MEMORANDUM. Lauren Pruss, AICP, Economic Development Coordinator

Transcription

1 COMMUNITY ND ECONOMIC DEVELOPMENT DEPRTMENT 420 Miner Street Des Plaines, IL 6006 P: desplaines.org MEMORNDUM Date: March 9, 207 To: From: Cc: Subject: Michael G. artholomew, MCP, LEED P, City Manager Michael McMahon, Community and Economic Development Director Johanna ye, ICP, Senior Planner Lauren Pruss, ICP, Economic Development Coordinator Major Variation for 49 S. Cora Street, 7-02-V (2 nd Ward) Issue: The petitioner is requesting a Major Variation under Section 2--(D) of the 998 Des Plaines Zoning Ordinance, as amended, to allow a non-brick facade on the ground story of a single-family residence in the R- Single-Family Residential District. Variation Report ddress: 49 S. Cora Street Owners: Habitat for Humanity of NFV, 56 S. Grove venue, Elgin, IL 6020 Petitioner: Jerome Pietryla, 56 S. Grove venue, Elgin, IL 6020 Case Number: 7-02-V Real Estate Index Number: Ward: Existing Zoning: Existing Land Use: Surrounding Zoning: #2, John Robinson R- Single-Family Residential District Residential North: Single-Family Residential South: Single-Family Residential East: Single-Family Residential Page of 28

2 West: Single-Family Residential Surrounding Land Use: Street Classification: Comprehensive Plan: North: Residential South: Residential East: Residential West: Residential Cora Street is a local road The Comprehensive Plan designates the site as Traditional Single Family The applicant, Jerome Pietryla of Habitat for Humanity of NFV, has requested a variation to allow a nonbrick façade on the ground story of a new single-family residence at 49 S. Cora Street. The 0,80 square foot property is currently unimproved, though it previously had a single-family residence which was town down in 206. The petitioner proposes to build a new single-family residence of,08 square feet on the site. Per Section 2--(D) of the Zoning Ordinance, brick is required on all facades of the first floor of new single-family homes; however, the petitioner is proposing to use James Hardie fiber cement siding instead. ccording to the petitioner, this is a quality product that meets the design and construction standards of the Habitat for Humanity organization. Standards for Variations: The Planning and Zoning oard considered the particular facts and circumstances of the Major Variation requested in terms of the following standards. The petitioner has addressed each of these standards in the Zoning pplication.. Hardship: No variation shall be granted pursuant to this subsection H unless the applicant shall establish that carrying out the strict letter of the provisions of this title would create a particular hardship or a practical difficulty. 2. Unique Physical Condition: The subject lot is exceptional as compared to other lots subject to the same provision by reason of a unique physical condition, including presence of an existing use, structure, or sign, whether conforming or nonconforming; irregular or substandard shape or size; exceptional topographical features; or other extraordinary physical conditions peculiar to and inherent in the subject lot that amount to more than a mere inconvenience to the owner and that relate to or arise out of the lot rather than the personal situation of the current owner of the lot.. Not Self-Created: The aforesaid unique physical condition is not the result of any action or inaction of the owner or its predecessors in title and existed at the time of the enactment of the provisions from which a variance is sought or was created by natural forces or was the result of governmental action, other than the adoption of this title. 4. Denied Substantial Rights: The carrying out of the strict letter of the provision from which a variance is sought would deprive the owner of the subject lot of substantial rights commonly enjoyed by owners of other lots subject to the same provision. 5. Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the inability of the owner or occupant to enjoy some special privilege or additional right not available to owners or occupants of other lots subject to the same provision, nor merely the inability of the owner to make more money from the use of the subject lot. Page 2 of 28

3 6. Title nd Plan Purposes: The variation would not result in a use or development of the subject lot that would be not in harmony with the general and specific purposes for which this title and the provision from which a variation is sought were enacted or the general purpose and intent of the comprehensive plan. The Planning and Zoning oard met on February 28, 207 to consider the Major Variation. The Petitioner presented the plans for a new single-family home, which is proposed to have James Hardie fiber cement siding on all facades of the single-story residence, as opposed to brick. He stated that siding is required per Habitat for Humanity s visual standards and affordability guidelines. One member of the public spoke on behalf of approximately a dozen neighbors that attended the meeting in opposition of the proposal. He stated that a majority of the homes in the neighborhood have as least some masonry on them and that masonry is not much more expensive than the proposed fiber cement siding. He stated concerns over property values in the neighborhood over time. Recommendation: The Planning and Zoning oard recommended (5-0) that the City Council deny the Major Variation to allow a non-brick facade on the ground story of a single-family residence in the R- Single- Family Residential District. I recommended approval of the Major Variation, subject to the condition that all materials, windows and siding be uniform in appearance and be the same make and manufacturer. Pursuant to Section 2--6(G) (Major Variations), the City Council has the authority to approve, approve with modifications, or disapprove the application. It is requested that this item be placed on the March 20, 207 City Council meeting agenda. ttachments: ttachment : Petitioner s Variation pplication ttachment 2: Location Map ttachment : Site and Context Photos ttachment 4: Narrative ttachment 5: Letter from Planning & Zoning oard to the Mayor ttachment 6: Draft Minutes excerpt of the February 28, 207 Planning & Zoning oard hearing Exhibits: Ordinance Z 0 7 approving a Major Variation from Section 2--(D) of the 998 City of Des Plaines Zoning Ordinance, as amended, to allow a non-brick facade on the ground story of a single-family residence in the R- Single-Family Residential District. Exhibit : Plat of Survey prepared by Spaceco Inc. and dated pril 4, 206 Exhibit : Site Plan prepared by llen Pepa rchitects and dated September 4, 206 Exhibit C: Floor Plan and Elevations prepared by llen Pepa rchitects and dated September 4, 206 Page of 28

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9 ttachment Page 9 of S. Cora Street Looking East Towards Property to North 49 S. Cora Street Public Notice 49 S. Cora Street View Looking East at Property 49 S. Cora Street Looking East Towards Property to South

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11 March, 207 COMMUNITY ND ECONOMIC DEVELOPMENT DEPRTMENT 420 Miner Street Des Plaines, IL 6006 P: desplaines.org Mayor ogusz and Des Plaines City Council CITY OF DES PLINES Subject: Planning and Zoning oard, 49 S. Cora Street, 7-02-V, 2 nd Ward RE: Consideration of a Major Variation to allow a non-brick facade on the ground story of a singlefamily residence in the R- Single-Family Residential District Honorable Mayor and Members of the Des Plaines City Council: The Planning and Zoning oard met on February 28, 207 to consider a Major Variation under Section of the 998 City of Des Plaines Zoning Ordinance, as amended, to allow a non-brick facade on the ground story of a single-family residence in the R- Single-Family Residential District.. The Petitioner presented the proposal for a new single-family home, which is proposed to have James Hardie fiber cement siding on all facades of the single-story residence, as opposed to brick. 2. The Community and Economic Development Department recommended approval of the requested Major Variation, subject to the condition that all materials, windows and siding be uniform in appearance and be the same make and manufacturer.. One member of the public spoke on behalf of approximately a dozen neighbors that attended the meeting in opposition of the proposal. He stated that a majority of the homes in the neighborhood have as least some masonry on them and that masonry is not much more expensive than the proposed fiber cement siding. He stated concerns over property values in the neighborhood over time. 4. The Planning and Zoning oard recommended (5-0) that the City Council deny the Major Variation under Section 2--8 of the 998 City of Des Plaines Zoning Ordinance, as amended, to allow a nonbrick facade on the ground story of a single-family residence in the R- Single-Family Residential District. Respectfully submitted, James Szabo, Des Plaines Planning and Zoning oard, Chairman Cc: City Officials and ldermen ttachment 5 Page of 28

12 Case #7-009-MP-SU-PUD-946 & 970 North venue-map mendment, Preliminary Planned Unit Development (PUD) and Tentative Plat of Subdivision Case #7-0-CU-0 E. Golf Road-Conditional Use Permit Case #7-02-V-49 S. Cora Street-Variation Case #7-04-T-Citywide-Text mendment Case #7-00-PUD-800 S. River Road-mend Planned Unit Development (PUD) February 28, 207 Page 2 Chairman Szabo asked if anyone is in favor of the proposal. No one responded. He asked if anyone objects. The following came forward and was sworn in: Kenneth Lewis 20 Harvey venue Mr. Lewis advised that he lives on the south side of Golf Road and that the rear of his property faces the newly constructed Mariano s. He stated that the building is an eyesore and that the building lights are on until late in the evening. He asked what the City or Mariano s will do to improve the privacy in his yard. He inquired about Mariano s building a wall. He stated that he was not informed for the construction of the new building, but was informed for this Conditional Use for signage. oard Member Saletnik stated that the site and building were constructed per the requirements of the Zoning Ordinance, and that is why the public did not need to be notified. Chairman Szabo stated that he may want to consider reaching out to the manager at the Mariano s. motion was made by oard Member Hofherr, seconded by oard Member Saletnik, to recommend approval to City Council, subject to the condition that the applicant be granted a variation as part of the Conditional Use to allow for the wall sign on the east façade to be externally illuminated. YES: NYES: Hofherr, Saletnik, Green, Schell, Szabo None ***MOTION CRRIED UNNIMOUSLY*** Chairman Szabo advised a recommendation for approval would be provided to City Council.. ddresses: 49 S. Cora Street Case 7-02-V The petitioner is requesting a Major Variation under Section 2--(D) of the 998 Des Plaines Zoning Ordinance, as amended, to allow a non-brick facade on the ground story of a single-family residence in the R- Single-Family Residential District PIN: Petitioner: Jerome Pietryla, 56 S. Grove venue, Elgin, IL 6020 Owner: Habitat for Humanity of NFV, 56 S. Grove venue, Elgin, IL 6020 Chairman Szabo swore in Jerry Pietryla, WK & Critical Home Repair Coordinator, Habitat for Humanity, 56 S. Grove, Elgin, IL who advised they are requesting a variance of the face-brick requirement for new single-family homes. He stated the two hardships are: the requirement violates Habitat for Humanity s visual standards and affordability guidelines affects the owner as the home is sold at appraised value oard Member Saletnik asked what the exterior would be. Mr. Pietryla advised Hardie oard veneer with insulation. ttachment 6 Page 2 of 28

13 Case #7-009-MP-SU-PUD-946 & 970 North venue-map mendment, Preliminary Planned Unit Development (PUD) and Tentative Plat of Subdivision Case #7-0-CU-0 E. Golf Road-Conditional Use Permit Case #7-02-V-49 S. Cora Street-Variation Case #7-04-T-Citywide-Text mendment Case #7-00-PUD-800 S. River Road-mend Planned Unit Development (PUD) February 28, 207 Page 22 Chairman Szabo stated there is a reason this is written into the code as we want homes of high quality; it adds to the house and the community; we want neighborhoods to be uniform. oard Member Hofherr asked if surrounding homes are brick. Mr. Pietryla advised one has siding; a photo was displayed. Chairman Szabo stated with value engineering, it could be done with brick. oard Member Green stated some homes with Hardie oard show as a good product. Chairman Szabo asked Staff to provide the Staff Report which Senior Planner ye did: Issue: The petitioner is requesting a Major Variation under Section 2--(D) of the 998 Des Plaines Zoning Ordinance, as amended, to allow a non-brick facade on the ground story of a single-family residence in the R- Single-Family Residential District. nalysis: ddress: 49 S. Cora Street Owners: Habitat for Humanity of NFV, 56 S. Grove venue, Elgin, IL 6020 Petitioner: Jerome Pietryla, 56 S. Grove venue, Elgin, IL 6020 Case Number: 7-02-V Real Estate Index Number: Ward: Existing Zoning: Existing Land Use: Surrounding Zoning: Surrounding Land Use: Street Classification: Comprehensive Plan: #2, John Robinson R- Single-Family Residential District Residential North: Single-Family Residential South: Single-Family Residential East: Single-Family Residential West: Single-Family Residential North: Residential South: Residential East: Residential West: Residential Cora Street is a local road The Comprehensive Plan designates the site as Traditional Single Family ttachment 6 Page of 28

14 Case #7-009-MP-SU-PUD-946 & 970 North venue-map mendment, Preliminary Planned Unit Development (PUD) and Tentative Plat of Subdivision Case #7-0-CU-0 E. Golf Road-Conditional Use Permit Case #7-02-V-49 S. Cora Street-Variation Case #7-04-T-Citywide-Text mendment Case #7-00-PUD-800 S. River Road-mend Planned Unit Development (PUD) February 28, 207 Page 2 The applicant, Jerome Pietryla of Habitat for Humanity of NFV, has requested a variation to allow a nonbrick façade on the ground story of a new single-family residence at 49 S. Cora Street. The 0,80 square foot property is currently unimproved, though it previously had a single-family residence which was town down in 206. The petitioner proposes to build a new single-family residence of,08 square feet on the site. Per Section 2--(D) of the Zoning Ordinance, brick is required on all facades of the first floor of new single-family homes; however, the petitioner is proposing to use James Hardie fiber cement siding instead. ccording to the petitioner, this is a quality product that meets the design and construction standards of the Habitat for Humanity organization. Variation Findings: Variation requests are subject to the standards set forth in Section 2--6(H) of the 998 City of Des Plaines Zoning Ordinance, as amended. In reviewing these standards, staff has the following comments:. Hardship: No variation shall be granted pursuant to this subsection H unless the applicant shall establish that carrying out the strict letter of the provisions of this title would create a particular hardship or a practical difficulty: Comment: The petitioner has stated that requiring Habitat for Humanity to provide brick on all first floor facades would set a precedent for all future projects that violates the organization s traditional visual standards and materials of construction requirements. 2. Unique Physical Condition: The subject lot is exceptional as compared to other lots subject to the same provision by reason of a unique physical condition, including presence of an existing use, structure, or sign, whether conforming or nonconforming; irregular or substandard shape or size; exceptional topographical features; or other extraordinary physical conditions peculiar to and inherent in the subject lot that amount to more than a mere inconvenience to the owner and that relate to or arise out of the lot rather than the personal situation of the current owner of the lot: Comment: The petitioner has stated that the architectural requirements to only use face brick on the first floor facades limits the ability of the organization to comply with their own visual standards as well as affordability guidelines. He has stated that the organization does not merely give houses away; the homeowners are hard-working, middle-class individuals that must have incomes that fall between a high and low determined by the appraised value of the home.. Not Self-Created: The aforesaid unique physical condition is not the result of any action or inaction of the owner or its predecessors in title and existed at the time of the enactment of the provisions from which a variance is sought or was created by natural forces or was the result of governmental action, other than the adoption of this title: Comment: The petitioner has stated that the architectural requirements to only use face brick on the first floor facades limits the ability of the organization to comply with their own visual standards as well as affordability guidelines. ttachment 6 Page 4 of 28

15 Case #7-009-MP-SU-PUD-946 & 970 North venue-map mendment, Preliminary Planned Unit Development (PUD) and Tentative Plat of Subdivision Case #7-0-CU-0 E. Golf Road-Conditional Use Permit Case #7-02-V-49 S. Cora Street-Variation Case #7-04-T-Citywide-Text mendment Case #7-00-PUD-800 S. River Road-mend Planned Unit Development (PUD) February 28, 207 Page Denied Substantial Rights: The carrying out of the strict letter of the provision from which a variance is sought would deprive the owner of the subject lot of substantial rights commonly enjoyed by owners of other lots subject to the same provision: Comment: The petitioner has stated that a denial of the variation would prevent them from fulfilling the organization s stated charter of providing affordable housing that is consistent with neighborhood norms. 5. Not Merely Special Privilege: The alleged hardship or difficulty is neither merely the inability of the owner or occupant to enjoy some special privilege or additional right not available to owners or occupants of other lots subject to the same provision, nor merely the inability of the owner to make more money from the use of the subject lot: Comment: The petitioner has stated that utilization of fiber cement siding (James Hardie) satisfies the organization s visual standards and the City s requirement for the durability that face brick provides. 6. Title nd Plan Purposes: The variation would not result in a use or development of the subject lot that would be not in harmony with the general and specific purposes for which this title and the provision from which a variation is sought were enacted or the general purpose and intent of the comprehensive plan: Comment: The petitioner has stated that there are many other examples of nice homes in Des Plaines that do not have face brick facades. Recommendation: I recommend approval of the variation under Section 2--(D) of the 998 City of Des Plaines Zoning Ordinance, as amended, to allow a non-brick facade on the ground story of a single-family residence in the R- Single-Family Residential District, subject to the following condition: all materials, windows and siding be uniform in appearance and be the same make and manufacturer. Plan & Zoning oard Procedure: Under Section 2--6(G)2 (Procedure for Review and Decision for Variations) of the Zoning Ordinance, the Planning & Zoning oard may vote to recommend approval, approval with modifications, or disapproval of the proposed variation. The City Council has final authority over the variation requested. Chairman Szabo asked if anyone is in favor of this proposal no one responded. He asked if anyone objects 6 people raised their hands. The following came forward and was sworn in by Chairman Szabo: Carl Loewes 4 S. Cora Mr. Loewes read some Habitat for Humanity standards and stated these violations are selfprescribed. He noted the Des Plaines Code preserves homes and maintains values. Rebuttals were provided for this company s requirements. He believes Des Plaines middle-class requirements directly align with this company s middle-class incomes. Statistics were shared (regarding materials, costs). Mr. Loewes left a printed copy of a lawsuit regarding Hardie oard. He believes the Des Plaines standards should be maintained. This is a bad investment for Des Plaines. udience members offered an applause. ttachment 6 Page 5 of 28

16 Case #7-009-MP-SU-PUD-946 & 970 North venue-map mendment, Preliminary Planned Unit Development (PUD) and Tentative Plat of Subdivision Case #7-0-CU-0 E. Golf Road-Conditional Use Permit Case #7-02-V-49 S. Cora Street-Variation Case #7-04-T-Citywide-Text mendment Case #7-00-PUD-800 S. River Road-mend Planned Unit Development (PUD) February 28, 207 Page 25 Chairman Szabo asked if the oard has further questions. There were none. He stated the beauty of masonry is that it s maintenance-free. motion was made by oard Member Hofherr, seconded by oard Member Green, to recommend denial to City Council. YES: NYES: Hofherr, Green, Saletnik, Schell, Szabo None ***MOTION CRRIED UNNIMOUSLY*** 4. ddresses: Citywide Case 7-04-T The City staff is requesting a Text mendment to Section 2-8 of the 998 City of Des Plaines Zoning Ordinance, as amended, to add short-term rental properties to the list of approved accessory uses in all residential zoning districts. PIN: Citywide Petitioner: City of Des Plaines, 420 Miner Street, Des Plaines, IL 6006 Owner: City of Des Plaines, 420 Miner Street, Des Plaines, IL 6006 Director McMahon advised this is a Text mendment to the Zoning Ordinance. He proceeded to give the Staff Report: Issue: City Staff is requesting a text amendment to Section 2-8 of the 998 City of Des Plaines Zoning Ordinance, as amended, to add short-term rental properties to the list of approved accessory uses in all residential zoning districts. nalysis: Currently, Section 2-8 of the Zoning Ordinance regarding accessory uses and Section 4-7 of the Municipal Code regarding residential rental licenses do not distinguish between long-term and shortterm rental properties. There has been concern over the recent trend of property owners renting residential properties for short periods of time without obtaining a City Rental License. Staff has been working with Holland & Knight to prepare two ordinances (one pertaining to licensing and the other to zoning) that will regulate short-term rental properties. Short-term rental properties are not listed as a permitted accessory use in the Zoning Ordinance. Staff is requesting that short-term rental properties be added to Section 2-8 of the Zoning Ordinance, subject to the conditions established as part of a short-term rental properties ordinance to be approved by the City Council. The major change to the licensing code will create two categories of residential rental properties based on length of the rental term: long-term rental properties and short-term rental properties. The two new categories are defined as follows: LONG-TERM RENTL PROPERTY: ny residential property, including single-family detached dwelling units, single-family attached units, or multiple dwelling units, that is held out for rent, in return for ttachment 6 Page 6 of 28

17 CITY OF DES PLINES ORDINNCE Z N ORDINNCE PPROVING MJOR VRITION FROM SECTION 2-- (D) OF THE CITY OF DES PLINES ZONING ORDINNCE T 49 S. COR STREET DES PLINES, ILLINOIS (CSE #7-02-V). WHERES, Habitat for Humanity ( Petitioner ) is the owner of the property commonly known as 49 S. Cora Street, Des Plaines, Illinois ("Subject Property"); and WHERES, the Subject Property is located in the R- Zoning District of the City ( R- District ); and WHERES, the Subject Property is currently unimproved, however, Petitioners have submitted a permit application to construct a,08 square-foot, single-family home ( Proposed Residence ) clad in James Hardie fiber cement siding ( Siding ) on the Subject Property; and WHERES, the City of Des Plaines Zoning Ordinance of 998, as amended, is codified as Title 2 of the City Code of the City of Des Plaines ( Zoning Ordinance ); and WHERES, pursuant to Section 2--.D of the Zoning Ordinance, in the R- District, all ground story façades of new single-family residences must be brick; and WHERES, variation requests are subject to the standards set forth Section 2--6 (H) of the Zoning Ordinance as amended; and WHERES, the Petitioner submitted an application for the Proposed Residence to the City of Des Plaines Department of Community and Economic Development ( Department ) for a major variation from Section 2--.D.2 of the Zoning Ordinance to construct the Proposed Residence clad in siding rather than with a brick façade ( Variation ); and WHERES, the Petitioner's application for the Variation was referred by the Department, within 5 days after its receipt, to the Planning and Zoning oard of the City of Des Plaines ("PZ"); and WHERES, within 90 days after the date of Petitioner's application, a public hearing was held by the PZ on February 28, 207, pursuant to publication of notice in the Des Plaines Journal on February 0, 207; and WHERES, notice of the public hearing was mailed to all owners of property located within 00 feet of the Subject Property; and WHERES, during the public hearing, the PZ heard competent testimony and received evidence with respect to the Petitioner's application for the Variation; and Page 7 of 28

18 WHERES, on March, 207, the PZ filed a written report with the City Council summarizing the testimony received by the PZ and stating that the PZ s motion to recommend denial of the Variation; and WHERES, the Petitioner made representations to the PZ with respect to the requested Variation, which representations are hereby found by the City Council to be material and upon which the City Council relies in granting the Variation subject to certain terms and conditions; and WHERES, the City Council has studied the written report of the PZ, the applicable standards set forth in the Zoning Ordinance, and the Staff Memorandum dated March, 207, including its exhibits, which form part of the basis for this Ordinance; NOW THEREFORE E IT ORDINED by the City Council of the City of Des Plaines, Cook County, Illinois, in the exercise of its home rule powers, as follows: SECTION : RECITLS. The recitals set forth above are incorporated herein by reference and made a part hereof, the same constituting part of the factual basis for this Ordinance granting the Variation. SECTION 2: LEGL DESCRIPTION OF SUJECT PROPERTY. The Subject Property is legally described as follows: LOT IN LOCK IN.T. MCINTOSH ND COMPNY S DDITION TO DES PLINES HEIGHTS, EING SUDIVISION OF THT PRT EST OF RILROD OF THE SOUTH ½ OF THE SOUTHEST ¼ OF SECTION 20, TOWNSHIP 4 NORTH, RNGE 2, EST OF THE THIRD PRINCIPL MERIDIN, ND OF THT PRT WEST OF THE DES PLINES ROD OF THE SOUTH ½ OF THE SOUTHWEST ¼ (EXCEPT THE 4 CRES IN THE NORTHEST CORNER THEREOF) OF SECTION 2, TOWNSHIP 4 NORTH, RNGE 2 EST OF THE THIRD PRINCIPL MERIDIN, IN COOK COUNTY, ILLINOIS. PIN: Commonly known as 49 S. Cora Street, Des Plaines, Illinois. SECTION : VRITION. The City Council finds that the Variation satisfies the standards set forth in Section 2--6 (H) of the Zoning Ordinance and, pursuant to the City's home rule powers, finds that the Variation is otherwise necessary and appropriate. Subject to and 2 Page 8 of 28

19 contingent upon the conditions, restrictions, limitations and provisions set forth in Section 4 of this Ordinance, the City Council hereby grants a major variation from Section 2--.D.2 of the Zoning Ordinance to allow the construction the Proposed Residence clad in James Hardie fiber cement siding in place of the required brick façade on the Subject Property. SECTION 4: CONDITIONS. The Variation granted in Section of this Ordinance shall be, and are expressly subject to and contingent upon the conditions, restrictions, and limitations set forth in this Section 4. The development, use, and maintenance of the Subject Property shall be in strict compliance with the following plans, except for minor changes and site work approved by the Director of the Department of Community and Economic Development in accordance with applicable City codes, ordinances, and standards:. The Plat of Survey consisting of one sheet, prepared by Spaceco Inc., and dated pril 4, 206, attached to and, by this reference, made part of this Ordinance as Exhibit ( Plat of Survey ); and. The Site Plan consisting of one sheet, prepared by llen Pepa rchitects, and dated September 4, 206, attached to and, by this reference, made part of this Ordinance as Exhibit ( Site Plan ). C. The Floor Plans and Elevations consisting of five sheets, prepared by llen Pepa rchitects, and dated September 4, 206, attached to and, by this reference, made part of this Ordinance as Exhibit C ( Floor Plans and Elevations ). SECTION 5: EFFECT. This Ordinance authorizes the use and development of the Subject Property in accordance with the terms and conditions of this Ordinance and shall prevail against other ordinances of the City to the extent that any might conflict. The terms and conditions of this Ordinance shall be binding upon Petitioner, its grantees, assigns and successors in interest to the Subject Property. SECTION 6: LIMITTIONS. The Variation shall be valid for not more than 2 months prior to the issuance of a building permit and the commencement of construction in accordance Page 9 of 28

20 with the terms and conditions of this Ordinance. The Zoning dministrator may extend the Variation if the Petitioner requests an extension in accordance with Section 2--6.L of the Zoning Ordinance. SECTION 7: EFFECTIVE DTE. This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form as provided by law; provided, however, that this Ordinance shall not take effect unless and until a true and correct copy of this Ordinance is executed by the Owner of the Subject Property or such other party in interest consenting to and agreeing to be bound by the terms and conditions contained within this Ordinance. Such execution shall take place within 60 days after the passage and approval of this Ordinance or within such extension of time as may be granted by the City Council by motion and delivered directly to the City Clerk. SECTION 8: SEVERILITY. If any paragraph, section, clause or provision of this Ordinance is held invalid, the remainder shall continue in full force and effect without affecting the validity of the remaining portions of the Ordinance. [SIGNTURE PGE FOLLOWS] 4 Page 20 of 28

21 PSSED this day of, 207. PPROVED this day of, 207. VOTE: yes Nays bsent TTEST: MYOR CITY CLERK Published in pamphlet form this day of, 207. pproved as to form: CITY CLERK Peter M. Friedman, General Counsel I,, being the owner or other party in interest of the property, legally described within this Ordinance, having read a copy of the Ordinance, do hereby accept, concur and agree to develop and use the subject property in accordance with the terms of this Ordinance. Dated: y its authorized representative (Signature) DP-Ordinance pproving Major Variation for 49 S. Cora Street (Non-rick Facade) 5 Page 2 of 28

22 Exhibit Page 22 of 28

23 HITT COR 49 S. COR STREET, DES PLINES, IL 6008 LIST OF DRWINGS NO. NME DESCRIPTION G- GENERL UILDING INFORMTION 2 G-2 SPECIFICTIONS - FIRST FLOOR PLN 4-2 SEMENT & ROOF PLN 5 2- ELEVTIONS 6 - UILDING SECTION & INTERIOR ELEVTIONS 7 MEP- MECH./ELECT./PLUM. PROPERTY LINE ' COR STREET PROPERTY LINE ' NEW PORCH PROPERTY LINE ' SITE PLN /2" = '-0" NEW SINGLE STORY, SINGLE- FMILY RESIDENCE NEW GRGE PROPERTY LINE ' PROJECT OWNER RCHITECT CODES CODE ND ZONING STUDY HITT COR 49 S. COR ST. DES PLINES, IL 6008 HITT FOR HUMNITY 56 S. GROVE ST. ELGIN, IL 6020 LLEN+PEP RCHITECTS ELGIN STUDIO, INC. 25 FULTON ST. GENEV, IL INTERNTIONL RESIDENTIL CODE 204 NTIONL ELECTRICL CODE 204 STTE OF ILLINOIS PLUMING CODE 205 INTERNTIONL MECHNICL CODE 205 INTERNTIONL FIRE CODE 205 INTERNTIONL ENERGY CONSERVTION CODE 997 ILLINOIS CCESSIILITY CODE LIFE SFETY- 202 NFP 0 CITY OF DES PLINES MENDMENTS RE SCHEDULE (GROSS UILDING) Number Name rea Type rea SEMENT Gross uilding rea 840 SF 2 FIRST FLOOR Gross uilding rea 792 SF Grand total 62 SF ZONING STUDY CTEGORY REQUIRED CTUL ZONING R- OCCUPNCY TYPE SINGLE FMILY RESIDENTIL GOVERNING ODY CITY OF DES PLINES HITT COR 49 S. COR STREET, DES PLINES, IL 6008 LOT RE FRONT YRD SETCK RER YRD SETCK SIDE YRD SETCK 0,80 S.F. 25 FT. 25 FT. OR 20% OF LOT DEPTH (WHICHEVER IS LESS) 5 FT. MX FLOOR RE 2 S.F. 08 S.F. UILDING HEIGHT 8'-8" STORIES OVE GRDE SEMENT YES MX UILDING COVERGE 240 S.F. CCESSORY UILDING COVERGE VEHICLE USE RE 840 S.F. 8 S.F. DESCRIPTION DTE FOR PERMIT 9/4/6 SITE LOCTION LIST OF REVITIONS SYMOLS LEGEND 0-0 t i RCHITECT'S SEL & STTEMENT THE RCHITECT IS NOT RESPONSILE FOR THE WORKMNSHIP OF THE CONTRCTOR. LL LIILITY OF THE RCHITECT IS WIVED WHEN THE CONTRCTOR OR OWNER DEVITES FROM THESE DOCUMENTS WITHOUT WRITTEN PPROVL FROM THE RCHITECT DO NOT SCLE THE PLNS. LL DIMENSIONS SHLL E CONFIRMED Y THE CONTRCTOR PRIOR TO SSEMLY. THESE PLNS RE THE SOLE PROPERTY OF LLEN+PEP RCHITECTS ELGIN STUDIO, INC. OF SOUTH ELGIN, ILLINOIS- COPYRIGHT 206. NY UNUTHORIZED USE OF THESE PLNS, IN WHOLE OR IN PRT IS STRICTLY PROHIITED. E R I C I L L I PEP REGISTERED LICENSED * RCHITECT * OF N O I S EXP. /0/6 DESIGN FIRM #: IL DTE OF SIGNTURE: REVISION Exhibit Page 2 of 28 POST ID/PERMIT REVISIONS: REVISION DTE REVISION /20/7 PROJECT NO. DRWN CHECKED GENERL UILDING INFORMTION SHT. G EP OF 7 /20/207 5:0:00 PM

24 FRMING ND GENERL NOTES NO. ROOM DESCRIPTION D D4 D2 D5 DOOR SCHEDULE TYPE MRK WIDTH HEIGHT FR MTL DR MTL HRDWRE COMMENTS 00 EDROOM SINGLE SWING D2 2' - 6" 6' - 8" WD WD COORD. W/ OWNER 002 CLO. DOULE IFOLD D4 4' - 0" 6' - 8" WD WD COORD. W/ OWNER 00 SEMENT SINGLE SWING D2 2' - 6" 6' - 8" WD WD COORD. W/ OWNER 004 CLO. DOULE IFOLD D4 4' - 0" 6' - 8" WD WD COORD. W/ OWNER 005 TH SINGLE SWING D2 2' - 4" 6' - 8" WD WD COORD. W/ OWNER 006 MECH SINGLE SWING D2 2' - 8" 6' - 8" WD WD COORD. W/ OWNER 007 MECH DOULE SWING D5 4' - 0" ' - 6" WD WD COORD. W/ OWNER VERIFY HEIGHT 00 LIVING ROOM ENTRY D ' - 0" 6' - 8" WD FIERGLSS COORD. W/ OWNER INSULTED ENTRY DOOR 0 GRGE OVERHED DOOR D7 0' - 0" 7' - 0" WD MTL. COORD. W/ OWNER 02 MUDROOM FLUSH D6 ' - 0" 6' - 8" WD WD COORD. W/ OWNER 20 MIN. RTED, CLOSER, INSULTED 0 GRGE FLUSH D ' - 0" 6' - 8" WD FIERGLSS COORD. W/ OWNER 04 PNTRY IFOLD D ' - 0" 6' - 8" WD WD COORD. W/ OWNER 05 TH SINGLE SWING D2 2' - 6" 6' - 8" WD WD COORD. W/ OWNER 06 EDROOM SINGLE SWING D2 2' - 6" 6' - 8" WD WD COORD. W/ OWNER 07 CLO. DOULE IFOLD D4 4' - 0" 6' - 8" WD WD COORD. W/ OWNER 08 EDROOM 2 SINGLE SWING D2 2' - 6" 6' - 8" WD WD COORD. W/ OWNER 09 CLO. DOULE IFOLD D4 4' - 0" 6' - 8" WD WD COORD. W/ OWNER 0 LIN IFOLD D 2' - 6" 6' - 8" WD WD COORD. W/ OWNER D D STIR NOTES HNDRIL NOTES 07 EDROOM CLO. 09 EDROOM CLO C 05 HLL - 00 TH C 0 LIN PNTRY - 04 /4" = '-0" 0 KITCHEN LIVING ROOM MUDROOM FIRST FLOOR PLN C GRGE 0 SLOPE /8" / 2" D HITT COR 49 S. COR STREET, DES PLINES, IL 6008 DESCRIPTION DTE FOR PERMIT 9/4/6 POST ID/PERMIT REVISIONS: REVISION DTE REVISION /20/7 PROJECT NO DRWN CHECKED FIRST FLOOR PLN EP 2 SHELF DETIL /2" = '-0" WLL TYPE /2" = '-0" 4 WLL TYPE C WLL TYPE D /2" = '-0" 5 /2" = '-0" REVISION Exhibit C Page 24 of 28 SHT. - OF 7 /20/207 5:09:4 PM

25 ROOFING ND ROOF FRMING NOTES C 2 4 D 5 5" / 2" 5" / 2" 5" / 2" 5" / 2" 5" / 2" 5" / 2" 5" / 2" 5" / 2" C 2 4 D D D D D D C C CLO. TH MECH SEMENT EDROOM 4 EDROOM CLO. CLO. FOUNDTION GENERL NOTES CUTTING & NOTCHING ORED HOLES MXIMUM LLOWED NOTCHING ND DRILLING FOR NORML CONSTRUCTION WITH 2x4 STUD PER OF 205 IRC. STUD NOTCHING DETILS T/FOUND. -2' - 6" CUTTING & NOTCHING MXIMUM LLOWED NOTCHING ND DRILLING FOR NORML CONSTRUCTION PER R502.8 OF 205 IRC. JOIST NOTCHING DETILS ORED HOLES PROJECT NO. DRWN CHECKED DESCRIPTION DTE SHT. POST ID/PERMIT REVISIONS: /20/207 5::47 PM -2 HITT COR EP 49 S. COR STREET, DES PLINES, IL 6008 FOR PERMIT 9/4/6 OF 7 SEMENT & ROOF PLN REVISION 4 /4" = '-0" ROOF PLN /4" = '-0" 2 SEMENT PLN /2" = '-0" FDN. GRGE REVISION DTE REVISION /20/7 /2" = '-0" 6 WINDOW WELL DETIL Exhibit C Page 25 of 28

26 D C 5" 2" EST ELEVTION /4" = '-0" 2 SOUTH ELEVTION /4" = '-0" C D " 5" 2" 5" 2" 5" HITT COR 49 S. COR STREET, DES PLINES, IL 6008 WEST ELEVTION /4" = '-0" 4 NORTH ELEVTION /4" = '-0" DESCRIPTION DTE FOR PERMIT 9/4/6 TYPE MRK MNUFCTURER OPERTION TYPE WINDOW SCHEDULE NOMINL ROUGH WIDTH HEIGHT WIDTH ROUGH HEIGHT JELD-WEN SINGLE HUNG 5 /2" x 59 /2" 2' - /2" 4' - /2" ' - 0" 5' - 0" 6' - 8" Yes Generic SLIDER 4' x 4' 4' - 0" 4' - 0" 7' - 8" Yes Grand total: HED HEIGHT EGRESS COMMENTS LIGHT ND VENT PROVIDED LIGHT RE Type Mark Type ROOM (CTUL) REVISION Exhibit C Page 26 of 28 VENT RE (CTUL) 00 SEMENT 4' x 4' EDROOM. SF 6.7 SF EDROOM. SF 6.7 SF 4' x 4' EDROOM 4. SF 6.7 SF EDROOM 4. SF 6.7 SF 0 FIRST FLOOR 5 /2" x 59 /2" EDROOM 25.0 SF 2.5 SF 5 /2" x 59 /2" EDROOM 25.0 SF 2.5 SF EDROOM 50. SF 25.0 SF 5 /2" x 59 /2" EDROOM SF 2.5 SF 5 /2" x 59 /2" EDROOM SF 2.5 SF EDROOM SF 25.0 SF 5 /2" x 59 /2" LIVING ROOM 25.0 SF 2.5 SF 5 /2" x 59 /2" LIVING ROOM 25.0 SF 2.5 SF 5 /2" x 59 /2" LIVING ROOM 25.0 SF 2.5 SF 5 /2" x 59 /2" LIVING ROOM 25.0 SF 2.5 SF 5 /2" x 59 /2" LIVING ROOM 25.0 SF 2.5 SF 5 /2" x 59 /2" LIVING ROOM 25.0 SF 2.5 SF LIVING ROOM 50. SF 75. SF 5 /2" x 59 /2" MUDROOM 25.0 SF 2.5 SF MUDROOM 25.0 SF 2.5 SF Grand total: 02. SF 5. SF LIGHT ND VENTILTION REQUIRED PER ROOM ROOM NME RE LIGHT REQ'D. (8%) VENT REQ'D. (4%) 00 SEMENT SEMENT 58 SF SEMENT: 58 SF EDROOM 2 SF EDROOM : 2 SF EDROOM 4 2 SF EDROOM 4: 2 SF FIRST FLOOR EDROOM 06 SF EDROOM : 06 SF EDROOM 2 0 SF EDROOM 2: 0 SF KITCHEN 59 SF KITCHEN: 59 SF LIVING ROOM 200 SF LIVING ROOM: 200 SF Grand total: 7 7 SF PROJECT NO. DRWN CHECKED SHT. POST ID/PERMIT REVISIONS: REVISION ELEVTIONS 2- DTE REVISION /20/ EP OF 7 /20/207 5:09:52 PM

27 D GRGE SF C KITCHEN 59 SF LIN 0 SF HLL 4 SF EDROOM 06 SF LIVING ROOM 200 SF C D EDROOM 2 SF CLO. 2 SF EDROOM 4 2 SF SEMENT 58 SF Section 7 /4" = '-0" 2 Section 2 /4" = '-0" DECK DETIL /2" = '-0" 4 5 PORCH SECTION /4" = '-0" LEDGER DETIL, TYP. " = '-0" 6-6 COLUMN DTL. /4" = '-0" 7 - /2" TYP. WLL SECT. /4" = '-0" HITT COR 49 S. COR STREET, DES PLINES, IL 6008 DESCRIPTION DTE FOR PERMIT 9/4/6 U U4 U 4 U6 U U 2 U U2 2 U5 COLUMN DETIL 8 " = '-0" 9 KITCHEN LKG. WEST /8" = '-0" 0 KITCHEN LKG. EST TH LKG. NORTH /8" = '-0" /8" = '-0" REVISION Exhibit C Page 27 of 28 V CINET SCHEDULE TYPE MRK DESCRIPTION HEIGHT WIDTH NO. COMMENTS SE CINETS 2' - 0 /2" ' - " 2 SE CINETS 2' - 0 /2" ' - 9" 2 SE CINETS 2' - 0 /2" 2' - 6" 2 4 SE CINETS 2' - 0 /2" ' - 0" SINK UNIT U UPPER CINETS 2' - 6" ' - " 2 U2 UPPER CINETS 2' - 6" ' - 9" U UPPER CINETS 2' - 6" 2' - 6" U4 UPPER CINETS ' - 6" 2' - 0" U5 UPPER CINETS ' - 6" 2' - 6" U6 UPPER CINETS ' - 6" ' - 0" V VNITY CINETS 2' - 4 /2" 2' - 6" 2 PROJECT NO. DRWN CHECKED SHT. POST ID/PERMIT REVISIONS: REVISION UILDING SECTION & INTERIOR ELEVTIONS - DTE REVISION /20/ EP OF 7 /20/207 5:4:2 PM

28 GFI GFI MECHNICL GENERL NOTES PLUMING GENERL NOTES GFI GFI EDROOM 4 2 SF WH GFI SD PC CLO. 2 SF CLO. 2 SF PC CM/SD SEMENT 58 SF SD GFI EDROOM 2 SF GFI C D EDROOM 06 SF SD EDROOM 2 0 SF SD GFI GFI HLL 4 SF CM/SD TH 45 SF LIN 0 SF PNTRY 7 SF REF. MUDROOM 46 SF KITCHEN 59 SF GFI GFI GFI C GRGE SF D ELECTRICL GENERL NOTES PC GFI GFI SEMENT POWER/LIGHTING PLN /4" = '-0" GFI 2 GFI WP LIVING ROOM 200 SF FIRST FLOOR POWER/LIGHTING PLN /4" = '-0" HITT COR 49 S. COR STREET, DES PLINES, IL 6008 DESCRIPTION DTE FOR PERMIT 9/4/6 ELECTRICL LEGEND M PLUMING SUPPLY RISER DIGRM WSTE/VENT RISER DIGRM 2" = '-0" 2" = '-0" REVISION Exhibit C Page 28 of 28 PROJECT NO. DRWN CHECKED SHT. POST ID/PERMIT REVISIONS: REVISION DTE REVISION /20/7 MECH./ELECT./PLUM. MEP EP OF 7 /20/207 5:0:04 PM