the vice-
chairperson may administer oaths and compel attendance of witnesses. The presence of at least four
(4) members of the Commission shall be necessary to constitute a quorum. The affirmative vote of at
least four (4) members shall be required to approve or recommend any action to the Mayor and City
Council.
Duties
The duties of the Planning and Zoning Commission are as follows:
A. To perform such duties as provided by the previous Plan Commission as specified in Section 2-
1-5, POWERS, of the Yorkville Zoning Ordinance.
B. To perform such duties as provided by the previous Zoning Board of Appeals as specified in
Section 2-2-4, JURISDICTION AND AUTHORITY, of the Yorkville Zoning Ordinance.
C. To perform such duties of a plan commission as authorized by Division 12 of the Illinois
Municipal Code (65 ILCS 5/11-12-1 et seq.).
D. To perform such duties of a zoning board of appeals as authorized by Division 13 of the Illinois
Municipal Code (65 ILCS 5/11-13-1 et seq.).
E. To perform such additional duties as are outlined in the Yorkville Zoning Ordinance, the
Yorkville City Code or the Illinois Municipal Code.”
Staff Comments:
Based upon the recent meeting attendance, lack of agenda items and surrounding community
research, it is the recommendation of the City staff to consolidate the functions of the Plan
Commission and Zoning Board of Appeals into a single recommending body to be known as the
“Planning and Zoning Commission”.
A draft ordinance proposing to consolidate the two (20 hearing bodies is attached for your
consideration. It is staff’s intention to solicit feedback from the Economic Development Committee
and a recommendation for approval to the City Council at their May 10, 2016 meeting. Staff has also
notified all sitting members of the Plan Commission and Zoning Board of Appeals with an offer to
apply for the seven (7) open seats on the newly formed commission. A public announcement will be
made to the residents of Yorkville seeking their interest on the commission as well.
Should you have any questions regarding this request; staff will be available at Monday night’s
meeting.
Ordinance No. 2016-___
Page 1
Ordinance No. 2016-_____
AN ORDINANCE OF THE UNITED CITY OF YORKVILLE, ILLINOIS
CREATING A PLANNING AND ZONING COMMISSION
WHEREAS, the United City of Yorkville (the “City”) is a duly organized and
validly existing non home-rule municipality created in accordance with the Constitution
of the State of Illinois of 1970 and the laws of the State; and,
WHEREAS, the Yorkville City Code established a Plan Commission and Zoning
Board of Appeals to perform such functions and duties as provided in Divisions 12 and
13 of the Illinois Municipal Code (65 ILCS 5/11-13-1 et seq.); and,
WHEREAS, the City desires to assign the functions and duties of the Plan
Commission and Zoning Board of Appeals to a new single Commission to be known as
the Planning and Zoning Commission; and,
WHEREAS, a single Planning and Zoning Commission will allow for greater
efficiency in the holding of hearings and provide for a Commission that has a greater
scope and understanding of the zoning and subdivision processes of the City.
NOW, THEREFORE, BE IT ORDAINED by the Mayor and City Council of
the United City of Yorkville, Kendall County, Illinois, as follows:
Section 1: That Section 2-1-1, of Chapter 1, PLAN COMMISSION, of the
Yorkville City Code is hereby amended to read as follows:
“2-1-1: COMMISSION ABOLISHED
Effective May 31, 2016 the Plan Commission shall be abolished and its functions
and duties shall be transferred to the Planning and Zoning Commission. Wherever in the
Yorkville City Code there is a reference to Plan Commission it shall be construed to
mean the Planning and Zoning Commission”
Section 2: That Section 2-1-2, 2-1-3 and 2-1-4 of Chapter 1, PLAN
COMMISSION, of the Yorkville City Code be and are hereby repealed.
Section 3: That Section 2-2-1, of Chapter 2, ZONING BOARD OF APPEALS, of
the Yorkville City Code is hereby amended to read as follows:
“2-2-1: BOARD ABOLISHED
Effective May 31, 2016 the Zoning Board of Appeals shall be abolished and its
functions and duties shall be transferred to the Planning and Zoning Commission.
Ordinance No. 2016-___
Page 2
Wherever in the Yorkville City Code there is a reference to the Zoning Board of Appeals
it shall be construed to mean the Planning and Zoning Commission”
Section 4: That Section 2-2-2, 2-2-3 and 2-2-5 of Chapter 2, ZONING BOARD
OF APPEALS, of the Yorkville City Code be and are hereby repealed.
Section 5: That Title 2, Chapter 9, PLANNING AND ZONING COMMISSION,
be and is hereby added to the Yorkville City Code to read as follows:
“Chapter 9
ZONING AND PLANNING COMMISSION
2-9-1: ESTABLISHMENT:
Effective May 31, 2016 there is hereby established a Planning and Zoning Commission
that shall assume jurisdiction of all matters previously assigned to the Zoning Board of
Appeals and the Planning Commission. Any reference in this Title or in the Yorkville
City Code to the Zoning Board of Appeals or the Planning Commission shall mean the
Planning and Zoning Commission as established in this chapter.
2-9-2: MEMBERSHIP; APPOINTMENT; COMPENSATION:
The Planning and Zoning Commission shall be composed of seven (7) members, all of
whom shall reside within the City. The Commission members shall be appointed by the
Mayor, with the advice and consent of the City Council. One (1) of the members
appointed shall be named as chairperson at the time of his appointment. At the beginning
of each fiscal year, the Commission shall elect a vice-chairperson. In the performance of
its duties, the Commission may incur such expenditures as shall be authorized by the
corporate authorities. Each member of the Commission shall receive for their services
such compensation, if any, as is determined from time to time by the corporate
authorities.
2-9-3: TERMS OF OFFICE; VACANCIES; REMOVAL:
Each member of the Commission will serve respectively for the following terms and until
a successor has been appointed: two (2) for one (1) year, two (2) for two (2) years, two
(2) for three (3) years, one (1) for four (4) years; the successor to each member appointed
shall serve for a term of four (4) years. Vacancies on the Commission shall be filled for
the unexpired term of the member whose place has become vacant in the same manner as
providing for the appointment of new members. The Mayor shall have the power to
remove any member of the Commission for cause after a public hearing.
2-9-4: MEETINGS; QUORUM:
Meetings of the Commission shall be held at the call of the chairperson or Community
Development Director and at such other times as the Commission may determine. All
Ordinance No. 2016-___
Page 3
regular meetings of the Commission shall be held at City Hall and all meetings shall be
open to the public in accordance with the Open Meetings Act. The chairperson or, in his
or her absence, the vice-chairperson may administer oaths and compel attendance of
witnesses. The presence of at least four (4) members of the Commission shall be
necessary to constitute a quorum. The affirmative vote of at least four (4) members shall
be required to approve or recommend any action to the Mayor and City Council
2-9-5 RECORDS:
The Commission may adopt its own rules of procedures consistent with this Title and
applicable state statutes. The Commission shall keep a record of its own proceedings,
showing the vote of each member upon each question, or, if absent or failing to vote,
indicating such fact, and shall also keep records of its hearings and other official actions.
Findings of fact shall be included in the minutes of each case where required and the
reasons for approving or denying such case shall be specified. All records of
proceedings, findings, determinations and actions of the Commission shall be filed
immediately in the office of the Community Development Director and shall be a public
record.
2-9-6 DUTIES:
The duties of the Planning and Zoning Commission are as follows:
A. To perform such duties as provided by the previous Plan Commission as specified
in Section 2-1-5, POWERS, of the Yorkville Zoning Ordinance.
B. To perform such duties as provided by the previous Zoning Board of Appeals as
specified in Section 2-2-4, JURISDICTION AND AUTHORITY, of the Yorkville
Zoning Ordinance.
C. To perform such duties of a plan commission as authorized by Division 12 of the
Illinois Municipal Code (65 ILCS 5/11-12-1 et seq.).
D. To perform such duties of a zoning board of appeals as authorized by Division 13
of the Illinois Municipal Code (65 ILCS 5/11-13-1 et seq.).
E. To perform such additional duties as are outlined in the Yorkville Zoning
Ordinance, the Yorkville City Code or the Illinois Municipal Code.”
Section 6: This Ordinance shall be in full force and effect upon its passage,
approval, and publication as provided by law.
Passed by the City Council of the United City of Yorkville, Kendall County, Illinois this
________ day of _______, 2016.
______________________________
CITY CLERK
Ordinance No. 2016-___
Page 4
CARLO COLOSIMO ________ KEN KOCH ________
JACKIE MILSCHEWSKI ________ LARRY KOT ________
CHRIS FUNKHOUSER ________ JOEL FRIEDERS ________
DIANE TEELING ________ SEAVER TARULIS ________
Approved by me, as Mayor of the United City of Yorkville, Kendall County, Illinois, this
_____ day of _______________ 2016.
______________________________
MAYOR
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Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached memo.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #9
Tracking Number
EDC 2016-34
New Tenant Occupancy Letters
Economic Development Committee/June 7, 2016
None
Feedback and Direction
Proposed new Annual Non-Residential Occupancy Notification Letter
Krysti J. Barksdale-Noble, AICP Community Development
Name Department
In an effort to keep track of changes in occupancy of leased non-residential space, the
Community Development Department is proposing to implement an annual notification letter to
landlords/property owners making them aware that any tenant space that has changed occupancy
is required to notify the City and complete an application for occupancy (see attached draft). As
part of the application, a walkthrough inspection will be conducted by the City’s Building Code
Official and Fire Marshal as well as zoning review. Once completed, an occupancy permit is
issued.
Occupancy Permit Requirement
Since the adoption of the 2000 International Building Code (IBC) by the City in January
2003 via Ord. 2003-01, the requirement for an occupancy permit, which also applies to changes
of uses within the structure, has been in place. This requirement has carried over as part of the
current 2009 International Building Code adopted by the City in July 2011 via Ordinance 2011-
32. Per the building code, “no building or structure shall be used or occupied, and no change in
the existing occupancy classification of a building or structure or portion thereof shall be made
until the building official has issued a certificate of occupancy…after the building official
inspects the building or structure and finds no violation of the provisions of the building code or
other laws enforced by the department, the building official shall issue a certificate of
occupancy.”
Prior to the adoption of the 2000 IBC, the City had not required occupancy permits
beyond the initial permit issued after a building had been constructed and enforcement with
regards to changes in occupancy was not routinely carried out until 2010, in anticipation of
adopting the 2009 IBC. The fees charged for the initial certificate of occupancy for new
construction projects, major remodels for existing buildings and additions to structures is
included in the overall building permit fee. However, the fee for a Change in Occupancy Permit
is $50.00 and covers the administrative cost for the building official to inspect the property and
update the building files.
The occupancy permit and inspection is put in place to ensure the building and/or unit to
be leased or purchased is safe and the use is permissible in the location proposed. The site
inspection will include the inspection of the following:
• Complaint with Zoning Code for Use (Building & Zoning)
• Emergency egress lighting installed and operational (Fire & Building)
• Required fire extinguishers installed and have current certification (Fire)
• Required exit signs installed and operational (Fire & Building)
Memorandum
To: Economic Development Committee
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Peter Ratos, Building Code Official
Date: April 28, 2016
Subject: New Tenant Occupancy Letters
• Operating hardware for egress components meet accessibility requirements
(Building)
• Domestic water supply installed and metered with current certification on any
installed cross-connection prevention devices (Building)
• Sanitary requirements are in place and operational (Building)
• Electrical systems visually inspected for safety (Building)
• Any existing fire suppression system and or fire alarm system is operational and
has current certification (Fire)
Challenges with Past Occupancies
Since the requirement for Change in Occupancy permits in 2010, the City had mainly
relied upon the following to know if a change in occupancy had occurred: the owners contacting
the City seeking a business license 1; reports from the Fire Marshal who has the authority to
conduct annual inspections of all commercial properties within his/her jurisdiction; and random
field inspections by our building department. We have also received notifications by the
Chamber of Commerce of new businesses opening up within our community. However, with this
reactionary approach, there have been instances where businesses have occupied spaces, as
leased tenants or owners, without obtaining an occupancy permit and were found to be in
violation of either the building code or zoning code for the proposed use (e.g. Crossfit).
Once a business or tenant has occupied the premises, and found to be in violation of
either a building code or zoning code provision, it is an arduous process for the City to gain
compliance in a relatively short amount of time, as inspections, citations and hearings may have
to take place. Additionally, it can be costly to the owner or tenant to either meet the building
code’s requirement for compliance or possibly lose a tenant or close a business.
Approach to Achieving Better Compliance
Staff is seeking to have more of a pre-emptive and active approach to compliance with the
Change in Occupancy permit requirement through education and outreach. Therefore, we are
proposing the following:
a. A proactive letter to all businesses clarifying the regulation
i. The annual letter doesn’t require a response or any immediate action from
the landlords or building owners. It is just information on what the Change
in Occupancy permit is, why it is beneficial to them and what to expect
should as part of the application process.
b. Coordination with the Fire Marshal during annual inspections
i. Per State Law, the Fire Marshall has the right of entry and may never be
refused into any commercial structure under his jurisdiction. The law also
mandates that he inspects any and all commercial structures at least once
per year for violations of the Life Safety Code and Fire Code.
ii. Staff proposes to coordinate between the Fire Marshal and City Code
Official to conduct either joint inspections or receive inspection reports
from the Fire Marshal.
1 While most municipalities require business licenses as means for tracking commercial occupancies within their
community, Yorkville does not.
iii. Joint inspections are being considered since the Building Code Official
does not have the right to entry and may be refused entrance unless there
is an open permit for the structure or a potential life safety matter has been
identified.
iv. If during these inspections, a building or zoning code violation is present,
the Building Code Official has the authorization to, in writing, suspend or
revoke a certificate of occupancy until the violation is remedied.
c. Zoning review
i. Upon receipt of the application for Change in Occupancy Permit, a zoning
review for the proposed use will be conducted. In addition, based upon the
information received from the Fire Marshal and Building Code Officials
annual inspections, if a potential use is inconsistent with the zoning
provisions, a notification of zoning violation will be provided to the
property owner and followed up upon until satisfactorily resolved.
Research of Surrounding Communities
Below is a table of surrounding and area communities which also require permits when
non-residential businesses change users/uses, as well as the fees associated with those permits.
Table 1. Surrounding Communities which require Commercial Occupancy Permits
COMMUNITY PERMIT TYPE FEE
Naperville Business Occupancy Permit $77.00 for Business
$138.00 for Restaurant
Oswego Change of Occupancy Permit $90.00
Plainfield Commercial Change of Occupancy $20.00
Sugar Grove Commercial Change of Occupancy $100.00
Montgomery Certificate of Occupancy $40.00
Aurora Commercial Certificate of Occupancy $166.00
Orland Park Commercial Occupancy $145.00 Building Inspection Fee
$40.00 Zoning Permit Fee
O’Fallon Commercial Occupancy Permit Fee Varies on Size of
Building ($50-$60)
Staff is looking for any feedback the Economic Development Committee may have prior
to implementing this program to send annual occupancy notification letters to property owners of
non-residential tenant spaces. Should you have any questions regarding the proposed draft letter;
staff will be available at Monday night’s meeting.
Dear Sir or Madam:
RE: Annual Notice Regarding New Leases of Tenant Spaces
The United City of Yorkville would like to thank you for being a valued member of our
community. In an effort to provide the best protection of property and property owners we have
adopted and enforce the 2009 International Building Code. As part of that code, a certificate of
occupancy is required for all non-residential changes of occupancy, such as when a new tenant
leases or a buyer purchases a commercial building. The code states:
SECTION 111
CERTIFICATE OF OCCUPANCY
111.1 Use and occupancy. No building or structure shall be used or occupied, and
no change in the existing occupancy classification of a building or structure or
portion thereof shall be made, until the building official has issued a certificate of
occupancy therefore as provided herein. Issuance of a certificate of occupancy shall
not be construed as an approval of a violation of the provisions of this code or of
other ordinances of the jurisdiction.
The occupancy permit and inspection is put in place to ensure the building and/or unit to be
leased or purchased is safe and the use is permissible in the location proposed. Therefore, please
have any new tenants fill out the attached Non-Residential Change of Occupancy and submit to
the Community Development/Building and Zoning Department for review.
Upon issuance of the permit, the Building Code Official and the Fire Marshal will inspect the
structure. If there are no violations of the provisions of this code or other laws that are enforced
by the departments, the Building Code Official shall issue a certificate of occupancy.
The site inspection shall include the inspection of the following:
• Compliance with Zoning Code for Use
• Emergency egress lighting installed and operational
• Required fire extinguishers installed and have current certification
• Required exit signs installed and operational
• Operating hardware for egress components meet accessibility requirements
United City of Yorkville
800 Game Farm Road
Yorkville, Illinois 60560
Telephone: 630-553-4350
Fax: 630-553-7575
www.yorkville.il.us
• Domestic water supply installed and metered with current certification on any
installed cross-connection prevention devices
• Sanitary requirements are in place and operational
• Electrical systems visually inspected for safety
• Any existing fire suppression system and or fire alarm system is operational and
has current certification
Thank you for your attention to this matter. Should you have any questions, or if we can be of
further assistance, please do not hesitate to call our offices at 630-553-8545, Monday through
Friday, between the hours of 8:30am and 4:30pm, or email Dee Weinert, Administrative
Assistant for the Building Department at dweinert@yorkville.il.us.
Sincerely,
Pete Ratos
Building Code Official
United City of Yorkville
Have a question or comment about this agenda item?
Call us Monday-Friday, 8:00am to 4:30pm at 630-553-4350, email us at agendas@yorkville.il.us, post at www.facebook.com/CityofYorkville,
tweet us at @CityofYorkville, and/or contact any of your elected officials at http://www.yorkville.il.us/gov_officials.php
Agenda Item Summary Memo
Title:
Meeting and Date:
Synopsis:
Council Action Previously Taken:
Date of Action: Action Taken:
Item Number:
Type of Vote Required:
Council Action Requested:
Submitted by:
Agenda Item Notes:
See attached memo.
Reviewed By:
Legal
Finance
Engineer
City Administrator
Human Resources
Community Development
Police
Public Works
Parks and Recreation
Agenda Item Number
NB #10
Tracking Number
EDC 2016-35
Commercial and Industrial Incentives
EDC/June 7, 2016
None
Informational
Discussion of commercial and industrial incentives to attract and retain businesses.
Krysti Barksdale-Noble Community Development
Name Department
Summary
As the EDC is aware from our last discussion of this item in January, staff has looked at
various ways a comprehensive incentive program could work for all commercial and industrial
projects that would attract or retain businesses in Yorkville. This included reviewing the current
incentives Yorkville has offered (i.e. Tax Increment Finance Districts and Sales Tax Rebates) as
well as those offered by Federal/State and County government (Grants, Loans and Tax
Abatements). However, we have come to the conclusion that from an Economic Development
perspective that any strategy to entice or hold on to commercial or industrial developments
would be best served on a case-by-case and site specific basis.
Merit of Case by Case Analysis
Incentives on a case-by-case scenario allows to City to properly weigh the benefit of the
proposed development project to the incentive offered. While Tax Increment Finance (TIF)
Redevelopment Agreements and Sales Tax Rebates may be presented as comprehensive
incentive programs, they are effective in providing customized inducements based upon the
individual users increased real estate tax assessment or sales tax dollars generated, respectively.
These inducements can differ in the term (length of time), set a fixed rate or capped amount
(percentage or dollar amount), and furthermore, no upfront City funds are expended with either
approach.
Throughout the region, state and country, all levels of governmental agencies have
historically offered economic development incentives to attract business activity, retain employment,
encourage investment and spur revitalization in distressed districts. Similarly, Yorkville has
established policies and entered into development agreements with individual businesses to forward
the economic health of the commercial and industrial sectors within the community which have
seemed to work. To further this site specific/project specific inducement approach, this memo is
intended to provide a case study of a potential developable tract of land which has been marketed
and seriously considered by several potential buyers for redevelopment over the past several
years, yet remains unsold and vacant to evaluate which incentive approaches are available and
most effective to offer a potential future developer.
Case Study – Lincoln Prairie
Lincoln Prairie is an undeveloped approximately 326-acre land area annexed into the City of
Yorkville in 2005. Consisting of six (6) parcels located south of Corneils Road and north of Faxon
Road, just east of Eldamain Road, the land is bisected by a Commonwealth Edison (Com Ed)
substation utility easement. The entire annexed property is currently zoned within the M-2 General
Manufacturing District. Below is a summary of the property, along with its strengths and challenges
for redevelopment. Finally, there is also a summary of opportunities and limits for incentives.
Memorandum
To: Economic Development Committee
From: Krysti J. Barksdale-Noble, Community Development Director
CC: Bart Olson, City Administrator
Date: June 1, 2016
Subject: Commercial and Industrial Incentive Policy – Case Study
LINCOLN PRAIRIE, YORKVILLE, IL 60560
• Potential for Industrial Master Planned Park
• Zoned M-2 General Manufacturing District
o No maximum density
o No maximum building height
o Maximum lot coverage is 60%
o Maximum Floor Area Ratio .85
• BNSF Rail Spur in place with established service seven (7) days a week
• Adjacent & Nearby Land Users: ComEd, Menards and Wrigley Manufacturing
(located approximately 1.5 miles to the east)
• Located near major transportation arterials: US 34, IL 47, IL 71 and IL 126 as well as
access to I-88 to the north, I-80 to the south and I-55 to the east.
• Approved Land Plan available
LINCOLN PRAIRIE –
DEVELOPMENT STRENGTHS
LINCOLN PRAIRIE –
DEVELOPMENT CHALLENGES
• M-2 Zoning Designation allows
for the most intensive uses
• Kendall County Eldamain Reconstruction Agreement
(recapture of $336.59/lineal foot along Eldamain
Road payable to Kendall County within 180 days of
recording a Final Plat.)
• Potentially $1.5 million in recapture costs paid by the
developer.
• Size of the site can accommodate
multiple users/uses and
• Nearest Water connection is over 2,400 lineal feet to
the southeast of the property on Faxon Road in
228.56 acres
98.22 acres
configurations Kylyn’s Ridge subdivision.
• Estimated cost to extend water is approx. $3.8 million
• Low Real Estate Taxes • Nearest Sewer Connection is over 2,400 lineal feet
just to the east of the Rob Roy Creek.
• Estimated cost to extend sewer is approx. $1.2 million
• Operational rail spur on site • Annexation into YBSD required.
• Local demographic profile of
diverse, highly skilled and well-
educated labor force
• Portions of property located in a Flood Zone (AE
Flood Plain) wetlands.
Opportunity and Limits of Incentives
This case study presents the opportunity for two (2) effective incentive tools to induce
redevelopment of the Lincoln Prairie property, real estate tax abatement and city funded
infrastructure extension to the site.
The real estate tax abatement would help to offset the developer’s soft costs towards
redevelopment (site planning and preparation). This approach was also used in the Wrigley incentive
package. While the state of Illinois caps real estate tax abatement incentives at $4 million per project,
this type of incentive may make this property more appealing to potential developer is such an
incentive is not offered elsewhere or at least remain competitive.
In addition, due to the high expense to supply the property with public utilities (total estimate
$5 million), the city may chose to front fund the expense to extend the necessary infrastructure to
entice potential future developers. This pre-emptive “if you build it, they will come” approach can be
offset by water sales or other taxing authority the City has available. Again, this places the property
at a strong vantage point for redevelopment to have utilities readily accessible in addition to the other
site strengths.
Either incentive, alone or in combination, would be the most effective incentive the City
could offer for this particular property. There is also the possibility of the City creating an Enterprise
Zone 1 in this area, which would offer State incentives and certain exemptions such as relief from
state utility taxes and telecommunication excise taxes to induce redevelopment.
While there are other incentive tools available, such as Tax Increment Finance (TIF) Districts
or sales tax rebates, neither would work for a proposed industrial user. That is why staff strongly
recommends the case-by-case approach to tailor the incentive to the property and the future potential
user.
Staff Comments
Staff is seeking any input the EDC members may have regarding the case-by-case approach
to economic development and any direction with regards to identifying specific sites that staff should
concentrate on analyzing and preparing a similar case study for incentives. It is our desire to work
with the Economic Development consultant to create a database or property profile for these
properties, identifying the strengths and challenges for redevelopment along with recommended
economic incentive strategies. Should you have any questions; staff will be available at Tuesday
night’s meeting for discussion.
1 http://www.illinois.gov/dceo/ExpandRelocate/Incentives/taxassistance/Pages/EnterpriseZone.aspx