Planning and Zoning Commission

Meeting Agenda CITY OF GENEVA PLAN COMMISSION JULY 9, 2015 MEETING #1156 1. Call to Order Location City Hall 2. Roll Call Council Chambers 3. Approval of Minutes: June 25, 2015 (defer to August 13, 2015) 109 James Street Geneva, IL 60134 4. Public Hearings: A. A Special Use in the OR Office Research District to allow a Time Preschool/Daycare Center at 2423 Fargo Boulevard 7:00 p.m. Location: 2423 Fargo Boulevard Applicant: Lubina Sultana, Come Grow With Us Commissioners 5. Concept Review: Dave Rogers, Chairman A. Contemplated petitions for a Zoning Map Amendment to John Mead rezone the property from the R1 Low Density Single- Fred Case Family Residential District and OR Office Research District Mike Dziadus to the R2 Medium Density Single-Family Residential Joel Erickson District and a preliminary/final plat of subdivision for a 21- Mim Evans lot single-family subdivision. Cindy Leidig Location: Approximately 9 acres located on the north side Scott Stocking of South Street, just west of Western Avenue Ron Stevenson Applicant: George Havlicek Staff Liaison 6. Public Comment Paul Evans 7. Other Business City Planner 8. Adjournment Phone: (630) 845-9654 Email: pevans@geneva.il.us 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 July 9, 2015 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. Community Development Department Report CITY OF GENEVA PLAN COMMISSION AGENDA ITEM 4A COME GROW WITH US JULY 9, 2015 PRESCHOOL & DAYCARE Applicant SPECIAL USE Lubina Sultana Location 2423 Fargo Boulevard Request Special Use in the OR Office Research District to allow a Preschool and Daycare Center on the property located at 2423 Fargo Boulevard Recommendation Staff will provide a recommendation at the conclusion of the public hearing. Staff Liaison Paul Evans City Planner Figure 1. Location Map. Prepared by Geneva Planning Division, July 2015. Phone: (630) 845-9654 Email: pevans@geneva.il.us BACKGROUND The applicant would like to operate a preschool/daycare center in the former La Petite Academy building located at 2423 Fargo Boulevard. The property is located in the Randall Center Planned Unit Development (PUD) and is zoned OR Office Research District. The PUD does not establish a specific list of permitted and special uses, but rather relies on the permitted and special uses of the underlying zoning district. Preschools/daycares require a Special Use in the OR District. A Special Use was granted to La Petite Academy for a child care center in November of 1990 under Ordinance No. 90- 63 (attached for your review). Section 3 of that ordinance stated, “That this Special Use for a child care center is granted jointly and severally to La Petite Academy, Inc. and shall terminate upon the  Agenda Item 4A – Come Grow With Us Special Use - Preschool/Daycare Center Page 2 of 6 sale of the subject property.” Therefore, the applicant is requesting a new Special Use to allow the Come Grow With Us preschool/daycare center to operate at 2423 Fargo Boulevard. The Special Use for La Petite Academy limited the number of employees to 15 and the number of children enrolled in the child care center to 130. Come Grow With Us has confirmed that they would be able to abide by the same standard. As part of the project, Come Grow With Us is proposing to upgrade the landscaping on the site, renovate the interior of the building, and install new signage. Please see the attached development plans for more detail. REQUEST Come Grow With Us requests a Special Use in the OR Office Research District to allow a Preschool and Daycare Center on the property located at 2423 Fargo Boulevard PROPERTY INFORMATION The property is located at 2324 Fargo Boulevard and has an area of approximately 1.04 acres. The existing one-story 7,500 square foot building has 24 parking spaces and was constructed in 1991. The property is zoned OR Office Research and is designated as “Commercial: Retail, Service, Office” in the City’s adopted Comprehensive Plan. Please see Table 2 below and Figures 2 and 3 on the following page for surrounding property information including existing zoning, existing land uses, and future land use designations. Table 2. Surrounding Property Information. Prepared by Geneva Planning Division, July 2015. LOCATION ZONING DISTRICT LAND USE COMPREHENSIVE PLAN Subject Property OR Office Research Vacant Daycare Center Commercial: Retail, Service, Randall Center PUD Office North OR Office Research TriCity Family Services Commercial: Retail, Service, Randall Center PUD Office South B5 Business District Stormwater Detention Pond Open Space Randall Square PUD East OR Office Research Randall Center Multi-tenant Commercial: Retail, Service, Randall Center PUD Commercial Building Office West OR Office Research Fox Valley Family Physicians Commercial: Retail, Service, Randall Center PUD Office  Agenda Item 4A – Come Grow With Us Special Use - Preschool/Daycare Center Page 3 of 6 Figure 2. Zoning Map of the Subject Property and Surrounding Area. Prepared by Geneva Planning Division, July 2015. Figure 3. Future Land Use Designation of the Subject Property and Surrounding Area, based on the 2003 Comprehensive Plan. Prepared by Geneva Planning Division, July 2015.  Agenda Item 4A – Come Grow With Us Special Use - Preschool/Daycare Center Page 4 of 6 REVIEW COMMENTS/STAFF ANALYSIS Staff has evaluated the requested Special Use in relation to the nine (9) special use standards the Plan Commission uses in formulating it findings of fact, as set forth in Section 11-14-4(F) of the Zoning Ordinance. Based on evidence and testimony provided at the public hearing, the Plan Commission may choose to use this analysis as the basis for its findings of fact, or formulate its own findings. 1. The proposed use at the specified location is consistent with the comprehensive plan. The property is designated for “Commercial: Retail, Service, Office” uses in the City’s adopted Comprehensive Plan. The proposed use as a preschool/daycare center is consistent with the Comprehensive Plan. 2. The proposed building or use will not diminish the value of adjacent and nearby properties. The proposed Come Grow With Us preschool/daycare center would occupy the space previously occupied by La Petite Academy. The proposed use is consistent with existing uses on the property and in the surrounding area. The property is currently vacant and has been vacant since 2008. There has not been any indication that the previous use diminished the value of adjacent and/or nearby properties. The proposed development and use is not expected to diminish the value of adjacent and nearby properties. 3. The proposed use at the specified location will not substantially or unduly increase traffic, traffic congestion and on-street parking demand in the immediate vicinity of the proposed use and in the area affected by traffic generated by the proposed use. The proposed Come Grow With Us preschool/daycare center is expected to increase traffic to the site and turns to and from Fargo Boulevard to Randall Road. Come Grow With Us will have set times for parent drop-off and pick-up so the traffic will be staggered and not all of the caregivers will need to be present. The parking demand and amount of traffic generated by the proposed preschool/daycare center is not expected to create traffic congestion or unduly increase traffic. 4. The proposed use has been designed to provide for adequate ingress and egress to minimize potential vehicle conflicts and congestion in public streets. The proposed development would use the existing access points off of Randall Court. As was the case for La Petite Academy, Come Grow With Us customers would use Randall Court to access the establishment. Because the Fargo Boulevard and Randall Court intersection has a 3-way stop, traffic will move in an efficient manner. The preschool/daycare will have 24 parking spaces and 15 employees, leaving a minimum of 9 spaces free for parents during drop off/pick up times. The proposed use has been designed to provide adequate ingress and egress to minimize potential vehicle conflicts and congestion in public streets. 5. The proposed building or use will not adversely affect or change the character of the area in which it is located. The property is located on the west side of Randall Road which is a major arterial road servicing Geneva and the Fox River Valley. The building has remained largely unchanged because it has been  Agenda Item 4A – Come Grow With Us Special Use - Preschool/Daycare Center Page 5 of 6 vacant for seven years. The applicant is not proposing to change the exterior of the building except for signage, replacing and enhancing the landscaping and maintaining the building and play equipment. Most of the interior of the building will be substantially remodeled. This proposed use is consistent with other commercial uses along Randall Road. The proposed redevelopment would not adversely affect or change the character of the area. 6. The proposed use at the specified location will not adversely affect the use and development of adjacent and nearby properties in accordance with the regulations of the district in which they are located. The location, size and height of proposed buildings and other structures, and the operation of the use will not adversely affect the use and development or hinder the appropriate development of adjacent and nearby properties. The proposed preschool/daycare center would not adversely affect the use and development of adjacent and nearby properties. Come Grow With Us will offer preschool and daycare for employers in Geneva and the surrounding area. The property is conveniently located near Randall Road and the Northwest Medicine Hospital. The daycare will operate Monday through Friday from 6:00 am to 6:00 pm. and there will be very limited night time use, primarily for graduations. Therefore, the proposed use will not adversely affect the use and development of adjacent and nearby properties. 7. Adequate utility, drainage, parking and other necessary facilities to service the proposed use will be provided and that such utility, drainage, parking and other necessary facilities will not adversely affect the use, development and value of adjacent and nearby properties. The applicant is not making any changes to the parking lot or existing drainage pattern. Adequate utility, drainage, parking and other necessary facilities to service the proposed use are available and the use will not affect the use, development and value of adjacent and nearby properties. 8. The proposed building, other structures and use comply with any and all regulations, conditions or requirements of the city applicable to such building, structure or use. The applicant is planning few changes to the existing site other than landscaping and site signage. The project will be required to comply with all of the applicable regulations, conditions, and requirements of the City prior to building permit issuance by the City. 9. That the exterior architectural appeal and function of any proposed structure will not be so at variance with either the exterior architectural appeal and functional plan of the structures already constructed or in the course of construction in the immediate neighborhood or the character of the applicable district to cause a substantial depreciation in property values in the neighborhood. The exterior architecture of the building and site will remain largely unchanged. The applicant is proposing to redo the landscaping that is overgrown and provide routine maintenance on the building. The only other exterior change will be the replacement of the existing ground sign. The architectural appeal and function of the proposed development will not be at variance with the exterior architectural appeal and functional plan of the structures in the immediate neighborhood and will not cause a depreciation in property values in the neighborhood.  Agenda Item 4A – Come Grow With Us Special Use - Preschool/Daycare Center Page 6 of 6 Outstanding Issues for Consideration Should the Plan Commission recommended approval of the applicant’s request, staff recommends the following issues be considered as conditions of the approval: 1. The number of employees on-site shall not exceed 15 employees and the number of children enrolled in the preschool and daycare shall not exceed 130. RECOMMENDATION Staff will provide a recommendation at the conclusion of the public hearing. REVIEW/APPROVAL PROCESS: NEXT STEPS* 1. July 27, 2015 – Committee of the Whole review and recommendation to City Council 2. August 3, 2015 – City Council consideration of request *This timeline is provided for informational purposes only, exact dates are subject to change. ATTACHMENTS Project Narrative Site Plan Landscape Plan Photometric Report Building Photos & Signage Ordinance No. 90-63 This is a request for Special Use Permit for Come Grow With Us Preschool with City of Geneva. The applicant seeks approval for one story childcare center. The design calls for 7500 sq. feet childcare center with adjacent playground. The site for the Special Use Permit is located at 2423 Fargo Road with drive access on Randall Court. The applicant, Come Grow With Us Pre School & Childcare submits the following information as evidence that it meets the standards for Special Use Permit. Standard 1: The proposed use at the specified location is consistent with the comprehensive plan. The existing building was previously occupied by La Petite Childcare center. The site plan is consistent with the previous use. Standard 2: The proposed building or use will not diminish the value of adjacent and nearby properties. Even before its opening, Come Grow With Us Preschool will start having positive fiscal impact on the community. The piece of property which has been vacant for years will now be developed into a beautiful commercial building increasing the value of properties in surrounding neighborhood. Standard 3: The proposed use at the specified location will not substantially or unduly increase traffic, traffic congestion and on-street parking demand in the immediate vicinity of the proposed use and in the area affected by traffic generated by the proposed use. There are two driveway entrances to the building which will make entering and exiting easy. The building will meet or exceed the parking demand. Standard 4: The proposed use has been designed to provide for adequate ingress and egress to minimize potential vehicle conflicts and congestion in public streets. The project is located in a cul-de-sac with two entrances to the driveways which will make entering and exiting easy. Standard 5: The proposed building or use will not adversely affect or change the character of the area in which it is located. No changes are being made to the existing structure of the building as such there will be no change to the character of the area. Standard 6: The proposed use at the specified location will not adversely affect the use and development of adjacent and nearby properties in accordance with the regulations of the district in which they are located. The location, size and height of proposed buildings and other structures, and the operation of the use will not adversely affect the use and development or hinder the appropriate development of adjacent and nearby properties. No changes are being made to the existing structure of the building as such there will be no adverse effect to the use and development of adjacent and nearby properties. Standard 7: Adequate utility, drainage, parking and other necessary facilities to service the proposed use will be provided and that such utility, drainage, parking and other necessary facilities will not adversely affect the use, development and value of adjacent and nearby properties. All utilities are currently on or adjacent to the property. The project has plans which will meet the requirements set forth by the City of Geneva. The electricity will be provided by Comed. Standard 8: The proposed building, other structures and use comply with any and all regulations, conditions or requirements of the city applicable to such building, structure or use. The project will meet or exceed any and all regulations, conditions or requirements of the city. Standard 9: That the exterior architectural appeal and function of any proposed structure will not be so at variance with either the exterior architectural appeal and functional plan of the structures already constructed or in the course of construction in the immediate neighborhood or the character of the applicable district to cause a substantial depreciation in property values in the neighborhood. No changes are being made to the existing structure of the building as such the exterior architectural appeal will not be at variance. Also, since the building was previously occupied as a childcare center the function will also remain the same. Bode Preschool and Childcare Center ____________________________________________________________________________________________________________________________________________________________________________ 946 Bode Road Schaumburg, IL 60194 (847) 885-1256 Dear Mr. Evans, Thank you for reviewing our request for Special Use for the childcare center. Below are the responses to the review comments: 1. a. What proposed changes will be made to the building and site, i.e. signage, landscaping, play area, etc. No changes will be made to the existing building and site. The play area is already fenced in and all the play equipment needed already exists. b. Previous use of the building and how long the building has been vacant. The building was previously used as a childcare center and was occupied La Petite Childcare center. The building has been vacant since 2008. c. Description of preschool/childcare i.e. number of children and care takers, hours and days of operation, and will there be any night time use? The preschool/childcare center will operate Monday through Friday from 6:00 am till 6:00 pm. The center will approximately have 130 children and 15 staff members. There will be no night time use. 2. Please designate and label on the site plan the location of the proposed ground sign. If the sign is lit, please include any proposed lighting for the sign. The location of the proposed ground sign is marked on the attached site plan. The sign is not lit. 3. Please include the address on the ground sign per Section 11-12-6A(6) The address has been added to the proposed ground sign. 4. If a wall sign is desired, please submit details of that signage or it may be applied later as a part of the building permit. Currently no wall sign will be displayed. 5. The lighting plan by RAB Lighting is close to what the City is seeking, as it shows the site plan and the illumination levels. However, according to the submitted topographical survey, staff is unable to confirm the illumination levels along east side of the property as there is no illumination level provided at the lot line. RAB Lighting is working to show the illumination levels along the east side of the property as required. Once again, thank you for cooperation and help. Thank you, Lubina Sultana S itePl an si gn s igni ndi cat or 2423Far goBlv d Genev a,I L60134 Community Development Department Report CITY OF GENEVA PLAN COMMISSION AGENDA ITEM 5A CONCEPT REVIEW JULY 9, 2015 Cooper Woods Subdivision South Street, West of Geneva Golf Club Applicant George Havlicek Location North side of South Street, immediately west of Geneva Golf Club Request Conceptual review of a proposal to develop a 21-lot detached single-family residential subdivision. The proposal would require a Zoning Map Amendment from the R1 Low Density Single- Family Residential District and OR Office Research District to the R2 Medium Density Single- Family Residential District and Plat of Subdivision approval. Recommendation Figure 1. Location Map. Prepared by Geneva Planning Division, May 2015. Staff has no recommendation at this time. This conceptual BACKGROUND/PROPERTY INFORMATION review provides the Plan As shown in Figure 1, the subject property is located on the north Commission with an side of South Street immediately west of the Geneva Golf Club. The opportunity to ask questions, applicant and contract purchaser, George Havlicek, is proposing to provide informal review develop a 21-lot detached single-family subdivision on this 8.89 acre comments, and convey any assemblage. About 8.5 acres are currently owned by Stephen & Gail concerns they may have. Cooper and Richard Cooper. Another half-acre parcel in the Staff Liaison northeast corner of the property is being purchased from Kevin & Lisa Milord. The property is currently improved with 4 detached Paul Evans single-family homes, of which only the 1403 South Street dwelling in City Planner the center of the property would remain. Phone: (630) 845-9654 Email: pevans@geneva.il.us  Cooper Subdivision Page 2 of 5 Agenda Item 5A The property is currently zoned R1 Low Density Single-Family Residential District and OR Office Research District and is designated for “Single-Family Residential” use in the City of Geneva’s adopted Comprehensive Plan. Mr. Havlicek is contemplating a request to rezone the property to the R2 Medium Density Single-Family Residential District. Three lots in the northwest corner of the property would front on to Rosenfelder Court and the remaining eighteen lots would front on the new horseshoe- shaped Cooper Lane. There are four detention areas planned with the largest detention area in the northwest portion of the site, which also acts as a buffer between the lots facing Rosenfelder Court and the lots facing Cooper Lane. Mr. Havlicek has indicated that he would like to preserve as many of the trees as possible on the property. Please see Table 1 and Figures 2 and 3 for surrounding property information including existing zoning, existing land uses, and future land use designations. Table 1. Surrounding Property Information. Prepared by Geneva Planning Division, July, 2015. LOCATION ZONING DISTRICT LAND USE COMPREHENSIVE PLAN SUBJECT R1 Low Density Single-Family Single family estates Single Family Residential PROPERTY Residential District/Office Research NORTH R-1 Low Density Single-Family Pankows/Marion Single- Single-Family Residential Residential District Family Subdivision SOUTH I1 Light Industrial Burgess Norton Development Opportunity Site EAST RR Rural Residential Geneva Golf Club Single Family Residential WEST R-1 Low Density Single-Family Pankows Single-Family Single-Family Residential Residential District Subdivision REQUESTS At this time the applicant, Mr. Havlicek, is requesting conceptual review of a proposal to redevelop the property into a 21-lot single family subdivision and rezone the property to the R2 Medium Density Single-Family Residential District with minimum 10,000 square foot lots. All 21 of the proposed lots would meet or exceed the standards for the R2 District. Please see the attached conceptual subdivision plan for more information. The proposal would require the following: 1) Preliminary and Final Plat of Subdivision Approval 2) Zoning Map Amendment ANALYSIS Existing Uses/Surrounding Uses The existing use of the subject property is for several large lot single-family residences for the Cooper family. A Montessori School was approved as a Special Use for the site back in 1980 but never constructed. The Office Research zoning was also approved but a building was never constructed. The  Cooper Subdivision Page 3 of 5 Agenda Item 5A property is surrounded by the Geneva Golf Club to the east which was built in 1926 and single-family residences to the west and north. To the south is the Burgess Norton factory. Other than the subject property most of the surrounding property is already developed as single-family residences. Figure 2. Zoning Map of the Subject Property and Surrounding Area. Prepared by Geneva Planning Division, July 2015. Zoning The property is currently zoned R1 Low Density Single-Family Residential and OR Office Research District. The surrounding single-family residences to the north and west are also zoned R1 District. To the east the Geneva Golf Club is zoned RR Rural Residential. To the south, Burgess Norton is zoned I1 Light Industrial District. The R1 District has a minimum lot size of 13,000 square feet. The contemplated R2 District has a minimum lot size of 10,000 square feet. The single-family homes to the west and north are part of Meade Marion Subdivision approved in 1954 and J. Pankow Subdivision approved in 1979. Both subdivisions have minimum lot sizes of about 15,000 square feet. Comprehensive Plan The 2003 Comprehensive Plan designation for the subject property is Single-Family Residential. The Geneva Golf Club to the east is designated as Parks/Recreation. To the north and east the Comprehensive Plan designates the properties to remain single-family uses. Also to the west, along South Street is a row of lots designated for Commercial: Retail, Service and Office uses. The Burgess Norton factory is designated as a Development Opportunity Site 1 which is designated as a possible  Cooper Subdivision Page 4 of 5 Agenda Item 5A senior housing site. Other appropriate uses would be for parks or recreational uses or a community facility. South Street is local arterial route that has about 4100 trips per day. Figure 3. Future Land Use Designation of the Subject Property and Surrounding Area, based on the 2003 City of Geneva Comprehensive Plan. Prepared by Geneva Planning Division, July 2015. Summary of Changes Since May 28, 2015 Meeting At the May 28, 2015 meeting, the applicant was proposing a 25-lot subdivision with 5 varying sizes of detention ponds. Now the proposal is for a 21-Lot subdivision with four detention areas. After talking to a few of the adjacent neighbors (see attached letters), the number of lots on Rosenfelder Court have been reduced from four to three. Even though the Rosenfelder Court lots would meet the lot size requirements of the R1 zoning, Lot #3 is slightly under the 100 foot lot frontage requirement for R1 zoning. Mr. Havlicek also spoke with a property owner in the Marion Court Subdivision who was concerned with the loss of large pine trees, the home sizes and the potential increase of stormwater runoff. The homeowner seems satisfied with the proposed plan and the reputation of the applicant for developing in the Geneva area. The property owner and applicant agree that the removal of mature trees should be kept to a minimum. Part of the reason for a reduction in the overall number of lots, was the proposed subdivision area was reduced as the Cooper property around a proposed central detention area is no longer available.  Cooper Subdivision Page 5 of 5 Agenda Item 5A Questions for Consideration 1. Is the R2 Medium Density Single-Family Residential District appropriate for this property given its location and the zoning of surrounding properties? 2. What consideration should be given to Lot #3 and Lot #4 which will have opposing front and rear yard? 3. Should a landscape easement be considered for the north property line adjacent to the single family homes on Marion Court? 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 Subdivision Plans Neighbor Letters  1121 Cheshire Avenue Naperville, Illinois 60540 630-202-8261 fax 630-355-5927 SITE AREA +/- 388,000 SQ FT (8.90 ACRES) DETENTION AREAS AND EASEMENTS +/- 68,375 SQ FT (1.57 ACRES) www.lankenau-architecture.com 27 0. 15 ROSENFELDER COURT 212.02' ° 89 ALL ANGLES SHOWN BASED ON SCALED ANGLES .9 135.00' 77.02' 9° FROM AERIAL PHOTO AND LOT DIMENSIONS 75.34' LOT 1 75.00' 109.62' 10148 SF PROPERTY LINES WITH DIMENSIONS 89 USING DIMENSIONS FROM PRELIM PLAT SITE PLAN BASED ON PREVIOUS PRELIMINARY ENGINEERING PLAT 135.00' .5 5° 275.43' 355.73' 300.34' 75.00' 75.00' LOT 2 55.72' 75.00' 75.00' 75.00' 75.00' 89 10125 SF .5 5° LOT 25 LOT 24 LOT 23 LOT 22 140.63' 120.00' 135.00' OUTLOT 10241 SF 10125 SF 10125 SF 10202 SF 142.02' LOT 3 DETENTION 75.00' 75.00' 135.00' 135.00' 135.00' 140.32' 10125 SF 31837 SF 60.00 .0 0° DETENTION 24.87' 31.15' 90 EASEMENT 44.14' FOR 6,000 SF 42.36' 135.00' 75.00' 75.00' 225.42' PANKOW DRIVE 0' 50.67' 5 3. .0 ' 90' R 75.00' 75.00' 75.00' 3 = LOT 4 18 .50 L= 18 LOT 21 R= 122 COOPER LANE 66' 52 3.0 10125 SF 16174 SF L= 30' WIDTH .3 0' R.O.W. 1' 642.61' 135.00' 39 184.55' .6 64.84' 184.55' 75.00' 66.14' 75.00' 75.00' 6' ' ' LOT 5 .71 .22 15 8.87' 10.16' 58 0. 58 LOT 20 11454 SF .13 00 1 86 134.14' 135.00' 135.52' LOT 11 LOT 12 LOT 13 LOT 14 72 135.61' ' 11950 SF R 8. 142.49' 10104 SF 10145 SF 10182 SF 11703 SF 15 142.02' 52.36' COOPER WOODS SUBDIVISION 0R 20.00 50.71' ' LOT 10 150.0 75.00' LOT 6 20.00 75.00' 388.37 11503 SF 17.22' 18.98' 24.78' 10253 SF LOT 19 23.16' 107.28' 75.00' 75.00' 75.00' 107.66' 10242 SF 111.88' 213.65' 114.41' 135.00' DETENTION AREA 135.00' 75.00' 135.00' 75.00' 75.00' 90.00' 75.00' 12,800 SF LOT 18 90.00' LOT 9 88.00' 88.00' LOT 7 LOT 15 10125 SF 40.00 10125 SF 10058 SF 10068 SF 20.00 SOUTH STREET GENEVA, ILLINOIS 135.00' 135.00' 180.58' 114.41' 117.43' 111.63' 135.00' 92.19' 88.37' 66' 66' 112.71' 101.54' 187.95' DETENTION 97.65' LOT 16 LOT 17 DETENTION 93.08' R.O.W. R.O.W. 88.19' 15536 SF LOT 8 10319 SF 12248 SF EASEMENT 11104 SF 88 2,200 SF .0 91 88 91 2° .9 .1 .98° 114.48' 135.08' 8° 8° 30.00 135.08' 111.42' 312.52' SOUTH STREET 5/15/2015 15006 PRL R-2 ZONING SITE PLAN WITH DETENTION AREAS A.1 Project number PRELIM SITE PLAN Issue Date Drawn by Copyright 2015 Lankenau Architecture PC