Planning and Zoning Commission

Meeting Agenda CITY OF GENEVA PLAN COMMISSION JANUARY 9, 2014 MEETING #1141 1. Call to Order Location City Hall 2. Roll Call Council Chambers 109 James Street 3. Approval of Minutes: December 12, 2013 Geneva, IL 60134 4. Public Hearing Time A. Sign Variation – Request for a sign variation to allow a wall sign on the north building façade, which does not have 7:00 p.m. frontage on a public street. Location: 2095 S. Kirk Road Commissioners Applicant: Dean Timson, County House Restaurant Dave Rogers, Chairman John Mead 5. Concept Review Fred Case A. Amendments to the Fisher Farms Annexation Agreement Joel Erickson and Planned Unit Development, an amendment to the Mim Evans Comprehensive Plan, a Zoning Map Amendment from the Cindy Leidig B4 Business District to the R4 High Density Single‐Family Scott Stocking Residential District, and Final Planned Unit Development Ron Stevenson Plans and Plat of Subdivision – Related to the proposed development of the vacant +/‐15 acre commercial property west of the Shoppes of Geneva Commons as single‐family Staff Liaison detached houses. David DeGroot Location: Fisher Farms Area B City Planner (South side of Bricher Road, west of the Shoppes of Geneva Phone: (630) 232‐0814 Commons) Email: ddegroot@geneva.il.us Applicant: Mark Mastrorocco, Pulte Group 6. Public Comment 7. Other Business 8. Adjournment This Plan Commission meeting is being audio tape recorded, transcribed by a court reporter and/or summary minutes are being taken by a recording secretary. The City of Geneva complies with the requirements of the Americans with Disabilities Act of 1990. Individuals with disabilities who plan to attend this meeting who require accommodations in order to allow them to observe and/or participate in this meeting are requested to contact the Planning Division at 630‐ 232‐0818 at least 48 hours in advance of the meeting to allow the City of Geneva to make reasonable accommodations for those persons.  Plan Commission Agenda Page 2 of 2 January 9, 2014 PROCEDURE FOR PUBLIC HEARINGS It is the Plan Commission’s job to conduct public hearings in order to receive testimony for and against petitions for general amendments to the zoning ordinance, zoning map amendments, zoning text amendments, special use permits and amendments to special use permits. The procedure followed for public hearings is as follows:  First, the Plan Commission secretary or the designated representative will read or describe written items, reports, and plans into the record.  Second, the petitioner will present testimony in favor of the petition and will present any supporting plans or exhibits.  Third, the Commission members will have an opportunity to question the petitioner.  Fourth, the Commission will then receive citizen testimony both for and against the petition. Questions about the proposal may be directed to the petitioner or petitioner’s witnesses and questions about the Plan Commission process itself may be directed to me. Following such testimony the petitioner and the Plan Commission may ask questions of those who testified.  Finally, the petitioner may provide a rebuttal to any testimony in opposition. When all the testimony is brought into the record the hearing will be closed and the Plan Commission will make a recommendation to the City Council in the form of a motion or motions.  In order to give testimony, you must provide your name and address on the registration sheet located at the entrance of the hearing room and sign in the space provided. By signing the registration sheet, you agree and understand that anything you say will be considered sworn testimony and affirm to tell the truth, the whole truth and nothing but the truth.  When giving testimony please approach the lectern, speak directly into the microphone so that you may be heard. Please begin by stating your name and giving your address. If you speak additional times, please state your name each time for the record.  Please be concise when presenting your testimony and if your point has already been made, it is not necessary to repeat it. Each of these points is recorded and will be considered as the Plan Commission develops findings of fact and a recommendation or recommendations.  You may provide your testimony in written form, but such written testimony must be presented to the Plan Commission secretary or the designated representative prior to the closing of this hearing.  After the process is completed and everyone wishing to present testimony has spoken, the Commission will then decide whether it has heard adequate testimony in order to make a decision. If it has, the public hearing will be closed. After a public hearing is closed the Plan Commission will refrain from receiving any additional testimony either for or against the petition. There is one exception to this rule.  City staff will submit a report based on the testimony presented at the hearing. This report will consider comments or concerns from all City Departments such as the Fire Department, Public Works Department or the Engineering Department.  PLAN COMMISSION MINUTES City of Geneva 109 James Street - City Council Chambers Meeting #1140 – December 12, 2013 Chairman Rogers called the Plan Commission meeting to order at 7:00 p.m. Roll call followed: Present: Commissioners Erickson, Evans, Leidig, Mead, Stevenson, Stocking, Chairman Rogers Absent: Commissioners Case Others Present: Community Development Dir. Dick Untch; Planner David DeGroot; Recording Secretary Celeste Weilandt Public Present: Zoning Board of Appeals Chairman Art Kaindl ________________________________________________________________________________ Approval of the November 14, 2013 Meeting Minutes Minutes of the November 14, 2013 meeting were approved on motion by Commissioner Leidig, seconded by Commissioner Evans. Motion carried by voice vote of 6-0-1 (Erickson abstains). Review and Recommendation Session (Public Hearing held on 11/14/2013) Text Amendments - Request for amendments to the applicable section of Title 11 (Zoning Ordinance) and Title 12 (Subdivisions) of the Geneva City Code related to the consolidation of the Zoning Board of Appeals and Plan Commission so that the duties and obligations of the Zoning Board of Appeals be carried out by the Plan Commission. Planner DeGroot recalled the discussion from last month included the public hearing, commissioner comments on the reduction of members from 9 to 7, and concerns about the final authority on variations. He opened it up for committee discussion. Commissioner comments followed that the statute dictated the membership number, combining both bodies allowed for an efficient process for city functions, and it was a simpler process for the applicants. Per a question as to any new insight since the last meeting, DeGroot added that he has been working with Building Commissioner Dustin Schultze on a few of the past applications to prepare similar staff reports but has not participated in the last few variation requests. Dir. Untch discussed some of the challenges he and DeGroot saw going from 9 to 7 members and what it might mean, such as having two less perspectives or meeting quorum but he also reflected upon the fact that the city has a very good amount of staff support to review the projects that come before the commissioners, which was an added benefit. Asked if there was a limit of legal or monetary responsibility to the members should a zoning appeal be forwarded to the courts, Dir. Untch explained that the city’s insurance would be used for that purpose. However, he emphasized that it would be important for the commissioners to thoroughly address the four standards during the hearing discussion and carefully review and discuss the fact finding portion of any appeal or variation request. Additionally, he pointed out that the commissioners were similarly reviewing certain variations such as subdivision variations and sign variations, but in a recommending mode. Most of the zoning cases coming before the commission would be residential in nature. Responding to the above question, ZBA Chairman, Art Kaindl, explained the process that follows a legal appeal. He confirmed that the majority of the cases are residential in nature. Geneva Plan Commission -2- December 12, 2013 Other comments followed that some commissioners did not favor the reduction in membership; the reduction diluted the diversity of perspectives; and that given the few times the Zoning Board has been called upon to act negated the amount of benefit to the community and did not justify or offset reducing the size of the Plan Commission members from 9 to 7. Contrarily, other comments followed that sometimes by keeping the group smaller, it was easier to reach consensus and that having generalists on the commission was beneficial than having amateur planners. Commissioner Erickson moved to approve request for amendments to the applicable section of Title 11 (Zoning Ordinance) and Title 12 (Subdivisions) of the Geneva City Code related to the consolidation of the Zoning Board of Appeals and Plan Commission so that the duties and obligations of the Zoning Board of Appeals be carried out by the Plan Commission. Seconded by Commissioner Mead?? Aye: Erickson, Leidig, Stevenson, Stocking, Rogers Nay: Evans, Mead MOTION PASSED. VOTE: 5-2 Chairman Rogers encouraged the City Council to consider the comments made by Commissioners Evans and Mead. Staff expected this topic to be discussed at the next Committee of the Whole meeting scheduled for January 13, 2014. Public Comment - None Other Business - Mr. DeGroot provided updates on the following: the sign variation for Past Basket was approved; a new sign variation request was received from The Country House; and staff received an application for a preliminary/final PUD for First Baptist Church on Peck Road for a west campus addition. Dir. Untch reported that the city received a technical assistance grant from the RTA for a zoning ordinance update on the City’s downtown master plan. Details followed. Lastly, DeGroot announced that a redesign of the city’s web site has recently taken place and easier options were now available to the public. As a consideration for the consolidation of the Zoning Board with the Plan Commission, Commissioner Erickson suggested that those commissioners go before the mayor indicating their interest in resigning and then letting staff determine the membership of new Planning and Zoning Commission and whether it wants to add a couple of ZBA board members. Commissioners supported the suggestion. Chairman Rogers announced Happy Holidays to all. Adjournment The meeting was adjourned at 7:35 p.m. on motion by Commissioner Evans. Motion carried unanimously. Community Development Department Report CITY OF GENEVA PLAN COMMISSION AGENDA ITEM 4A SIGN VARIATION JANUARY 9, 2014 2095 S. KIRK ROAD COUNTRY HOUSE RESTAURANT Applicant & Property Owner Dean Timson, Country House Restaurnt Location 2095 S. Kirk Road Request Sign variation request to allow a wall sign on the north building façade, which does not have frontage on a public street. Recommendation Staff will provide a recommendation at the conclusion of the public hearing Staff Liaison David DeGroot Figure 1. Location Map. Prepared by Geneva Planning Division, December 2013. City Planner BACKGROUND Phone: (630) 232‐0814 Email: ddegroot@geneva.il.us The Country House Restaurant, located at 2095 S. Kirk Road, would like to add a wall sign on the north façade of the building. The restaurant is a single‐tenant building on a corner lot, the northeast corner of the intersection of Fabyan Parkway and Kirk Road. Per Section 11‐12‐6 of the Geneva Zoning Ordinance, single‐tenant buildings located on corner lots are permitted to have 2 wall signs per building façade with street frontage. The total sign area per street frontage may not exceed 40 square feet. Wall signs are not permitted on the north building façade of the Country House restaurant because it does not have street frontage. Therefore, the applicant is requesting a Sign Variation to allow a wall sign on a building façade that does not have frontage on a public street.  Agenda Item 4A Page 2 of 5 Sign Variation: 2095 S. Kirk Road REQUEST Request for a Sign Variation, in accordance with Section 11‐14‐5A of the Geneva Zoning Ordinance, to allow a wall sign on a building façade which does not have frontage on a public street. REVIEW COMMENTS/PROPERTY INFORMATION As stated in the attached narrative from the applicant, Dean Timson, a sign has not been placed on the west building faced (fronting Kirk Road) because the architecture of the building and the large setback from Kirk Road make it difficult to place a sign large enough to be read by higher speed traffic on Kirk Road. However, the north building façade has less architectural detail and is visible to southbound traffic on Kirk Road. The proposed sign on the north building façade would have a sign area of 39.66 square feet (2’10” x 14’0”). The depth of the proposed sign would be approximately 4” on the west and 12” on the east, tilting the sign slightly toward Kirk Road. Please see the attached sign plan. As shown in Table 1, the City’s sign regulations allow the subject property to have one freestanding sign and two wall signs per façade with street frontage. The freestanding sign is allowed to be up to 40 square feet in area and the wall signs are allowed to have a combined area of up to 40 square feet per façade with street frontage. The County House currently has a freestanding sign along Kirk Road but does not have any wall signs on the building. Although the applicant’s proposal would allow Figure 2. 2095 S. Kirk Road. North building facade, looking south from Kirk Road. a sign on a building façade that does not have street frontage, signs are not located on facades that do have street frontage and the total proposed sign area is consistent with the intent of the City’s sign regulations. SIGN TYPE NUMBER NUMBER AREA PERMITTED AREA PROPOSED PERMITTED PROPOSED Freestanding Sign 1 1 (existing) 40 square feet 40 square feet (existing) Wall Sign – Kirk Road Frontage 2 0 40 square feet 0 Wall Sign ‐ Fabyan Parkway 2 0 40 square feet 0 Frontage Wall Sign – East Facade 0 0 0 0 Wall Sign – North Facade 0 1 0 40 square feet Totals 5 2 120 square feet 80 square feet Table 1. Freestanding Signs & Walls, permitted compared to proposed. 2095 S. Kirk Road. Prepared by Geneva Planning Division, January 2014.  Agenda Item 4A Page 3 of 5 Sign Variation: 2095 S. Kirk Road LOCATION ZONING DISTRICT LAND USE COMPREHENSIVE PLAN Subject Property B1 Business District Restaurant Commercial North Unincorporated Kane County Undeveloped farmland Commercial F Farming District South City of Batavia Undeveloped farmland General Commercial GC General Commercial District East B1 Business District Offices Industrial West OR Office Research District Offices Commercial Table 2. Surrounding Property Information. Prepared by Geneva Planning Division, January 2014. Sign Variation Standards – Findings of Fact Staff has evaluated the requested Sign Variation in relation to the five (5) sign variation standards the Plan Commission uses in formulating it findings of fact, as set forth in Section 11‐14‐5A(G) of the Zoning Ordinance. The staff analysis below is based on the information and documents provided by the applicant and staff’s review of the request. Based on evidence and testimony provided at the public hearing, the Plan Commission may choose to use the staff analysis in formulating its findings of fact, or formulate its owns findings. 1. General Standard: Carrying out the strict letter of the regulations set forth in chapter 12 (Signs) would create a particular hardship or a practical difficulty not caused by an act or omission of the applicant. Carrying out the strict letter of the City’s sign regulations would not allow the applicant to place a wall sign on the building that could be easily viewed from Kirk Road. As discussed in Standard 2 below, the architecture of the west building façade (fronting Kirk Road) and the building setback from Kirk Road make placing a wall sign on the west building facade large enough to be read by higher speed traffic on Kirk Road difficult. 2. Unusual Physical Limitations: The subject property or the structure on which the sign is proposed to be located is burdened with an unusual physical limitation, such as an irregular shape, unusual geographic location, exceptional topographical feature, or other extraordinary physical condition, that is particular to the subject property and that is more than merely an inconvenience or cost consideration to the applicant. The property is setback more than 150 feet from Kirk Road and more than 100 feet from Fabyan Parkway. The architecture of the building makes placing a wall sign on the west building façade large enough to be read by higher speed traffic on Kirk Road Figure 3. 2095 S. Kirk Road. West building facade, looking east from Kirk Road.  Agenda Item 4A Page 4 of 5 Sign Variation: 2095 S. Kirk Road extremely difficult. The large setback and the architecture of the building, combined with the visibility of the north building façade from southbound traffic on Kirk Road present a unique condition that cannot be generally applied to other commercial properties. 3. Adverse Impacts: The variation, if granted, would have no adverse impact on any abutting or adjacent property and no adverse Figure 4. 2095 S. Kirk Road. South building facade, looking north from Fabyan Parkway. impact on the essential character of any part of or all the neighborhood of the subject property. The requested sign variation would not have an adverse impact on any abutting or adjacent property or an adverse impact on the character of area in which it is located. Although the undeveloped farmland to the north is planned for commercial use in the future, the Country House restaurant is setback more than 150 feet from the north lot line. The proposed sign on the restaurant’s north building façade should not impact development of the property to the north. Besides being located on a façade without street frontage, the proposed sign would Figure 5. 2095 S. Kirk Road. Fabyan Parkway ingress/egress. otherwise comply with the City’s sign regulations and would not be out of character for the Kirk Road corridor which includes the Fifth Third Bank Ballpark and Fox Valley Ice Arena. 4. Public Health and Safety: The variation, if granted, would have no adverse impact on, and would not endanger, the public health or safety. The requested sign variation would not have an impact on, or endanger the public health and safety. 5. Minimum Variation: The variation requested is the minimum variation necessary for the reasonable use of the land. The requested sign variation is the minimum necessary to allow a wall sign on the building that can be easily read from Kirk Road.  Agenda Item 4A Page 5 of 5 Sign Variation: 2095 S. Kirk Road RECOMMENDATION Staff will provide a recommendation at the conclusion of the public hearing. REVIEW/APPROVAL PROCESS: NEXT STEPS* 1. January 28, 2014 – Committee of the Whole review and recommendation to City Council 2. February 3, 2014 – City Council consideration of request *This timeline is provided for informational purposes only, exact dates are subject to change. ATTACHMENTS Narrative – prepared by Dean Timson Sign Plan October 11, 2013 City of Geneva 22 South First Street Geneva, IL 60134 RE: COUNTRY HOUSE RESTAURANT 2095 S KIRK ROAD, GENEVA, IL 60134 Brittain & Foster, Inc. is requesting a variation for a proposed single face sign located on The Country House Restaurant, Geneva, Illinois. The display shall be 2’10” high x 14’0” long equaling 39.66 square feet and installed on the North elevation of the building. The depth of the display is approximately 4” on one end and 12” on the other end (tipping the sign slightly towards Kirk Road). It would have a brown aluminum face panel and white copy. Please refer to the attached sketch 2192-2 Option A. The sign would be lit by a protracting flood light. The City code requires that signage should face the road and we request a variance to allow the sign to be placed on the North façade. The Country House, which is set far back from traffic, has always been difficult to recognize as a dining establishment. People confuse it with an office building or even a residence. Kirk Road is a fast paced road and a sign would be easier read from the north at a further distance than by having to turn your head 90 degrees as you pass the building to view a sign facing west. It would also be difficult to place a 40 sq. ft. sign on the west façade because of the building’s design (windows, doors and dormers). The property to the north has gone undeveloped for the last several decades with no sign of change. Your attention and consideration of this matter is greatly appreciated. Regards, Dean Timson President Brittain & Foster, Inc. / The Country House Enclosure: Sketch 2192-2 Option A  14’-0” 2’-10” “A” OPTION 2 (1) S/F NON-ILLUMINATED WALL SIGN - REAR ELEVATION 40 SQ. FT. 4” DEEP PANNED ALUM. SIGN BOX SIGN FACE & RETURNS - DARK MAHOGANY BROWN (PMS 7595 C) COPY - WHITE EXTERIOR LIGHT FIXTURE REAR ELEVATION APPROVED: DATE: DATE REVISION SCALE DATE COUNTRY HOUSE 7-9-13 CHANGE LAYOUT OF LETTERS 3/8"=1'-0" 4-19-13 GENEVA, IL 8-1-13 DESIGNER SALES 9-5-13 Colors represented in this drawing are for presentation purposes only. They will not match your finished product exactly. 9-13-13 LM RC Actual color samples can be obtained from your sales representative. This design is the original and unpublished work of MK SIGNS and may not be FILE DRAWING NUMBER reproduced, copied or exhibited in any fashion without the expressed written consent of MK SIGNS. The rights to this design may be purchased. Country House-Wall2REV 2192-2 Community Development Department Report CITY OF GENEVA PLAN COMMISSION AGENDA ITEM 5A CONCEPT REVIEW JANUARY 9, 2014 PUD AMENDMENTS & REZONING FISHERS FARMS AREA B Applicant Mark Mastrorocco, Pulte Group Location Area B of the Fisher Farms PUD, south side of Bricher Road, west of the Shoppes of Geneva Commons Request Conceptual review of a proposal by the Pulte Group to develop the vacant +/‐15 acre commercial property west of the Shoppes of Geneva Commons as single‐family detached houses. The proposal would require amendments to the Fisher Farms Annexation Agreement and Planned Unit Development (PUD), an Figure 1. Location Map. Prepared by Geneva Planning Division, January 2014. amendment to the Comprehensive Plan, rezoning BACKGROUND/PROPOSAL of the property to the R4 High Density Single‐Family District, The undeveloped +/‐ 15 acre property located on the south side of Final PUD Plans and a Plat of Bricher Road just west of the Shoppes of Geneva Commons was Subdivision. originally planned for office and commercial development. The Recommendation property, known as Area B of the Fisher Farms Planned Unit Development (PUD), is zoned B4 Business District. The property is Staff has no recommendation designated for “Commercial: Retail, Service, Office” use in the City’s at this time. This conceptual adopted Comprehensive Plan. Please see Table 1 and Figures 2 and review provides the Plan 3 for surrounding property information including existing zoning, Commission with an existing land uses, and future land use designations. The Pulte opportunity to ask questions, Group, applicant and contract purchaser of the property, is provide informal review requesting conceptual review of a proposal to develop the property comments, and convey any as a 48 lot single‐family subdivision. The lots would be improved concerns they may have. with one of six models ranging from 2,292 square feet to 3,235  Pulte Group Concept Review Page 2 of 3 Agenda Item 5A square feet in size. The proposed density is similar to the City’s R4 High Density Single‐Family Residential District. Please see the attached site plan, floor plans, and architectural elevations for more information. REQUESTS At this time the applicant is requesting conceptual review of a proposal to develop the vacant property as single‐family detached houses. The proposal would require the following: 1) An amendment to the Fisher Farms Annexation Agreement to allow the property to be rezoned from the B4 Business District to the R4 High Density Single‐Family Residential District. 2) An amendment to the City’s adopted Comprehensive Plan to change the future land use designation of the property from “Commercial: Retail, Service, Office” to “Single‐Family Residential”. 3) A Zoning Map Amendment to rezone the property from the B4 Business District to the R4 High Density Single‐Family Residential District. 4) Amendments to the Preliminary Fisher Farms Planned Unit Development Plans for Area B, related to the zoning, permitted uses, and development standards for the property. 5) Final Planned Unit Development Plans and Plats of Subdivision for Fisher Farms Area B. Table 1. Surrounding Property Information. Prepared by Geneva Planning Division, January 2014. LOCATION ZONING DISTRICT LAND USE COMPREHENSIVE PLAN Subject Property B4 Business District Vacant Commercial: Retail, Service, Office North Unincorporated Kane County Vacant Unincorporated Kane County F Farming District South R7 Multiple‐Family Residential Townhomes Single‐Family Attached District Residential East B5 Business District Shoppes of Geneva Commercial: Retail, Service, Commons Office West R5 Low Density Two‐ and Two and Three Unit Homes Single‐Family Residential Three‐Family Residential District RECOMMENDATION Staff has no recommendation at this time. The Plan Commission is not expected to formulate a recommendation on the proposed redevelopment at this time. This conceptual review provides the Plan Commission with an opportunity to ask questions, provide informal review comments, and convey any concerns they may have. ATTACHMENTS Project Introduction Conceptual Site Plan Elevations and Floor Plans  Pulte Group Concept Review Page 3 of 3 Agenda Item 5A Figure 2. Zoning Map of the Subject Property and Surrounding Area. Prepared by Geneva Planning Division, January 2014. Figure 3. Future Land Use Designation of the Subject Property and Surrounding Area, based on the 2003 Comprehensive Plan. Prepared by Geneva Planning Division, January 2014 Geneva - Dempsey Property Bricher Road | Geneva, IL 60134  Developer Pulte Homes Corporation 1901 North Roselle Road, Suite 1000 Schaumburg, IL 60195 Mark Mastrorocco mark.mastrorocco@pulte.com (847) 230-5281 Urban Planner PLANNING Wills Burke Kelsey Associates 116 West Main Street, Suite 201 St. Charles, IL 60174 + DESIGN Chuck Hanlon chanlon@wbkengineering.com (630) 443-7755 Engineer & Surveyor SPACECO 9575 West Higgins Road Rosemont, IL 60018 Bill Zalewski bzalewski@spacecoinc.com (847) 696-4060 2 Geneva-Dempsey Property Introduction A Pulte Homes Community  Table of Contents I. Project Location 4 II. Preliminary Plan 5 III. Architecture 6 »» Westchester »» Victoria »» Riverton »» Hilltop »» Greenfield »» Amberwood Introduction Geneva-Dempsey Property 3 A Pulte Homes Community  Project Location KANE COUNTY RANDALL ROAD FAIRGROUNDS 1 mile prairie street 38 LINCOLN HIGHWAY PRAIRIE PARK 1/2 mile bricher road LI BURGESS F NC OL N HI GH WA Y 38 GENEVA COMMONS south peck road RANDALL ROAD oad lle r evi kan keslinger road Metra UP-W Tracks 4 Geneva-Dempsey Property Project Location A Pulte Homes Community Preliminary Plan Preliminary Plan Pelecest iuntem siti unt utem di cus, omnimen ihiciis experios ea quunt adit faces desercitat. Emquiate parcia des aditat lam etur sitasimi, te dolor sus et aditis non nulpa estibus. Fuga. Nequo dolupic temporeium ut aria aliat qui doluptatis elessed earum quis pro id ut ad quidus architiam ut fuga. Arum a perecus cienda nes mil ma apit omnimin ciusdaeperum cone vollaccus. Solupti orepudist, nobit, voluptatur? Ipistiatur maio ea solorum labo. Tentiosto ipsunt inumendi totam atur ab ipici ut faccus earchitis excearum ut labor modis estentur, ipsapeliquid quo tem ipiti dis modi ipsaper ectet, iume nis doluptis ventisquas inventi osapitaectem et hilit vel is cullatur, venda velestis nis is diti anda inciis aut omnis et maxim aut aut que volupta eptatis doluptatis aut accabo. Ossitatur atum rae et, sanderi voluptur audae eum nis aut laccus ut elit enditio essinciam etur re dit assume offic tem asitatis autem fuga. Ribusap iendelecus expelestius iducil et ressi dolorent omnis consequos vel maxim quiant maionseque non re nonet quo dolorrum, tempore, sit aut ulliatur? Riae velicias quam, te eius ius, sitatem. Et volorios quibusae id ma de evenistibea sim voluptatus re et ulpa dolorunt quiatem cupta nitaturem exerovident et mi, cum licipsam, volorep tatusan ieniet ut volessi minctio nsequatquae nim cus nia voluptatio quam quam inciur am fugitaqui que volor re sin re quam et fugit iminihitis et volo quia voluptatia voloris iusandi ut qui ut volupiet, tecab ipsus rere pellabo. Ibusam faceat undam aspernatur mil inveliquam volupta imagni quia quaesti inia cus. N Preliminary Plan Geneva-Dempsey Property 5 A Pulte Homes Community  Westchester OPT. PANTRY KITCHEN OPT. CAFE GATHERING ROOM 9'-6" x 20'-1" 15'-11" x 20'-1" OPT. BENCH OPT. CABINETS UP ENTRY OPT. DROP ZONE OPT. CABINETS PPC L 5'-11" x 7'-0" PR OPT. FOYER 1 CAR GARAGE FLEX 9'-7" x 20'-9" 11'-3" x 16'-4" 2 CAR GARAGE 19'-3" x 21'-3" Ground FirstFloor FloorPlan 9'-0" Ceiling Floor plans, Elevations and Options will vary from Community to Community and may not reflect current changes. Dimensions shown are approximate. EQUAL HOUSING OPPORTUNITY (c) Copyright 2013 Pulte Homes, Inc. 1852-Westchester-IL-Dfld-11252013 WIC OWNER'S BATH BEDROOM 2 11'-1" x 12'-11" OWNDER'S BEDROOM 13'-10" x 16'-3" BATH 2 WIC OPT. OPT. LAUNDRY BEDROOM 3 WIC 11'-0" x 13'-0" OPT. OPT. CABINETS WIC WIC LOFT 12'-9" x 18'-10" BEDROOM 4 14'-5" x 11'-3" Second Second Floor Floor Plan 8'-0" Ceiling Floor plans, Elevations and Options will vary from Community to Community and may not reflect current changes. Dimensions shown are approximate. EQUAL HOUSING (c) Copyright 2013 Pulte Homes, Inc. Geneva-Dempsey Property OPPORTUNITY 1852-Westchester-IL-Dfld-11252013 6 Architecture A Pulte Homes Community Westchester Architecture Geneva-Dempsey Property 7 A Pulte Homes Community  Westchester 8 Geneva-Dempsey Property Architecture A Pulte Homes Community Westchester Architecture Geneva-Dempsey Property 9 A Pulte Homes Community  Victoria MORNING ROOM CAFE GATHERING ROOM 11'-10" x 12'-0" 16'-11" x 12'-10" 17'-11" x 17'-11" OPT. CABS OPT. BUFFET WIC PPC 5'-7" x 5'-9" OPT. KITCHEN OPT. OPT. BENCH ENTRY OPT. PANTRY DROP ZONE PR OPT. FOYER 2 CAR GARAGE 1 CAR GARAGE 19'-3" x 20'-11" 9'-11" x 20'-11" FLEX 11'-6" x 12'-6" First Floor Ground Floor Plan 9'-0" Ceiling Floor plans, Elevations and Options will vary from Community to Community and may not reflect current changes. Dimensions shown are approximate. EQUAL HOUSING OPPORTUNITY (c) Copyright 2013 Pulte Homes, Inc. 1854-Victoria-IL-Dfld-09042013 BATH 2 BEDROOM 2 BEDROOM 3 12'-2" x 12'-8" 13'-7" x 12'-8" OWNER'S SUITE 14'-5" x 17'-11" OPT. TRAY CLG. OPT. WIC WIC L L OWNER'S BATH WIC OPT. LAUNDRY OPT. WIC OPT. OPT. CABS LOFT 14'-1" x 17'-2" OPT. BEDROOM 4 11'-6" x 13'-10" Second Second FloorPlan Floor 8'-0" Ceiling Floor plans, Elevations and Options will vary from Community to Community and may not reflect current changes. Dimensions shown are approximate. EQUAL HOUSING OPPORTUNITY (c) Copyright 2013 Pulte Homes, Inc. 1854-Victoria-IL-Dfld-09042013 10 Geneva-Dempsey Property Architecture A Pulte Homes Community Victoria Architecture Geneva-Dempsey Property 11 A Pulte Homes Community  Victoria 12 Geneva-Dempsey Property Architecture A Pulte Homes Community Victoria Architecture Geneva-Dempsey Property 13 A Pulte Homes Community  Riverton OPT. CABS PPC 10'-0" x 5'-11" KITCHEN CAFE 10'-0" x 18'-0" GATHERING ROOM 15'-8" x 19'-7" TANDEM 9'-11" x 18'-0" OPT. REF. PANTRY OPT. CABINET OPT. OPT. BOOT DROP BENCH ZONE ENTRY DN OPT. CABINETS PR OPT. OPT. 2 CAR GARAGE 19'-4" x 21'-0" FLEX 9'-11" x 12'-0" DINING FOYER 11'-8" x 14'-1" OPT. TRAY CLG. Ground Floor Plan First Floor 9'-0" Ceiling Floor plans, Elevations and Options will vary from Community to Community and may not reflect current changes. Dimensions shown are approximate. EQUAL HOUSING OPPORTUNITY (c) Copyright 2013 Pulte Homes, Inc. 1853-Riverton-IL-Dfld-09042013 WIC WIC OWNER'S BATH BEDROOM 2 11'-0" x 13'-0" OWNER'S SUITE 14'-0" x 16'-11" OPT. TRAY CLG. OPT. LINEN BEDROOM 3 11'-0" x 14'-0" OPT. OPT. LAUN WIC BATH 2 OPT. OPT. CABS OPT. WIC LOFT 15'-8" x 11'-11" BEDROOM 4 11'-7" x 14'-0" Second Floor Second Plan Floor 8'-0" Ceiling Floor plans, Elevations and Options will vary from Community to Community and may not reflect current changes. Dimensions shown are approximate. EQUAL HOUSING OPPORTUNITY (c) Copyright 2013 Pulte Homes, Inc. 1853-Riverton-IL-Dfld-09042013 14 Geneva-Dempsey Property Architecture A Pulte Homes Community Riverton Architecture Geneva-Dempsey Property 15 A Pulte Homes Community  Riverton 16 Geneva-Dempsey Property Architecture A Pulte Homes Community Riverton Architecture Geneva-Dempsey Property 17 A Pulte Homes Community  Hilltop PANTRY CAFE PPC 10'-7" x 7'-11" 5'-3" x 7'-8" GATHERING ROOM 15'-10" x 17'-4" OPT. OPT. TANDEM GARAGE OPT. 10'-11" x 23'-6" LAUNDRY OPT. DROP OPT. BOOT ZONE BENCH KITCHEN ENTRY L OPT. PR OPT. FOYER L DINING ROOM 10'-10" x 13'-7" OPT. TRAY CLG. 2 CAR GARAGE OPT. 19'-3" x 21'-7" FLEX Ground FirstFloor FloorPlan 9'-0" Ceiling Floor plans, Elevations and Options will vary from Community to Community and may not reflect current changes. Dimensions shown are approximate. EQUAL HOUSING OPPORTUNITY (c) Copyright 2013 Pulte Homes, Inc. 1851-Hilltop-IL-Dfld-09042013 WIC WIC BEDROOM 2 OWNER'S BATH 12'-0" x 11'-10" OWNER'S SUITE WIC 14'-0" x 17'-4" OPT. TRAY CLG. OPT. WIC L OPT. BEDROOM 3 11'-6" x 11'-1" BATH 2 WIC BEDROOM 4 14'-0" x 11'-1" LOFT 13'-2" x 16'-2" Second Second Floor Floor Plan 8'-0" Ceiling Floor plans, Elevations and Options will vary from Community to Community and may not reflect current changes. Dimensions shown are approximate. EQUAL HOUSING OPPORTUNITY (c) Copyright 2013 Pulte Homes, Inc. 1851-Hilltop-IL-Dfld-09042013 18 Geneva-Dempsey Property Architecture A Pulte Homes Community Hilltop Architecture Geneva-Dempsey Property 19 A Pulte Homes Community  Hilltop 20 Geneva-Dempsey Property Architecture A Pulte Homes Community Hilltop Architecture Geneva-Dempsey Property 21 A Pulte Homes Community  Greenfield OPT. CABS KITCHEN LAUN CAFE GATHERING ROOM 10'-7" x 16'-1" 17'-10" x 16'-1" OPT. P OPT. OPT. CABINETS OPT. BENCH PPC OPT. CABS ENTRY 3'-11" x 6'-3" L DN PR OPT. FOYER 1 CAR GARAGE 2 CAR GARAGE 9'-11" x 18'-11" 19'-3" x 20'-11" FLEX 11'-3" x 15'-0" Ground Floor Plan First Floor 9'-0" Ceiling Floor plans, Elevations and Options will vary from Community to Community and may not reflect current changes. Dimensions shown are approximate. EQUAL HOUSING OPPORTUNITY (c) Copyright 2013 Pulte Homes, Inc. 1850-Greenfield-IL-Dfld-09032013 WIC BEDROOM 4 LOFT 12'-0" x 11'-4" 11'-2" x 11'-8" BATH 2 OWNER'S SUITE 13'-5" x 14'-11" OPT. TRAY CLG. WIC OPT. BEDROOM 3 12'-9" x 10'-6" WIC L OWNER'S BATH OPT. BEDROOM 2 11'-2" x 12'-1" WIC Second Floor Plan Second Floor 8'-0" Ceiling Floor plans, Elevations and Options will vary from Community to Community and may not reflect current changes. Dimensions shown are approximate. EQUAL HOUSING (c) Copyright 2013 Pulte Homes, Inc. Geneva-Dempsey Property OPPORTUNITY 1850-Greenfield-IL-Dfld-09032013 22 Architecture A Pulte Homes Community Greenfield Architecture Geneva-Dempsey Property 23 A Pulte Homes Community  Greenfield 24 Geneva-Dempsey Property Architecture A Pulte Homes Community Greenfield Architecture Geneva-Dempsey Property 25 A Pulte Homes Community  Amberwood OPT. OWNER'S SUITE CAFE 15'-11" x 13'-1" 13'-4" x 13'-11" OPT. TRAY CLG. GATHERING ROOM 18'-6" x 21'-8" OPT. KITCHEN OPT. OWNER'S BATH WIC P PPC OPT. BEDROOM 2 10'-9" x 12'-10" STORAGE OPT. 10'-0" x 15'-11" PR WIC LAUN OPT. OPT. BENCH OPT. BATH 2 OPT. FOYER L WIC FLEX 11'-0" x 17'-3" 2 CAR GARAGE 19'-3" x 21'-0" BEDROOM 3 10'-11" x 12'-11" FirstFloor Ground FloorPlan 9'-0" Ceiling Floor plans, Elevations and Options will vary from Community OPT. OPT. to Community and may not reflect current changes. Dimensions shown are approximate. EQUAL HOUSING OPPORTUNITY (c) Copyright 2013 Pulte Homes, Inc. 1848-Amberwood-IL-Dfld-10292013 OPT. OPT. FINISHED BASEMENT HVAC STORAGE Opt. Finished Optional Basement Finished Basement Floor plans, Elevations and Options will vary from Community to Community and may not reflect current changes. Dimensions shown are approximate. EQUAL HOUSING (c) Copyright 2013 Pulte Homes, Inc. Geneva-Dempsey Property OPPORTUNITY 1848-Amberwood-IL-Dfld-10292013 26 Architecture A Pulte Homes Community Amberwood Architecture Geneva-Dempsey Property 27 A Pulte Homes Community  Amberwood 28 Geneva-Dempsey Property Architecture A Pulte Homes Community Amberwood Architecture Geneva-Dempsey Property 29 A Pulte Homes Community