CITY OF OAK FOREST Planning and Zoning Commission Meeting Agenda Wednesday, May 2, :00 p.m. Council Chambers

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1 CITY OF OAK FOREST Planning and Zoning Commission Meeting Agenda Wednesday, May 2, :00 p.m. Council Chambers S. Central Avenue Oak Forest, IL (708) CALL TO ORDER ROLL CALL PLEDGE OF ALLEGIANCE READING OF AGENDA ADDITIONS, DELETIONS NEW BUSINESS 1. ZC # Windy City Poker Special Use Permit: PUBLIC HEARING The applicant requests review and recommendation of approval of a Special Use Permit Amendment to allow the extension of time of the use of a hall and banquet room and such other and further zoning relief as may be required at 6080 W. 159 th Street in the C2 General Service Commercial District, in accordance with Section (E). 2. Planning and Zoning Commission Workshop: PUBLIC MEETING The Planning and Zoning Commission will continue to review and discuss ideas for updates to the 2008 Comprehensive Plan. No formal action will be taken. APPROVAL OF THE MINUTES April 18, 2018 CITIZEN PARTICIPATION ADJOURNMENT

2 CITY OF OAK FOREST PLANNING & ZONING COMMISSION Staff Report May 2, 2018 TITLE: WINDY CITY POKER SPECIAL USE PERMIT CASE NUMBER: ZC # REQUESTS: LOCATION: APPLICANT INFORMATION APPLICANTS: SPECIAL USE PERMIT AMENDMENT APPROVAL The applicant requests review and recommendation of approval of a Special Use Permit Amendment to allow the extension of time of the use of a hall and banquet room at 6080 W. 159 th Street in the C2 General Service Commercial District, in accordance with Section (E) W. 159 th Street Northeast corner of W. 159 th Street and Arroyo Drive intersection Kirk Fallah, Fallah Productions Inc. MEETING DATE: May 2, 2018 NOTICE PUBLISHED: April 17, 2018 Daily Southtown STAFF: Travis Bandstra, Director of Economic and Community Development Katie Ashbaugh, Community Planner ATTACHMENTS: 1. Ordinance O 2. Parking Plan 3. Floor Plan 4. Parking Analysis 5. Response to Standards 6. Updated Parking Agreements 7. Resident Letter

3 ZC # Windy City Poker Special Use Permit Amendment May 2, 2018 Page 2 I. REQUEST The applicant requests review and recommendation of approval of a Special Use Permit Amendment to allow the extension of time of the use of a hall and banquet room at 6080 W. 159th Street in the C2 General Service Commercial District, in accordance with Section (E). The Planning and Zoning Commission shall make a recommendation that City Council approve, approve with conditions, or deny the Special Use Permit Amendment. Upon receipt of this recommendation, Council shall then make a final determination. The scope of work is limited to the interior of the tenant space and any temporary signage the events will require at the time they are to occur. II. BACKGROUND On August 2, 2017, this Commission held a public hearing for the original special use permit for the subject use (Windy City Poker) and recommended approval to the City Council. On August 22, 2017, the City Council approved the special use permit with the following conditions (summarized for simplification; refer to Attachment 1 for the original ordinance): 1. No Authorization of Work. 2. Compliance with Laws. 3. Compliance with Plans. 4. Other. a. That the special use permit shall be limited to the tenant space indicated in Exhibit C; b. That the petitioner submit a parking management plan and all supporting materials to the satisfaction of staff no later than fifteen (15) business days prior to the first event; c. That the petitioner verify in writing to the satisfaction of staff one week prior to each event that the parking agreements in Exhibit D remain in effect; d. That the nullification of either parking agreement in Exhibit D cause this special use permit to be null and void; e. That alcohol be prohibited from use at all times by any participant, employee, or any person attending the event entitled by this special use permit; f. That there be no more than eight (8) nine-person tables at any time within the tenant space indicated in Exhibit E; g. That the occupancy and concurrent use of two (2) of the four (4) presently vacant tenant spaces cause this special use permit to immediately be revoked; h. That this special use permit shall be revoked within 365 days from the date on which the first event is held. On March 25, 2018, and April 5, 2018, two new business license applications were filed for two of the four vacant tenant spaces at Golfview Plaza. Both spaces are in process to be issued Certificates of Occupancy by the Building Department, which would render the original special use permit allowing the applicant to use the subject tenant space for the hall and banquet room as revoked, per Condition 4.g (highlighted above). Therefore, the applicant is preemptively seeking an amendment to the original special use permit to change the threshold occupancy causing revocation.

4 III. EXISTING CONDITIONS ZC # Windy City Poker Special Use Permit Amendment May 2, 2018 Page 3 Zoning Current Use Proposed Use Future Land Use Area & Dimensions - Property Existing Site Features - Property C2 General Service Commercial District Multi-tenant commercial Hall and banquet room Commercial Frontage: approximately 514 ft Total area: approximately 1.96 acres (85,422 square feet) Total depth: approximately 166 ft. Property According to the plat of survey (Attachment 1) and associated legal description, the subject property currently consists of one parcel. Buildings One existing building is proposed to remain on the property. It is an approximately 25,520 sq. ft. single story commercial building. Fifteen tenant spaces are make up the building. Four tenant of the fifteen spaces are vacant at present, for a total of 5,960 square feet not in use. Parking The parking lot is in good condition and provides 96 spaces for the building as a whole. The property owner at present does not assign parking spaces to the tenants. Area & Dimensions Subject Area/Tenant Space II. CONTEXT Surrounding Zoning & Uses Access The subject property currently provides three points of access in total. Two driveways provide access from W. 159 th Street (SR-6) and one driveway provide access from Arroyo Drive. Frontage: approximately 59 ft Total area: approximately 3,825 square feet Total depth: approximately 65 feet North: R2 Single Family Residence District South: Unincorporated, Forest Preserves of Cook County (George Dunne National Golf Course) West: C2 General Service Commercial District (B&M Auto, used car sales and repair) East (across Cicero Avenue): C2 General Service Commercial District (Merlin s auto repair)

5 Exhibit 1: Aerial ZC # Windy City Poker Special Use Permit Amendment May 2, 2018 Page 4 blue = property; red = subject area/tenant space Exhibit 2: Future Land Use SINGLE- FAMILY SINGLE- FAMILY MULTI- FAMILY Exhibit 3: Surrounding Zoning & Uses R2 R6 COMMERCIAL C2 III. PROPOSAL Proposed Use: Hall and banquet room Floor Plan: The applicant proposes to use eight (8) poker tables that seat up to nine (9) participants. The main entrance will be the easternmost of the three the tenant space provides and a registration/waiting area will be immediately inside. A portion of the tenant space will be closed off during the poker events (Attachment 3) Parking: Refer to IV. Analysis.

6 ZC # Windy City Poker Special Use Permit Amendment May 2, 2018 Page 5 IV. ANALYSIS Windy City Poker Parking - Original Below is a table listing the applicant s use as was approved with the original special use permit (SUP) in August of The applicant was permitted to use twenty-five (25) parking spaces by ownership of Golfview Plaza, which had four (4) vacant tenant spaces at the time. The applicant also maintained two parking agreements with Gerber Collision and Merlin s, which provided twenty-five (25) spaces and eighteen (18) spaces respectively. This resulted in a total of sixty-eight (68) spaces provided, where fifty (50) were required. TABLE 1. Windy City Poker Parking Requirement, ORIGINAL Tenant Square Footage Use Parking Ratio (spaces/square feet unless otherwise Windy City Poker 3,825 Hall and banquet room noted) 1/2 employees + 1/3 persons design capacity Required Spaces 50 The applicant provided a parking analysis of Windy City Poker s parking lot occupancy (Attachment 4). Based on the data provided, two conclusions can be found: That the highest rate of occupancy of the parking lots occurred during the beginning of the tournaments and the business hours of the majority of Golfview Plaza s tenants; and That at no time were all ninety-six (96) parking spaces of Golfview Plaza completely utilized. Windy City Poker Parking - Proposed To reduce the design capacity for Windy City Poker, the applicant proposed a new floor plan (Attachment 3) eliminating part of the tenant space from the occupancy limit, as determined by the Fire Department. Upon re-inspection by the Fire Department following the elimination of this part of the space, the new assembly occupancy number is below:

7 ZC # Windy City Poker Special Use Permit Amendment May 2, 2018 Page 6 Rear area: 550 sq. ft., 36 occupants Front area: 1,250 sq. ft., 90 occupants The applicant maintains compliance with Condition 4.f of the original special use permit ordinance, That there be no more than eight (8) nine-person tables at any time within the tenant space indicated in Exhibit E. With seventy-two (72) people sitting at the tables in the front area, and the maximum of thirty-six (36) occupants for the rear area for a total design capacity of 108 people, the required number of parking spaces is reduced to thirty-six (36). TABLE 2. Windy City Poker Parking Requirement, PROPOSED Tenant Square Footage Use Parking Ratio (spaces/square feet unless otherwise Windy City Poker 3,825 Hall and banquet room noted) 1/2 employees + 1/3 persons design capacity Required Spaces 36 The two anticipated new tenants to Golfview Plaza, Perfecta, Inc. and Boldly Beautiful Hair Salon, require six (6) and five (5) spaces respectively. Approximately eleven (11) of the applicant s previously permitted twenty-five (25) spaces will need to be used by these tenants, which is the reasoning for imposing Condition 4.g (highlighted above). Given that the applicant proposes to reduce the total design capacity and consequently the required parking, the following two conditions shall be imposed if approved as proposed: 7. That the room indicated as closed in Exhibit D remain blocked for entry to the satisfaction of the Fire Chief or his designee at all times; and 8. That the occupancy and concurrent use of one (1) of the two (2) remaining vacant tenant spaces cause this special use permit, as amended, to immediately be revoked; and IV. CONCLUSION Based on the above described changes to the conditions of the original special use, staff finds that the subject property can continue to reasonably accommodate Windy City Poker. Below are the conditions, as listed in Section 2.D of PZC Resolution 18-5, that staff finds are reasonable with which to regulate the proposed use and comply with the special use standards. 1. That the special use permit shall be limited to the tenant space indicated in Exhibit C; and 2. That the petitioner submit an updated parking management plan and all supporting materials to the satisfaction of staff no later than fifteen (15) business days prior to the first event; and 3. That the petitioner verify in writing to the satisfaction of staff one week prior to each event that the parking agreements in Exhibit E remain in effect; and 4. That the nullification of either parking agreement in Exhibit E cause this special use permit to be null and void; and 5. That alcohol be prohibited from use at all times by any participant, employee, or any person attending the event entitled by this special use permit; and 6. That there be no more than eight (8) nine-person tables at any time within the tenant space indicated in Exhibit D; and 7. That the room indicated as closed in Exhibit D remain blocked for entry to the satisfaction of

8 ZC # Windy City Poker Special Use Permit Amendment May 2, 2018 Page 7 the Fire Chief or his designee at all times; and 8. That the occupancy and concurrent use of one (1) of the two (2) remaining vacant tenant spaces cause this special use permit, as amended, to immediately be revoked; and 9. That the petitioner shall use no more than fifteen (15) parking spaces on the subject property as depicted in Exhibit C; and 10. That the hours of operation on specified event days be limited to 11:00am of the starting day and 2:00am of the following day; and 11. That this special use permit shall be revoked within 365 days from the date on which the first event is held. STANDARDS FOR SPECIAL USE PERMITS No special permit shall be recommended or granted pursuant to the below unless the applicant establishes that they are met. Code and Plan Purposes. No Undue Adverse Impact. No Interference with Surrounding Development. Adequate Public Facilities. No Traffic Congestion. No Destruction of Significant Features. Compliance with Standards. Met. The proposed use of the subject property, a hall and banquet room, aligns with its future land use designation as commercial. Met. Provided that compliance of all conditions is proven, no undue adverse impact is shown. Met. Provided that compliance of all conditions is proven, no interference with surrounding development is shown. Not applicable. The subject property is presently served by public utilities and any necessary upgrades to service will be addressed at the time of building permitting. Met. Provided that compliance of all conditions is proven, no additional traffic congestion is shown. Not applicable. No significant natural features exist on the property at present. Met. All standards outlined herein and all other applicable standards are met. IV. PZC MOTION Motion to adopt PZC Resolution 18-5, recommending approval of the Special Use Permit Amendment to allow the extension of time of the use of a hall and banquet room at 6080 W. 159th Street in the C2 General Service Commercial District, in accordance with Section (E).

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31 Windy City Poker Parking Analysis - edited Plaza Gerber Merlin Total Occupied Total Provided Total Available % Full % Available Time 9/23/ % 34.53% 1:00pm % 45.32% 2:00pm % 72.66% 3:00pm % 71.94% 7:00pm % 67.63% 9:30pm % 91.37% 11:20pm 9/30/ % 48.92% 12:45am % 48.20% 4:15pm % 58.27% 6:50pm % 89.93% 11:30pm 10/7/ % 42.45% 1:15pm % 55.40% 7:13pm % 74.82% 9:30pm 10/14/ % 58.27% 2:30pm % 44.60% 4:00pm % 68.35% 7:00pm 10/25/ % 28.06% 1:50pm % 25.18% 3:15pm % 47.48% 5:10pm % 73.38% 11:06pm 10/28/ % 42.45% 12:30pm % 55.40% 6:06pm 11/4/ % 60.43% 12:00pm % 41.01% 3:05pm % 56.12% 6:10pm % 82.73% 11:00pm 11/22/ % 40.29% 12:25pm % 32.37% 3:06pm % 25.90% 5:30pm % 49.64% 9:10pm % 64.03% 11:05pm 11/25/ % 51.80% 12:00pm % 35.25% 1:44pm % 28.06% 3:45pm % 41.73% 6:08pm % 64.75% 9:15pm 11/26/ % 69.78% 12:20pm % 48.20% 3:06pm % 41.73% 4:11pm % 59.71% 8:00pm 3/3/ % 58.27% 12:00pm % 51.08% 3:15pm % 51.08% 8:00pm % 83.45% 11:59pm 3/4/ % 58.99% 1:05pm % 58.99% 4:15pm % 79.86% 8:00pm ATTACHMENT 4

32 3/10/ % 72.66% 12:00pm % 46.76% 4:00pm % 59.71% 9:00pm % 83.45% 11:00pm 3/17/ % 62.59% 1:00pm % 51.08% 5:30pm % 63.31% 9:42pm 3/24/ % 58.27% 2:00pm % 64.75% 4:15pm % 58.27% 7:00pm % 74.10% 10:00pm ATTACHMENT 4

33 Special Use Write-up This project so far has been a success with the execution of the agreement to make sure that the location and patrons do not interfere with the surrounding businesses or properties. It has also had a positive impact on the local community as well as the revenue for the City of Oak Forest. Having a banquet hall with the main focus is to hosting charity poker events has brought more than a dozen charity poker events to the area and has generated revenue for those great charities but also for local businesses. Sam s Liquor store has seen new customers and return customers, Dotty s has also benefited from the poker room with patrons going to play their machines during breaks. Subway has seen more sales from the players who are hungry and or ordering food for pickup by one of our volunteers. The agaves restaurant brings delivery orders consistently every event. Merlin Auto has seen additional business from the poker events with car repair during the week. Even the nail salon has seen additional business during the poker events because our staff or volunteers on break would go and get their nails done. Additional revenue comes from supplies from the Oak Forest Jewel Osco and Walgreens locations. Supplies including candy, water, toilet paper, paper towels, paper plates and other misc cleaning and items needed for a banquet hall. Players also get bonus chips for bringing Oak Forest location receipts during our free events. By allowing this poker room to exist the city of Oak Forest is helping to grow a community of players and supporters in this area. There are a very large amount of Oak Forest residents who participate in these events and have helped raise thousands of dollars for multiple charities. Additionally this has made another location ready to move In. Meaning that if a patron wants to lease the location then it is up to code and would be easier for the landlord to rent out. ATTACHMENT 5

34 There is not only a public benefit in general, but there are individual people who are benefiting from this special use permit as stated above. I will continue to work with the city and the residents to put on these events and continue to grow them in hopes that we can bring more people to the area and generate more revenue for businesses. Below is information from the first special use write-up that is still applicable to this renewal. 1. Special Standards for Specified Special Permit Uses The standards as set by the city of Oak Forest for this project will be outlined and followed as instructed which currently included filing proper documentation, getting proper license from the state, informing other locations about the planned charity events, and detailed breakdown of the plan and purpose of the project. Additional standards may be set by council upon introduction of project. 2. Considerations Public Benefit These are charitable gaming events and benefit 501c charities around the Chicago South suburbs. Currently no oak forest charities are part of the fundraising events but that is only due to the lack of a connection to the charities to bring the fundraising project to them. All charities involved with Windy City Poker Championship have been through personal relationships developed or by referral from one charity to another. The main benefit is the funds raised for these local not for profits who provide a variety of community services including support for veterans, children and adults with disabilities, children suffering from cancer and its treatment, wounded warrior supporting charities, youth softball programs and so forth. The no charity/public individual benefits are allowing a location locally for an entertainment option for oak forest and surrounding poker players who do not want to venture to a casino where the atmosphere is serious. Additionally the increase in patrons to the area will have a positive impact on local companies who will do more business and generate more revenue, which also means more local taxes and more revenue for the city to use towards its services to its residents. ATTACHMENT 5

35 Fallah Productions Inc Special Use Application 1. Code and Plan Purpose Following the guidelines for E.1. The plan will utilize the locations available space, and business area zoning to allow for patrons and supporters to travel too, participate in, and support various charities around the area. The location will not be altered or changed in any way in unique or various ways. The harmony of the location will not be interfered with as the individuals who will attend the events will fill in the available space as offered by the location. It also will allow for supporters to patronize surrounding companies and businesses who are offering entertainment, grooming, clothing, food, health care, automotive repair and even religious options. This process will be repeated from its successful execution in the first special use permit 2. No Undue Adverse Impact The location is already built and will use the same available drainage and has no additional development needed. The adjacent properties will not see any structural changes, or effects other than the positive effect of more customers to the location. The character of the area already has gaming and entertainment with poker machines, a gun range, and even a sports bar. There will be no effect on safety or health or general welfare as there are no changes or construction planned for the property and those attending the events are regular everyday supporters of the charities who live in oak forest and surrounding suburbs. This was executed successfully in the first special use permit and will be continued for this renewal. 3. No interference with surrounding development No construction planned, so only use of available parking as provided by the property and supporting locations next to the property. This will not effect any surrounding development as their are no vacant locations other than 4 places in the plaza. 4. No Traffic Congestion Location is already suited for a significant number of customers in the complex from the various companies. The building allows for around 25 parking spaces by itself. Additionally Merlin and Gerber have given their spaces to us for use. During the first special use permit we kept track of all the progress of parking and have seen only a maximum of 67% full taking into account all of the spaces available to us currently. Our patrons come and go at various times and they do car pool together. This will allow for no congestion. No residential street parking is needed. 5. Compliance with standards In going over the General Standards, Code and Plan purpose, No undue Adverse Impact, No Interference with Surrounding Development, Adequate public facilities, lack of Traffic Congestion, and no destruction of features this project will be the easiest to implement. No painting or cleaning needed as already done from the first special use permit. 6. No Destruction of Significant features There will be no construction so there will be no changes to location, natural, scenic, or historic features. ATTACHMENT 5

36 Statement of Conformity The conformity will be met because there are no changes to the area, building, or commercial use of the location. In the same plaza there is a gaming location for gaming, eating location for take out, eating location for dine in, and barbershop for social atmosphere and service. The existing land use will not change. Current land use is designated as Commercial. It is not industrial as no items are made, public as there are no facilities owned by the city, and its not institutional as there is no place of worship or education offered as part of the room. We are surrounded by medical, technical, and service businesses as defined in page #4. There is no park or open space or forest preserve either. The future land use will still designate our area as Commercial. Our special use permit allows for the ability to draw more people to the area which may in turn help increase the businesses in the plaza and surrounding area. The location is ready to move in. Additionally we are looking for other places in the oak forest area to fix up to code and occupy which will make that location more desirable to outside companies looking for places to set up shop! In Summary we will continue to conform to the norm and not make any changes that would need to have anything re-defined or altered in any way. ATTACHMENT 5

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39 PZC CASE NO CITY OF OAK FOREST PLANNING AND ZONING COMMISSION PZC RESOLUTION NO WHEREAS, Kirk Fallah ( Applicant ) filed an application for approval of a Special Use Permit Amendment to allow the extension of time of the use of a hall and banquet room in the C2 General Service Commercial District; and such other and further zoning relief as may be required ( Zoning Relief ); and WHEREAS, the Applicant s requested Zoning Relief is for the property commonly known as 6080 W. 159 th Street ( Property ). WHEREAS, a public notice was duly published in the Daily Southtown on April 17, 2018 and a public hearing was convened before the Planning and Zoning Commission ( PZC ) on May 2, 2018; and WHEREAS, the PZC has considered all of the evidence presented to it, including without limitation, those documents attached and incorporated in to this resolution by this reference as Exhibits B-E; NOW THEREFORE, BE IT RESOLVED by the PZC of the City of Oak Forest, Cook County, based on the foregoing recitals which are hereby incorporated by reference, that: Section 1. FINDINGS. Based on the evidence presented at the public hearing, and the Findings of Fact attached hereto as Exhibit A, the PZC hereby finds that the Applicant s request does satisfy the standards for the requested Zoning Relief as set forth in the Zoning Ordinance of Oak Forest. DRAFT Section 2. RECOMMENDATION. Based on the findings of fact set forth in Section 1 of this resolution, the PZC herby recommends approval of the Applicant s requested Zoning Relief, on condition that: A. No Authorization of Work. The Ordinance approving the Zoning Relief ( Ordinance ) does not authorize commencement of any work on the Property. Except as otherwise specifically provided in writing in advance by the City, no work of any kind shall be commenced on the Property Page 1 of 3

40 PZC CASE NO pursuant to the approvals granted unless and until all conditions of the Ordinance precedent to such work have been fulfilled and after all permits, approvals, and other authorizations for such work have been properly applied for, paid for, and granted in accordance with applicable law, including, without limitation, approval of final engineering plans and issuance of required permits. B. Compliance with Laws. The development, maintenance and operation of the Property must comply with all applicable State, County and City statutes, ordinances, codes, rules, and regulations. C. Compliance with Plans. The development, maintenance, and operation of the Property will be in substantial compliance with those documents and plans, attached hereto as Exhibit B-D, except for minor changes and site work approved by the Community Development Director in accordance with all applicable City rules, regulations, and ordinances. D. Other. 1. That the special use permit shall be limited to the tenant space indicated in Exhibit C; and 2. That the petitioner submit an updated parking management plan and all supporting materials to the satisfaction of staff no later than fifteen (15) business days prior to the first event; and 3. That the petitioner verify in writing to the satisfaction of staff one week prior to each event that the parking agreements in Exhibit E remain in effect; and 4. That the nullification of either parking agreement in Exhibit E cause this special use permit to be null and void; and 5. That alcohol be prohibited from use at all times by any participant, employee, or any person attending the event entitled by this special use permit; and DRAFT 6. That there be no more than eight (8) nine-person tables at any time within the tenant space indicated in Exhibit D; and Page 2 of 3

41 PZC CASE NO That the room indicated as closed in Exhibit D remain blocked for entry to the satisfaction of the Fire Chief or his designee at all times; and 8. That the occupancy and concurrent use of one (1) of the two (2) presently vacant tenant spaces cause this special use permit, as amended, to immediately be revoked; and 9. That the petitioner shall use no more than fifteen (15) parking spaces on the subject property as depicted in Exhibit C; and 10. That the hours of operation on specified event days be limited to 11:00am of the starting day and 2:00am of the following day; and 11. That this special use permit shall be revoked within 365 days from the date on which the first event is held. ADOPTED THIS day of, 20 AYES: ( ) NAYS: ( ) ABSENT: ( ) ABSTAIN: ( ) DRAFT, Chairman Oak Forest PZC Page 3 of 3

42 PZC CASE NO EXHIBIT A Findings of Fact The PZC hereby makes the following findings of fact in reference to the relevant standards provided in the Zoning Ordinance of Oak Forest for the requested Zoning Relief: STANDARDS FOR SPECIAL USE PERMITS No special permit shall be recommended or granted pursuant to the below unless the applicant establishes that they are met. Code and Plan Purposes. No Undue Adverse Impact. No Interference with Surrounding Development. Adequate Public Facilities. No Traffic Congestion. No Destruction of Significant Features. Compliance with Standards. Met. The proposed use of the subject property, a hall and banquet room, aligns with its future land use designation as commercial. Met. Provided that compliance of all conditions is proven, no undue adverse impact is shown. Met. Provided that compliance of all conditions is proven, no interference with surrounding development is shown. Not applicable. The subject property is presently served by public utilities and any necessary upgrades to service will be addressed at the time of building permitting. Met. Provided that compliance of all conditions is proven, no additional traffic congestion is shown. Not applicable. No significant natural features exist on the property at present. Met. All standards outlined herein and all other applicable standards are met. DRAFT

43 PZC CASE NO EXHIBIT B Subject Property DRAFT

44 PZC CASE NO EXHIBIT C Parking Plan DRAFT

45 PZC CASE NO EXHIBIT D Floor Plan DRAFT N

46 PZC CASE NO EXHIBIT E Parking Agreements DRAFT

47 PZC CASE NO EXHIBIT E con t Parking Agreements DRAFT