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Zoning Board of Appeals Packet 2006 04-19-06 `' ED C/T United City of Yorkville Memo r 800 Game Farm Road EST: 1836 Yorkville, Illinois 60560 Telephone: 630-553-4350 o� rw p Fax: 630-553-7575 ,2 SCE AGENDA ZONING BOARD OF APPEALS WEDNESDAY, April 19,2006 7:00 P.M. City Council Chambers Meeting called to order: 7:00 p.m. Roll Call: Previous Meeting Minutes (Corrections/Approval): January 10, 2006 Public Hearings: 1. ZBA 2006-12 HRM Properties, petitioners,have filed an application with the United City of Yorkville, Kendall County, Illinois seeking a variance to the Building Regulations Section 8- 11-4C-2 Permitted Signs in Business Districts increasing the number of signs to three, from two. The property is located at the southeast corner of Route 47 and Route 126, Yorkville, Kendall County, Illinois. New Business: 1. ZBA 2006-12 HRM Properties,petitioners, have filed an application with the United City of Yorkville, Kendall County, Illinois seeking a variance to the Building Regulations Section 8- 1 1-4C-2 Permitted Signs in Business Districts increasing the number of signs to three, from two. The property is located at the southeast corner of Route 47 and Route 126, Yorkville, Kendall County, Illinois. Additional Business: Adjournment: Page 1 of 5 RAF UNITED CITY OF YORKVILLE ZONING BOARD OF APPEALS MEETING Tuesday,January 10,2006,7PM City Conference Room Board Members in Attendance Bill Davis Harold Feltz Mike Skinner Ryan Woods(wT.7:15pm) Ben Moe Other City Staff in Attendance Anna Kurtzman, ICCI Guests Sam Saravanos, Saravanos Properties Cheryl Grate, Grate Signs Larry Saravanos, Saravanos Properties Lynn Dubajic, Yorkville Economic Development Director The meeting was called to order at 7:05pm by Chairman Bill Davis. Roll call was taken and a quorum was established. Previous Meeting Minutes: September 8, 2005 minutes unanimously approved on a motion and second by Harold Feltz and Ben Moe. October 17, 2005 minutes unanimously approved on a motion and second by Ben Moe and Mike Skinner. January 8, 2004 minutes: it was noted by Ms. Kurtzman that these minutes were only informally approved on March 24, 2004 because there was no quorum at that time. On a motion by Mike Skinner and second by Harold Feltz, these were unanimously approved. Public Hearing; Chairman Davis asked for a motion to open the Public Hearing. Mr. Feltz moved and Mr. Moe seconded a motion to open this hearing. Motion approved by all. Page 2 of 5 The request for a variance was filed by Larry Saravanos of Saravanos Properties. He requested to install a freestanding sign(at 7131 Route 47)that is larger than the current ordinance allows. Cheryl Grate introduced herself as a representative of Grate Signs. She said the sign being requested is 216 square feet and a height of 27 feet. She noted the current ordinance allows for a 100 square foot sign with a height of 20 feet. The larger sign is being requested because of the overall size of the development. The sign is also being requested on behalf of the tenants who are in the back portion of the development to allow them maximum exposure for their businesses. For reference and comparison purposes,Ms. Grate produced 2 photos of 100 square foot signs, those being the signs for Pro Golf and Hair Cuttery on Rt. 47. She also showed a photo of the Menard's sign that is 340 square feet and a height of 35 feet. She said that each of the tenants in the Saravanos development would receive 9 square feet of space on the sign. The development being discussed is named Stagecoach Crossing. She described their sign as having a roof that mimics the roof of the shopping plaza and brick pylons would be used rather than sheet metal poles. Ms. Grate noted that the developer was spending extra money to make this sign aesthetically pleasing. Mr. Feltz asked if there was a drawing to illustrate what the plaza would look like. Though there was no drawing, Sam Saravanos gave a brief overview of the number of units and square footage in the plaza. It was noted that the outlots would have their own signage. There will also be signs on each unit as well. There was no further discussion and Chairman Davis asked for a motion to close the Public Hearing. So moved by Mike Skinner and seconded by Ben Moe. Carried. New Business: Mr. Feltz moved and Mr. Moe seconded to enter into New Business. Carried. Discussion was begun with Mr. Skinner stating that this request is beyond the scope of authority of this Board because it exceeds 35%of the allowable height. Because of this, the Board could only make a recommendation to the City Council. Ms. Kurtzman stated that each lot on this property would be allowed a sign and a sign above each door. It was noted that the entire property is owned by one person,but there are five buildings. Mr. Skinner stated that he felt the sign was just too large and is almost double the maximum allowed. However,he added that it is a hardship because the property is landlocked. He also commented that this property could theoretically be subdivided. He concluded by saying the sign was too big and would be contrary to the codes adopted by Page 3 of 5 the City. Mr. Feltz said he thought the sign would be OK,however,he added that if the property were divided, the process would need to start again for signage. In further discussion, Ms. Grate said that the businesses in this development would not be national chains with extensive advertising and their signage is very important. Ms. Dubajic then spoke and said the Council is directing her to entice small businesses as well as the big retailers. She said this area in question is in great need of the type of businesses that will be tenants there. Due to the configuration of the property, the tenants will be at a disadvantage. These things should be considered in the decision the Board makes. Mr. Skinner felt that the building was built without thought given to the signage. He said the City needs to address such situations so that the City does not allow unlimited signs. It was suggested by Mr. Woods,that there might not be 20 tenants,therefore eliminating the need for so many names on the sign. The divider bars on the sign can be moved to adjust to the number of tenants. Mr. Skinner asked if signage was discussed at Plan Commission meetings. It is not discussed there. Since similar situations might arise in the future,he suggested that such large signs should be discussed as part of the PUD or pre-annexation agreements. He also suggested that the size of the sign should be proportionate to the square footage of retail space. Finally,he recommended that the Council should address the sign ordinance to reflect the needs of each individual parcel and the sign should be approved at the time of the permit. Mr. Moe felt this was a hardship for the property owner and that the current codes do not accommodate the various situations that might arise. He also said it discourages a larger number of stores and that the sign ordinance should be tied to the number of stores or square footage. Mr. Davis concurred with this assessment and also asked if the white background could be muted with an ivory background. He also suggested using ground lights to illuminate the sign. Ms. Grate did not feel floodlights would be a good application and she indicated inside lighting would be a more viable solution. Other sign configurations were also briefly discussed to reduce the overall height. Mr. Davis said he was concerned about setting a precedent if larger developments came in and requested even larger signs based on the number of tenants. The Jewel sign was also discussed and it was noted that the smaller businesses are not advertised on this sign,however,they are thriving. Ms. Dubajic also agreed that the sign ordinance needs to be revisited. Page 4 of 5 The committee then entered into the Finding of Fact. 1. The committee agreed that there were unique physical characteristics of this property: the shape of the lot,units are set back. 2. They also agreed that the available locations for signage were limited due to the number of buildings, the buildings being set back and the fact that there is only one entrance. 3. Effects on motor and pedestrian traffic: It was noted the sign will be on private property, not on the right-of-way,will need to be lit and would not impede traffic, sign will be visible to roadway. The committee decided that the sign would not pose any danger to foot or motor traffic. 4. How much more cost will the applicant incur if they comply with the wishes of the committee? The committee said the applicant could potentially have 20 small signs and no real exposure for the shopping plaza causing a business to potentially fail. 5. Would the granting of the variance cause a public nuisance? The Board said that no harm would come to the public with the proposed sign. 6. Does this variance request meet the intent of the signage code? It was thought that this does not meet the general intent and that the code needs to be reviewed. The Board then discussed how to restrict additional signs for this property if it were ever to be split. They considered the language needed in a recommendation to prevent this. The recommended motion as suggested by Ms. Kurtzman was to approve the two variances regarding the height and size subject to no further ground or pole signs on the property regardless of any future division of the land. Mr. Davis suggested amending it to use ivory background instead of white. Ms. Grate said it can be done,but the tenants are not known at this time and an ivory color may not go well with some color schemes. However, she said that a"Lexan"plastic could be used to provide the desired muted effect. She also offered that a separate disconnect switch could be installed so that all panels do not need to be lit until there is a tenant listed. After the above discussion, the motion was formally stated: Ben Moe moved and Harold Feltz seconded a motion to recommend approval of the two variances regarding the height and size, subject to no further ground or pole signs on the property regardless of any future division of land. Also, the background color will be amended to "Lexan" plastic and a disconnect switch will be installed to only light the top half of the sign until the tenants are all in place. A roll call was then taken and it was passed unanimously. This matter now moves to the C.O.W on February 7a`with a vote on February 14th • f Page 5of5 A second motion was made by Ryan Woods and seconded by Ben Moe to recommend to the City Council, that a task force/ad hoc committee be formed to review the sign ordinance before any further sign variances are processed to reflect the growth in Yorkville and technological advances occurring This motion was then discussed. Ms. Dubajic said that any nearby future development may be at a disadvantage if they are not allowed a similar size sign. She added that smaller businesses will be hurt if they are not allowed signage and that big businesses are granted signs through their PUD's. The committee recognized that national retailers already have name recognition and do not necessarily require larger signs. This matter will be discussed at a future C.O.W. Ms. Kurtzman will provide a report to the Council regarding the approved variance and the recommendation to form a task force. Bill Davis added that he is not sure if the ordinance actually needs revision,but he said that two of the Zoning Board members should be part of the committee. Mr. Woods said he recommends that the multi-tenant type of sign not be allowed. A vote was then taken on the above motion regarding the task force. The motion carried unanimously on a roll call vote. Additional Business: Mr. Skinner asked if the new code books for the 2006 building code were available. Ms. Kurtzman said the books had not been adopted yet by the City Council. There was no further business and the meeting was adjourned at 9:28pm on a motion by Ben Moe and Harold Feltz. Carried. Minutes submitted by Marlys Young, Minute Taker CST o United City of Yorkville Memo 800 Game Farm Road EST: 1836 Yorkville, Illinois 60560 Telephone: 630-553-4350 Fax: 630-553-7575 LE 2 Date: April 10, 2006 To: Zoning Board of Appeals From: Lisa Pickering, Office Assistant Subject: Additional information for Zoning Board of Appeals meeting—April 19, 2006 Attached please find a memo from City Engineer Joe Wywrot for the Cozy Corner Subdivision— Sign Variance Request. Please add this information to your packet. t r . Cl,. United City of Yorkville Memo �? �'" 800 Game Farm Road E E sss Yorkville, Illinois 60560 Telephone: 630-553-8545 Fax: 630-553-3436 ALE Date: April 7, 2006 To: Anna Kurtzman, AICP From: Joe Wywrot, City Engineer CC: John Crois, Interim City Administrator Bill Dettmer, Code Official Travis Miller, Community Development Director Subject: Cozy Corner Subdivision— Sign Variance Request ZBA#2006-12 1 have reviewed the proposed variance request, and have no objection to the number of signs requested. I do recommend, however,that the location of all signs be located outside any existing or proposed utility easements. We normally require utility easements around the perimeter of all developments. Locating signs of this type in an easement would violate the terms of the easement, and from a practical point of view make the easement near the sign unusable. All of the signs as shown fall within proposed easements. I recommend that Sign#1 be moved 5 feet to the east. Sign#2 should be moved to the west side of the Rt. 126 driveway and 15 feet off the IDOT right-of-way line. Sign#3 should be moved to the landscaped area immediately west of the south building. If you have any questions regarding this matter,please see me. CIT o United City of Yorkville J .n County Seat of Kendall County 800 Game Farm Road Esr. Yorkville, Illinois, 60560 Telephone: 630-553-4350 0 Fax: 630-553-7575 9 0, 0 Website: www.yorkville.il.us SCE April 5, 2006 TO: Zoning Board of Appeals FROM: Anna B. Kurtzman, AICP SUBJECT: Sign Variance Request SEC RT 47 (S. Bridge Street) & RT 126 (Schoolhouse Rd) ZBA 2006-12 HEARING DATE: The City has received an application for a variance from the City's Sign Code. A public hearing has been scheduled before the Zoning Board of Appeals to be held on Wednesday,April 19, 2006, at 7:00 pm at City Hall. REQUEST: The applicant, HRM Properties and Development, owns the 2.28 acre commercial property at the southeast corner of Route 47 (South Bridge Street) and Route 126 (Schoolhouse Rd). This developing lot is zoned B-3 (Service Business District). The applicant is seeking relief from Section 8-11.4.C.2 of the Municipal Code. This section of the code states that,within the business district, a property is entitled to one ground or pole sign per street frontage. This property abuts two streets and therefore is entitled to a maximum of two ground or pole signs. The applicant is seeking to place a total of three pole signs on the property as depicted on the attached site plan. Each of the three signs will meet the height requirements (no higher than 20 feet from the ground) and area(sign area will be 96 sq ft, less than the maximum allowable of 100 sq ft). STANDARDS FOR GRANTING A VARIANCE: Section 8-11-1 lFof the Municipal Code states: "The zoning board of appeals shall require from the applicants such sketches, drawings, or photographs as shall be necessary to indicate the present condition of the property or sign and the condition of the property or sign after the variation is granted. The zoning board of appeals may impose reasonable restrictions or conditions which the applicant shall be required to observe if the variance is granted. In considering the applications for variance, the zoning board of appeals shall consider: 1. any unique physical property of the land involved, 2. the available locations for adequate signing on the property, r Zoning Board of Appeals SEC Rt 47 &Rt 126—ZBA 2006-12 April 5, 2006 Page 2 of 2 3. the effect of the proposed sign on pedestrian and motor traffic, 4. the cost to the applicant of complying with this chapter as opposed to the detriment, if any, 5. to the public from the granting of the variance, and 6. general intent of this chapter. DECISSION Upon closing the hearing, staff requests that the Zoning Board of Appeals make findings based upon each of the standards listed above for each variance being sought. The purpose of the standards is to help guide you in making your decision. (Section 10-14-5(D) outlines occasions when the Zoning Board of Appeals may make a final decision. Variances from Section 8-11-4C are not covered by this section therefore, the ZBA will be making a recommendation to the City Council regarding this variance.) After making your findings, staff recommends that the Board make a recommendation regarding each variance sought, which will then be forwarded to the City Council. If you so desire, your recommendation(s)may include recommended conditions or restrictions. /abk Attachments C: S. Hornik Filename: C:\Documents and Settings\Anna\My Documents\ZBA\Staff report 4-5-06.doc s United City of Yorkville County Seat of Kendall County EST. �� 1836 800 Game Farm Road ��_ W Yorkville,Illinois 60560 o L�J n 0 Phone:630-553-4350 � v�2 Fax:630-553-7575 LE �V APPLICATION VARIANCE REQUEST Date of Submission: -I S -0& 1. Name of Petitioner(s): t-1 I- ,ew� Address: -0 U nTv >r^^ t,.•�-P 5�-r��Phone Number: 630 / S°I-l a Fax Number: (v 3a/ 9-S '7- °9 D 2. Name of holder of legal title, if different from#1: 3. If legal title is held in a land trust, list the names of all holders of any beneficial interest therein: 4. a. Street address and physical location of subject property: 5 G- Lo rear 0 L 0.t W7 D,a- . 1 a 4, b. Proposed name of subdivision(if any): c. Legal description of property for which zoning variance is sought: (If more space is needed, attach as"Exhibit A".) d. Kendall County Parcel Number(s) of property for which variance is sought: os "Z9-t.4,00 --007 v - 32 "1-I00-001 p - 3 —4 o—o0 5. Names and addresses of any adjoining or contiguous landowners and property owners within 250' of subject parcel for which variance is requested entitled to notice of petition under any applicable City ordinance or State Statute: (Attach a separate list as"Exhibit B".) 6. State the variance requested and the City ordinance including the section numbers to be varied: �1� S ��..gn�-ter �F Svc N aC rte• ; Hed S;4K 5 ) Page 1 of 3 United City of York-Ole Variance Request Application Revised: 2/27/04 7. Name, address, phone number and fax number of person to whom inquiries regarding this petition may be directed: H i, 30.0 P10 w 0 co3� /�Sg toH� fix' 6 �0 �gs°I-egf3 Attorney: Name: W)a, ,c L —3 Address: 11 v 7 i, S o r rl, 0,1-2-45-f S f f { (- Phone Number: u 30/SS 7- S oo Fax Number: 4 3o / S S 3 LTG�f 8. Submit application with a filing fee in the amount of$85.00. Note: Owner/Developer will be responsible for payment of recording fees and costs, public hearing costs including.a written transcription of public hearing and outside consultant costs(i.e. legal review, land planner, zoning coordinator, environmental, etc.). Should Owner/Developer not pay these fees directly,they will be responsible for reimbursing the United City of Yorkville for the aforementioned fees and costs. 9. Submit 35 copies of each of the application, proposed drawings, location map, site plan, and any other pertinent materials to the Clerk's Office. Large items must be folded to fit in a 10" x 13"envelope. In witness whereof the following petitioner(s) have submitted this application under oath and verify that to the best of their knowledge its contents are true and correct: Petitioner(s) (Legal property owners signature must appear on this application.) A Subscribed and sworn before me this day of , 2006 0 Notary Public OFFICIAL SEAL SARAH J PHILLIPS NOTARY PUBLIC-STATE OF ILLINOIS Notary Stamp MY COMMISSION EXPIRES:09/12!08 TINS APPLICATION MUST BE NOTAIRUTD. Page 2 of 3 United City of Yorkville Variance Request Application Revised: 2/27/04 V A L4,NCE REQUEST PETITIONER ROUTE Step 1: Petitioner must submit a completed application, fees and all pertinent materials to the Deputy Clerk. Upon receipt the variance request will be forwarded to the Zoning Official for review and to coordinate setting a meeting date for the public hearing in front of the Zoning Board of Appeals. Note: You must present your request at each of the meetings below as indicated Step 2: Zoning Board of Appeals: The Zoning Board of Appeals meets on an as needed basis in the City Council Chambers. The Zoning Board of Appeals will make its recommendation to the City Council in writing within 30 days of the public hearing. The Zoning Board of Appeals consists of 7 members appointed by the Mayor. A Public Hearing will be held at this time for the variance request. Notice will be given by publication by the United City of Yorkville in the Kendall County Record and certified mail by the Petitioner to adjacent property owners within 250 feet of the subject property no less than fifteen days and no more than 30 days prior to the public hearing date. A certified affidavit must be filed by the petitioner with the City Clerk's office containing the names, addresses and permanent parcel numbers of all parties that were notified. Step 3: Committee of the Whole: The Committee of the Whole meets the first and third Tuesdays of the month at 7:00 p.m. in the Conference Room at City Hall. The request will be discussed in an informal atmosphere at the Committee of the Whole where no formal voting takes place. This session is to discuss and consider recommendations of prior committee meetings. Step 4: City Council: The City Council meets the second and fourth Tuesdays of the month at 7:00 p.m. in the Council Chambers at City Hall- This is where all City Council voting takes place. Agreement: I understand and accept all requirements, fees as outlined as well as any incurred Administrative and Planning Consultant Fees which must be current before this project can proceed to the next scheduled committee meeting. Please sign and return this original(retaining a copy for your records)to the Deputy Clerk, United City of Yorkville, 800 Game Farm Road, Yorkville, Illinois 005,60. Date: Page 3 of 3 United City of Yorkville Variance Request Application Revised: 2/27/04 3 NE 111 51Gr15PW9 GP.81#lE7 cn51>�ME r�Er POLE COYER 1 ONE(1)INT.ILLUMINATE I I D/F MONUMENT SIGN -ALUMINUM CABINET,REVEAL5 I &RETAINERS,DRWIT 342 3•-6" ANCHOR PARCHMENT -ACCENT5&ROOF CAP ORYVIT 1 I 678 HAZELNUT I i -FLAT LEXA14 FACES WITH VINYL 1 i 2'-5114" GRAPHICS T.B.D. i MA50NFY&SPLIT FACE BLOCK I 1 I 17-0" BASE TO MATCH BUILDING WITH PRE CAST GAP I 1 2O•_O• 2•-g -1/4"THICK FLAT CUT METAL COPY I i PAINTED WHITE 5TUD MOUNTED Yz" I 1 OFF BRICK FACE 1 r-s Irt I 1 I i 1 I 1 1 r-e 7/I I I I I 1 I 1 I - I 1 Ii I ,CONCRETE PAD j I i I 1 GRATE._ .a,mseltx:.. enl• COZY CORNER COMMON5 Sales DANIEL 10afa 1-6-06 .COZY CORNER COMMON5 Sales DANIEL 10afa 1-6-06 Approved: Scale: 7/4"=7' Drawn by JTG D—g#06.0121a SITE ENGINEERING for Rt. 47 AND Rt. 1 26 { PnDAHS We CURB AHYD Y O R K V I L L E, IL WhnN 9 o LEGAL DESCRIPTION r� 1,�.. LEGAL DESCRIPTION OF PARCEL ONE: LEGAL. DESCRIPTION OF PARCEL TWO: GT e^ \ That part of the Southeast Quarter of Section 32, Township 37 North, Range 7 East of the Third That part of the Southeast Quarter of Section 32, Township 37 North, Range 7 East of the Third H / Principal Meridian described an follows: Commencing at the point of intersection of the Principal Meridian described as follows: Commencing at the Northwest Comer of Lot 21, PROPOSm maAHUmrxr Southwesterly Una of the Right-of-Way of Illinois State Routs No. 126 with the Easterly Line 'Miller Subdivision, Yorkville. Kendall County. Illinois'; thence South 89'18'51' West, along s RA No.I 1 n.nu QJ ' of the Right-of-Way of Illinois State Routs No. 47; thence Southerly, along said Easterly Una. the Northerly Una of said Lot 21 extended Westerly. 519.21 feet to the Easterly Right-af-Way 270.88 feet to a point that is 312.0 feet Northerly of the point of intersection of sold Easterly Una of Illinois State Route No. 47; thence Northerly, along said Easterly Right-of-Way Una, C3 O�' Una with the South Una of sold Quarter, thence North 89'18'51 East, parallel with the North being along a curve to the right having a radius of 2873.49 feet, 204.10 feet for the point of PPavice Byte CURB AND s tine of Lot 21 in 'Miller Subdivision, Yorkville, Kendall County Illinois% 155.87 feet to the beginning; thence North 89'18 51' East, 418.19 foal thence South 00 41'09' East 100.0 feet; mmPOR.MATCH e31smHD q. PROD,MAD m1ADHt c \ place of beginning of the Parcel herein described; continuing thence East, along the extension of thence South 89'18'51' WaaL 437.52 feet to said Easterly Right-of-Way Una; thence Northeriy. the last described One, 318.65 feet to said Southwesterly Una; thence North 57*34'51' West, along said Easterly Right-of-Way Una. 102.47 feet to the point of beginning (EXCEPT that part C> along said Southwesterly Una, 345.78 feet; thence Southwesterly, along a line forming an conveyed to the State of Illinois Deportment of Transportation by Warranty Dead recorded June n.w Included angle of 88'56'22" with the last described course, 191.09 feet to the place of beginning 14, 1990 as Document 90-3800) in the United City of the Village of Yorkville. Kendall County, Illinois Portal Two Aran 0.93 acres Ar so• J tz M i \ \ ZONED 8-3 Umar mows To Sr" 7 k tfi e'Pueuo soeoALK msma coo AN 5n�wux nr PROPOSED 'a?qr / x W IDar. \ r / RETAIL � a *fo \ Rm-muNCOm Dour geTFSIaeLE 'r #A< �� �' kzt u r / " 1 3,320 S.F. r+rJ uAMM SURFACE Pee oar SEAMARDS 3 � �mxt_s� � ni t M> DmreT k $ _ 10 gJ QI 1*4'� CURRENT O 8 O RAN tamp wwm slop PROPOSED ZONING�s8-3 �I a OURAPSM e•av� $ a LOT AREA - 2.41 AC CONPACrED B-3 ZONING REQUIREMENTS REQUIRED PROPOSED r 1 19 a IT 1 II LOT AREA 10,000 SF 105,040 SF LOT COVERAGE 0.50 0.18 BUILDING HEIGHT M. 35' (MAX) PIN MINIM AND Cl O !. �RmaED A wmm ► ea+GmlaRHa iw 1 �s \ \ FRONT YARD BUILDING SETBACK 50' 50' A. ` TumEI TT s sea °RNNIL U� S SIDE YARD 20' 30' CUM me au= Y11yy 7 CORNER SIDE YARD 30' 48.25' N ID snAl REAR YARD 20' 40.6' 1 MOT PROPOSED Ooe.an. ° �� �� LOT COVERAGE 50X 18.6X Hoc Oman ml a PROPOSED FOR RG1ER PAO 'DO Nor oimr a I�NIaNO>GON RETAIL SHOPS IRARANIENCaos,Re o BUILDING SEPARATION (MIN)-SIDE TO SIDE zD 122.06 N Trod ...Nw m a.sml.d iuww. s onwAm vim TmwA D Dam[ 0 v ZONED R-3 D. rood. Tron.P.r St t. 1 hId..y WARNING SURFACE Pee ADA 15,326.35 S.F. b O= ...red. I SANDARDS(IYP.s IOGTOMI N PARKING REQUIRED 1: O Ns GO-.Hem s Q+.r r 11 RETAIL SHOPS (1.0/300s.f.) 1 (15.326/300)= 51 SPACES (REQUIRED) PARKING PROVIDED- 51 SPACES u �J' + 3 H.C. SPACES SB9'18'Sl"W 415.95' e4e r r e maw auaHw alb CURB_- 70 TOTAL (PROVIDED) or H � � °EPRE99m H e• caHevclm ,.''*r. o PARKING REQUIRED 2: it OEPFAOMD awe Pre oe-A-4ao-aaa ZONED B-3 p RETAIL SPACE (1.0/300s.f.) PRONG RIN RAs. � 4f 1 nmo ROUTE � � (3.320/300) 11 SPACES (REQUIRED) AlaRa WDlllll calm uH7KAK m AT + r r 24'SOUD V*M 41i1••"' now r 1 sraP oft Ovi+aAHJ `" " PARKING PROVIDED- 29 SPACES + 1 H.C. SPACES 1- 15 TOTAL (PROVIDED) 1 r 1 r H ser/e's11e saar I H mr1ral-w sow'u.:(5104+'D.r) L.t z *"Mom RETAIL SHOP SITE - 70,823 sf. IV e�x.r+ �N"wae 014.40. RETAIL SITE = 28,865 sf. TOTAL SITE AREA - 99,688 elf. Pa AREDAYAY RE\A4 DNS Rt. 47 AND Rt. 126 NO. DATE DESCRIPTION NO. DATE DESCRIPTION YORKVILLE. IL PREPARM FOR KOZIOL ENGINEERING SERVICES 0 12/22/05 FINAL ENGINEERING H & J DEVELOPMENT Prefe.b.d Engin n 1 32/09/06 FINAL ENGINEERING 3m K, 1709 OMEN Lit SITE PLAN mONIGOA FAY IL OWN H td ,s IL ease aw/e50-Io44 eSSULTI 1w CIVIL/CONSLLTfKO ENGINEERS OSGN. BY: JEH I FILE NAME: 04175-SItePlan 4 �T N0. ORN.BY: JEH SCALE: I'-ao 1 of 1