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HomeMy WebLinkAboutPacket - 5/21/2025 - Planning and Zoning Commission The City of McHenry is dedicated to providing the citizens, businesses and visitors of McHenry with the highest quality of programs and services in a customer-oriented, efficient and fiscally responsible manner. PLANNING & ZONING COMMISSION REGULAR MEETING NOTICE DATE: Wednesday, May 21, 2025 TIME: 5:30 p.m. PLACE: City Council Chambers, City Hall. 333 S Green Street, McHenry, IL 60050 AGENDA 1. Call to Order 2. Roll Call 3. Approval of the Agenda 4. Consideration of Approval of the Meeting Minutes: April 16, 2025 5. Public Input – (five minutes total on non-agenda items only) 6. Z-2025-10 – A public hearing for consideration of approval of a request for a Use Variation and Zoning Variations to accommodate the existing Single-Family Residence and Accessory Dwelling Unit at 1511 N Green Street. Petitioner: Charles Nichols (Property Owner) 7. Open Discussion 8. Staff Report : Next Meeting Date: June 18, 2025 9. Adjourn City of McHenry Planning and Zoning Commission Minutes April 16, 2025 Chairwoman Rockweiler called th e April 16, 2025, regular meeting of the City of McHenry Planning and Zoning Commission to order at 5:30 p.m. In attendance were the following: Commissioners Locke, Rockweiler, Gleason, Riley, Lehman , and Beattie . Absent: Bremer. Also in attendance were Community Development Director Ross Polerecky, City Planner Cody Sheriff and Deputy City Clerk Monte Johnson. Approval of the Agenda: Members of the Commission unanimously approved the agenda via voice vote. Approval of Minutes: A motion was made by Commissioner Gleason and seconded by Commissioner Locke for approval of the March 19, 2025, Planning and Zoning Commission Minutes as presented. Voice Vote: 6-ayes: Commissioners Rockweiler, Riley, Lehman, Beattie, Locke, Gleason. 1- absent: Bremer. Motion Carried. Public Input No members of the public offered any public input. File No. Z-2025-7 Petitioner: Steve Shwaiko Use Variation – 1214 Park Street Chairwoman Rockweiler opened the file at 5:31 p.m. Planner Sheriff stated that all public notice requirements have been met. Mr. Shwaiko was sorn in by Chairwoman Rockweiler. He stated that he needs a variance for his existing property and wants to continue to do rehab on the house. He has already done some extensive work and would like to move forward. Planner Sheriff explained that this currently has a non-conforming use on the property. There is written evidence from the neighbors that the use has existed for 20-plus years. The proposed use is in compliance with the comprehensive plan. The property was in poor condition when the petitioner purchased it. The proposed deck would extend laterally along the front. The porch would wrap around the back driveway area. There are some conditions of approval, including installing four parking spaces within one year, taking care of the driveway and re-seeding the property. There were no objections to the conditions from the petitioner. Chairwoman Rockweiler opened the public hearing for file Z-2025-7 at 5:34. With nobody present or wanting to discuss the proposal, the public hearing as closed at 5:34 p.m. Commissioner Locke thanked Mr. Shwaiko for cleaning up the property. The before and after pictures look great. He supports this and thinks this is a good use of the property. All other Commissioners agreed with Commissioner Locke’s opinion, and felt comfortable with the request as long as the staff recommendations were followed. Planning and Zoning Commission April 16, 2025 Page 2 A motion was made by Commissioner Lehman and seconded by Commissioner Locke to recommend approval of the Petitioner’s request for a Use Variation to allow a 2-Unit Residential Dwelling on the Subject Property Subject to the following conditions: 1. The Property Owner shall add four additional paved asphalt or concrete parking spaces on the Subject Property within one year of approval by City Council to be reviewed and approved at the discretion of the Zoning Administrator. 2. The Property Owner shall restore any remaining gravel area within two years of approval by City Council to grass seed or other pervious substitute to be reviewed and approved at the discretion of the Zoning Administrator. 3. All development on site shall be insubstantial conformance with the submitted plans. AND by making said motion, you agree that the approval criteria for Use Variances have been met as outlined in the staff report. Roll Call Vote: 6-ayes: Commissioners Rockweiler, Riley, Lehman, Beattie, Locke, Gleason. 1- absent: Bremer. Motion Carried. A motion as made by Commissioner Riley and seconded by Commissioner Gleason to recommend approval of the Petitioner’s request for the following Zoning Variations: 1. Zoning Variation to allow a minimum lot area of 8,744 square feet in lieu of the required 10,000 square feet. Zoning Variation to allow a minimum lot width of 50 feet in lieu of the required 100 feet. 2. Zoning Variation to allow an interior side yard setback along the north property line of 2.17 feet in lieu of the required 6 feet to accommodate the existing principal structure. 3. Zoning Variation to allow a front yard setback of approximately 10 feet in lieu of the required 25 feet accommodate the existing principal structure. 4. Zoning Variation to allow the lateral expansion of the front porch that is currently 10 feet away from the property line in lieu of the required 18.75 feet. 5. Any other Zoning Variations necessary to accommodate the existing principal and accessory structures. AND by making said motion, you agree that the approval criteria for Variances have been met as Outlined in the Staff Report Roll Call Vote: 6-ayes: Commissioners Rockweiler, Riley, Lehman, Beattie, Locke, Gleason. 1- absent: Bremer. Motion Carried. File Z-2025-07 was closed at 5:38 p.m. Planning and Zoning Commission April 16, 2025 Page 3 File No. Z-2025-8 Petitioner: McHenry School District 156 Conditional Use Permit – 1012 N Green Street Chairwoman Rockweiler and Commissioner Beattie recused themselves and left the room at 5:38 p.m. Commissioner Lehman opened the file at 5:38 p.m. District Superintended Ryan McTague was sworn in by Commissioner Lehman. Mr. Mctague stated that they are getting rid of the mobile units and reconstructing and redesigning the parking lot. This solves four issues. First, they will separate parent traffic with bus traffic. The design shows parents using John Street and busses using Waukegan. Second, by rerouting traffic, they will be improving student safety. A new path will allow students to walk directly through the courtyard to the main entrance of the building without crossing traffic. Third, the new aesthetics will improve the look of the area. There is more greenery instead of a concrete jungle. This is also the primary entrance for visitors for all events, and we can be more proud of the look of the school. Fourth, the school is currently landlocked with not much room or space to grow. Putting the maintenance garage in the corner will protect the district’s assets. There is a geothermal system in the parking lot. This will allow the school to utilize more parking spaces, and the 60x100 service storage shed will meet the school’s needs. Planner Sheriff reported that this plan fits into the walkable and residential downtown. Schools are an amenity and they are in compliance with the comprehensive plan. The school has been operating for over 100 years without a conditional use, so this should not have a substantial impact on the surrounding properties. The traffic plan has been reviewed by the Police Department and they agree with the safety issues. Commissioner Locke questioned the well on site. Mr. McTague explained that there is a geothermal system in the center of the parking lot. Commissioner Locke asked what types of maintenance would be happening in the shed, such as oil changes. Mr. McTague stated that they have another maintenance garage on the upper campus for car maintenance issues, and this shed would just be for storage. Commissioner Riley questioned if the only entrance to the shed would be John Street. Mr. McTague stated that John would be the only entrance, as they want to separate traffic and not have a go-between across the parking lot. Having the only parent entrance from John also makes it easier on drivers and causes less issues. This should make traffic patterns more simple. Commissioner Riley asked what is happening with the room where the former mobile trailer sat. It was explained that this will be additional parking. Commissioner Riley asked if the lot used for the storage shed is currently being used. Mr. McTague stated that is used vary rarely. Every once in a while the PE classes may use that grass, and it is lined for band practice as well. They will maintain much of that grassy area for band practice. Keeping greenery is important, but there is room for a field and for the storage shed. Planning and Zoning Commission April 16, 2025 Page 4 Commissioner Gleason asked if lighting will change or affect the neighbors. Mr. McTague explained that they are evaluating the current lighting situation, but there are no plans to add lighting that would affect the neighbors. No additional lighting will be added to the storage shed area other than what is required by code for that building. Commissioner Lehman opened the public hearing for file Z-2025-8 at 5:54. With no members of the public wishing to speak, he closed the hearing at 5:54 p.m. Commissioner Riley stated that he likes the flow changes, the safety, and the courtyard design. He also appreciates that they are still maintaining green space by the storage shed. Commissioner Gleason echoed Commissioner Riley’s thoughts, and likes the reconfiguration. Commissioners Locke and Lehman also had no objections to the plan. A motion was made by Commissioner Locke and seconded by Commissioner Riley to recommend approval of the Petitioner’s request for Final Plan Approval for a Conditional Use Permit for a Planned Unit Development to accommodate the proposed maintenance garage, parking lot reconfiguration, and operations of the existing school at 1012 N Green Street, subject to the following condition(s): 1. All development on site shall be in accordance with the submitted plans. 2. The School District shall landscape the new parking spaces adjoining the “maintenance barn” in accordance with the City’s Landscaping & Screening Ordinance. 3. The School District shall provide the Community Development Department an updated plat of survey once all construction is complete. AND by making said motion, you agree that the approval criteria for Conditional Use Permits and Standards for Planned Unit Developments have been met as outlined in the staff report. Roll Call Vote: 4-ayes: Commissioners Riley, Locke, Gleason, Lehman. 3-absent: Bremer, Rockweiler, Beattie. Motion carried. Commissioner Lehman closed the file at 5:57 p.m. Commissioners Rockweiler and Beattie rejoined the meeting at 5:58 p.m. Staff Report: Planner Cody Sheriff reported that an RFP was issued for a UDO (Unified Development Ordinance) to replace the existing zoning ordinance that was put into place in 1986. It is common for a new zoning ordinance to be enacted following an updated comprehensive plan. Director Polerecky stated that a couple of developers have shown interest in the City. Lennar is still moving forward with their single -family home plan at Curran/Bull Valley Road. There is some interest in a home development north of Veterans Park. Redwood has submitted their final engineering and they are moving forward with their development. Planning and Zoning Commission April 16, 2025 Page 5 Chairwoman Rockweiler thanked Planner Sheriff for spending time at the high school with their government class to teach about how City planning works. He spoke with kids about identifying problems and what we can do to make the City of McHenry a better place. Adjourn: A motion was made by Commissioner Lehman and seconded by Commissioner Locke to adjourn the meeting at 6:02 p.m. Voice Vote: 6-ayes: Commissioners Rockweiler, Riley, Lehman, Beattie, Locke, Gleason. 1-absent: Bremer. Motion Carried. Staff Report for the City of McHenry Planning & Zoning Commission Staff Comments The following comments and conclusions are based upon staff analysis and review prior to this hearing and are to be considered viable unless evidence is established to the contrary. Staff may have additional comments based upon the testimony presented during the public hearing. BACKGROUND & REQUEST SUMMARY The Property Owner, Charles Nichols , is requesting the following zoning approvals for the property located at 1511 N Green Street to accommodate the existing single -family residence and accessory dwelling unit (detached coach house): • Use Variance to accommodate the existing single -family residence and detached coach house on a single lot. • Zoning Variation to allow a minimum lot width of 66 feet in lieu of the required 100 feet. • Zoning Variation to allow a rear yard setback of 3.2’ in lieu of the required 25’ to accommodate the existing accessory dwelling unit. • Any other Zoning Variations necessary to accommodate the existing principal building and accessory structures. As the Commission may recall from similar cases —such as 1508 N. Green Street and 1410 N. Riverside Drive — the City has been working with property owners of long-standing nonconforming residential uses, typically in place for 10 to 20 years or more, to bring these properties into compliance with the Zoning Ordinance. The current property owner purchased the subject property in 2022. At that time, City staff informed him of the nonconforming status of the detached coach house. Despite this, he proceeded at his own risk with the purchase of the property. The owner is now in the process of selling the property to an interested buyer who requires zoning approval for the existing coach house as a condition of closing. The subject property is located within one of the Original Plats of McHenry, recorded on July 6, 1840. According to the Township Assessor’s Office, the principal residence was constructed in 1904. City water billing records indicate the presence of the coach house as early as 2005, and staff believes it has likely existed on the property for decades. On May 8, 2025, the City conducted an inspection of the coach house and identified several code -related issues that must be addressed within 30 days. Overall, the property appears well maintained and in relatively good condition. Photographs of principal residence and detached coach house CITY OF MCHENRY ORDINANCES • The petitioner must meet the Approval Criteria for Use Variances, listed in §11-19-6 of the City of McHenry Zoning Ordinance • The petitioner must meet the Approval Criteria for Variances, listed in §11-19-5 of the City of McHenry Zoning Ordinance STAFF ANALYSIS CURRENT LAND USE & ZONING The subject property is currently zoned RS-4, High -Density Single -Family Residential District. Surrounding properties are also primarily zoned RS -4 and include a mix of single-family homes, legally conforming multi- unit dwellings, and St. Patrick’s Catholic Church. Given the long-standing use of the property as a single-family residence with a detached coach house— spanning over 20 years—and the surrounding mix of residential, multifamily, and institutional uses, staff believes that approval of the request would not be out of character with the neighborhood. FUTURE LAND USE MAP RECOMMENDATION The Vision 2050 Downtown Future Land Use Map recommends Downtown Neighborhood which includes allowing infill housing. Staff believes petitioner’s request is in substantial conformance with the Future Land Use Map Character Area. VISION 2050 DOWNTOWN PLAN - BIG IDEAS & GOALS Overall, staff believes the proposed development is consistent with the City’s Vision 2050 Downtown Plan. Staff comments italicized. • ACTION 1.5 – “Amend the zoning ordinance to allow higher density housing in the Downtown to encourage walking and biking, and to reduce dependence on automobiles.” (p. 81) Staff believes approval of the request would be consistent with the City’s goal of providing higher density housing in the Downtown to promote walking and biking while reducing automobile dependence. Although not adding any units, approval of the request would allow the existing density to remain. SITE PLAN ANALYSIS • Zoning District Bulk and Setback Variance Requests. The petitioner will require approval of two variances: one to allow the existing 3.2-foot setback for the detached coach house, and another to permit a minimum lot width of 66 feet, where 100 feet is otherwise required by code. Given that both structures have existed for several decades without issue, staff does not anticipate any adverse impacts on adjoining property owners. STAFF SUMMARY ANALYSIS . • Staff believes the proposed use of the property as a single -family residence and detached coach house has operated on site for over 20 years according to City water billing records. • Staff believes the request is consistent with the Future Land Use Map’s Downtown Neighborhood Character Area which recommends infill housing. • The City has approved similar requests within the vicinity of the downtown area (1407 Court St., 1507/1508 N Green St., and 3723 Grand Avenue). • Staff is recommending as a condition of approval that all building code issues identified on May 8, 2025 building inspection shall be completed no later than June 8, 2025, or other reasonable timeframe, as determined by the Zoning Administrator. If the Planning & Zoning Commission agrees with the petitioner’s request, then the following two (2) motions are recommended: 1st MOTION: I motion/move to recommend approval of the Petitioner’s request for a Use Variation to allow a Single -Family Residence and Detached Accessory Dwelling unit on a single lot on the Subject Property, subject to the following conditions: 1. The Property Owner shall complete all necessary maintenance and repairs to address the building code violations identified in the inspection report dated May 8, 2025. All work must be completed by June 8, 2025, or within another reasonable timeframe as determined by the Zoning Administrator. 2. All development on site shall be insubstantial conformance with the submitted plans. AND by making said motion, you agree that the approval criteria for Use Variances have been met as outlined in the staff report. 2nd MOTION: I motion/move to recommend approval of the Petitioner’s request for the following Zoning Variations: 1. Zoning Variation to allow a minimum lot width of 66 feet in lieu of the required 100 feet. 2. Zoning Variation to allow a rear yard setback of 3.2’ in lieu of the required 25 feet to accommodate the existing accessory dwelling unit. 3. Any other Zoning Variations necessary to accommodate the existing principal building and accessory structures. AND by making said motion, you agree that the approval criteria for Variances have been met as Outlined in the Staff Report. APPROVAL CRITERIA FOR USE VARIANCES (§11-19-6) Comments of staff italicized below. A. Practical Difficulties or Particular Hardship: For reasons fully set forth in the written findings, the strict application of the provisions of this title relating to the use of the buildings or structures, or the use of the land, would result in unnecessary and undue hardship upon the applicant, as distinguished from mere inconvenience. Staff believes that strict application of the Zoning Ordinance would impose an unnecessary and undue hardship, given the longstanding use of the property as a single-family residence with a detached coach house for over 20 years. B. Reasonable Return: The property cannot yield a reasonable return if permitted to be used only under the conditions allowed by the regulations in this title for the pertinent zoning district. N/A C. Unique Circumstance: Special circumstances, fully described in the written findings, exist that are peculiar to the property for which the use variance is sought and that they do not apply generally to other properties in the same zoning district. Staff believes the request is the result of a special circumstance uniquely for this property because the property has operated for over 20 years as a single-family residence with a detached coach house and has existed in harmony with the surrounding property owners. D. Not Alter Local Character: The granting of the use variance will not alter the essential character of the locality, nor substantially impair environmental quality, property values or public safety or welfare in the vicinity. Staff does not believe approval of the request will generate any adverse impacts on the surrounding area. Other properties within the area (1508 N Green, 1410 N Riverside Drive, 3723 Grand Avenue) have operated under similar circumstances. E. Consistent With Title And Comprehensive Plan: The granting of a use variance will be in harmony with the general purpose and intent of this title and of the Comprehensive Plan of the City. Staff believes the overall request is consistent with the Title and Comprehensive Plan of supporting multifamily /infill housing development in the Downtown. VARIANCE APPROVAL CRITERIA (§11-19-5). Comments of staff italicized below. A. Special Circumstances Not Found Elsewhere. Staff believes this is an unusual circumstance that impacts only a few properties within the RS-4 Zoning District that are typically older nonconforming historic properties located within the Downtown. B. Circumstances Relate to the Property Only. Staff believes this is a circumstance that would relate to this property and if the property sold to the next property owner. The current property owner purchased the property in its existing configuration and use and therefore inherited the nonconformity. C. Not Resulting From Applicant Action. The applicant did not build the existing single-family residence and detached coach house which was constructed in 1904 according to the Township Assessor’s office. D. Unnecessary Hardship. Staff believes if the city enforces the ordinance that it would cause undue hardship since the property has operated in harmony with the surrounding residences for at least 20 years. E. Preserves Rights Conferred By District: Staff believes this does not confer a special privilege for the subject property. F. Necessary For Use Of Property: Staff believes that without approval, the petitioner would be denied reasonable use and enjoyment of the property. G. Not Alter Local Character: Staff believes approval of the applicant’s request would not substantially alter essential character of the locality nor have any other adverse impacts given the longevity of the use of the property as a single- family residence and detached coach house. H. Consistent With Title And Plan: Staff believes the proposal is appropriate given its proximity to the downtown which is consistent with the Comprehensive Plan recommendation for increasing overall density in the downtown. I. Minimum Variance Recommended: Staff believes the proposed variance requests are the minimum required. Attachments: 1) Petitioner’s Application and attachments. 2) Receipt of publication of legal notice . PROPERTY ADDRESS: REVISION DATES: SURVEY NUMBER: DATE SIGNED: FIELD WORK DATE: POINTS OF INTEREST SEE PAGE 2 OF 2 FOR LEGAL DESCRIPTION PAGE 1 OF 2 - NOT VALID WITHOUT ALL PAGES ), Ÿ.Ÿ'2%%.Ÿ342%%4 ŸŸ-#(%.29 Ÿ),,)./)3Ÿ   STATE OF ILLINOIS COUNTY OF LASALLE SS THIS IS TO CERTIFY THAT THIS PROFESSIONAL SERVICE CONFORMS TO THE CURRENT ILLINOIS MINIMUM STANDARDS FOR A BOUNDARY SURVEY. GIVEN UNDER MY HAND AND SEAL THIS DATE HEREON. ILLINOIS PROFESSIONAL LAND SURVEYOR No. 2971 LICENSE EXPIRES 11/30/2022 EXACTA LAND SURVEYORS, LLC PROFESSIONAL DESIGN FIRM 184008059-0008 X X X X X X X X // // // // // // // ON L I N E 0.6' O N 0.2' O F F 0.2 ' O F F 0.6' O F F 1.3 ' O F F 2.5' O N 3.2' 3.8' 12 . 8 ' LOT 2, BLK 11 -NOT INCLUDED- LOT 2 BLK 11 LOT 3 BLK 11 REMAINDER OF LOT 3, BLK 11 -NOT INCLUDED- REMAINDER OF PART OF PART OF LINE TABLE: L1 33.00' (R) S 23°06'07" W 33.33' (M) L2 N 66°21'57" W 32.00' (R&M) L3 S 22°32'34" W 33.55' (M) L4 N 60°31'31" W 6.00' (R&M) 24. 3 ' 24 . 4 ' 2 STORY FRAME GAR. CL F L5 N 22°53'40" E 132.00' (R&M) 4' C O N C . S / W 5/8" FIP 1/2" FIR 1/2" FIP IL2201.0649 BOUNDARY SURVEY MCHENRY COUNTY ./.%Ÿ6)3 )",% 2%6ŸŸ ŸŸ ), Ÿ.Ÿ'2%%.Ÿ342%%4 ŸŸ-#(%.29 Ÿ),,)./)3Ÿ   // // // // // // // // // // // // // // // // // // // // // 0.6 ' O F F 0.4 ' O F F 0.5' O N 0.5 ' O F F 0.4 ' O F F 13 . 6 ' 31. 2 ' 31. 0 '16 . 5 ' 19 . 0 ' LOT 1 BLK 11 TOTAL AREA OF PROPERTY SURVEYED 10628 SQ.FT.± LOT 2 BLK 11 LOT 4 BLK 11 LOT 4, BLK 11 -NOT INCLUDED- REMAINDER OF PART OF 24 . 4 ' 24. 3 ' 24. 3 ' 2 STORY FRAME GAR. DEC K WF ASP H A L T D / W 7.3 ' 10. 1 ' 15 . 5 ' 10. 1 ' 4.3 ' 18. 7 ' 9.8 ' 24 . 3 ' 15. 5 ' 3.5'4.1' 3 . 5 ' 6.6' 2 STORY FRAME RES. #1511 3 . 8 ' CO N C . C U R B & G U T T E R CO N C . C U R B & G U T T E R 4' C O N C . S / W 4' C O N C . S / W 1/2" FIR 1/2" FIR 3/4" FIP 1" FIP 3/4" FIP 1 inch = 30' ft. GRAPHIC SCALE (In Feet) ./.%Ÿ6)3)",% 2%6ŸŸ ŸŸ PROPERTY ADDRESS: SURVEY NUMBER: CERTIFIED TO: DATE OF SURVEY: BUYER: LENDER: TITLE COMPANY: COMMITMENT DATE: CLIENT FILE NO: GENERAL SURVEYORS NOTES: LEGAL DESCRIPTION: FLOOD ZONE INFORMATION: JOB SPECIFIC SURVEYOR NOTES: ), /2/:#/ Ÿ.Ÿ'2%%.Ÿ342%%4 ŸŸ-#(%.29 Ÿ),,)./)3Ÿ #(!2,%3Ÿ.)#(/,3  ,/4Ø.$4(%7%34%2,9&%%4).7)$4(/&&4(%./24(%2,9 (Ø,&/&,/4Ø.$Ø342)0/&,Ø.$&%%4).7)$4(/&&4(% %Ø34%2,93)$%/&,/43Ø.$ Ø,,).",/#+).4(%/2)').Ø, 0,Ø4/&-#(%.29/.4(%7%343)$%/&&/82)6%2 "%).'Ø 35"$)6)3)/./&0Ø24/&4(%3/54(%Ø3415Ø24%2/&3%#4)/. 4/7.3()0./24( 2Ø.'%%Ø34/&4(%4()2$02).#)0Ø, -%2)$)Ø. Ø##/2$).'4/4(%0,Ø44(%2%/&2%#/2$%$*5,9 )."//+"/&$%%$3 0Ø'% ).-#(%.29#/5.49 ),,)./)3 #(!2,%3Ÿ.)#(/,3Ÿ,)"%249Ÿ4)4,%ŸŸ%3#2/7Ÿ6)4/Ÿ"53!./Ÿ,)&%34/.% -/24'!'% ./4Ÿ2%6)%7%$ 1. The Legal Description used to perform this survey was supplied by others. This survey does not determine nor imply ownership of the lands or any fences shown hereon. Unless otherwise noted, an examination of the abstract of title was NOT performed by the signing surveyor to determine which instruments, if any, are affecting this property. 2. The purpose of this survey is to establish the boundary of the lands described by the legal description provided and to depict the visible improvements thereon for a pending financial transaction. Underground footings, utilities, or other service lines, including roof eave overhangs were not located as part of this survey. Unless specifically stated otherwise the purpose and intent of this survey is not for any construction activities or future planning. 3. If there is a septic tank or drain field shown on this survey, the location depicted hereon was either shown to the surveyor by a third party or it was estimated by visual above ground inspection. No excavation was performed to determine its location. 4. This survey is exclusively for a pending financial transaction and only to be used by the parties to whom it is certified. 5. Alterations to this survey map and report by other than the signing surveyor are prohibited. 6. Dimensions are in feet and decimals thereof. 7. Any FEMA flood zone data contained on this survey is for informational purposes only. Research to obtain said data was performed at www.fema.gov and may not reflect the most recent information. 8. Unless otherwise noted “SIR” indicates a set iron rebar, 5/8 inch in diameter and twenty-four inches long. 9. The symbols reflected in the legend and on this survey may have been enlarged or reduced for clarity. The symbols have been plotted at the approximate center of the field location and may not represent the actual shape or size of the feature. 10. Points of Interest (POI’s) are select above-ground improvements, which may appear in conflict with boundary, building setback or easement lines, as defined by the parameters of this survey. These POI’s may not represent all items of interest to the viewer. There may be additional POI’s which are not shown or called- out as POI’s, or which are otherwise unknown to the surveyor. 11. Utilities shown on the subject property may or may not indicate the existence of recorded or unrecorded utility easements. 12. The information contained on this survey has been performed exclusively by and is the sole responsibility of Exacta Land Surveyors, LLC. Additional logos or references to third party firms are for informational purposes only. 13. Due to varying construction standards, house dimensions are approximate and are not intended to be used for new construction or planning. 14. Surveyor bearings are used for angular reference and are used to show angular relationships of lines only and are not related or orientated to true or magnetic north. Bearings are shown as surveyor bearings, and when shown as matching those on the subdivision plats on which this survey is based, they are to be deemed no more accurate as the determination of a north orientation made on and for those original subdivision plats. North 00 degrees East is assumed and upon preparation of this plat, the resulting bearing between found points as shown on this survey is the basis of said surveyor bearings as defined and required to be noted by Illinois Administrative Code Title 68, Chapter VII, Sub-Chapter B, Part 1270, Section 1270.56, Paragraph B, Sub-Paragraph 6, Item k. 15. THIS SURVEY IS A PROFESSIONAL SERVICE IN COMPLIANCE WITH THE MINIMUM STANDARDS OF THE STATE OF ILLINOIS. NO IMPROVEMENTS SHOULD BE MADE ON THE BASIS OF THIS PLAT ALONE. PLEASE REFER ALSO TO YOUR DEED, TITLE POLICY AND LOCAL ORDINANCES. COPYRIGHT BY EXACTA ILLINOIS SURVEYORS. THIS DOCUMENT MAY ONLY BE USED BY THE PARTIES TO WHICH IT IS CERTIFIED. PLEASE DIRECT QUESTIONS OR COMMENTS TO EXACTA ILLINOIS SURVEYORS, INC. AT THE PHONE NUMBER SHOWN HEREON. ,)&%34/.%Ÿ-/24'!'% ,)"%249Ÿ4)4,%ŸŸ%3#2/7 SURVEYORS LEGEND: SEE PAGE 1 OF 2 FOR MAP OF PROPERTY PAGE 2 OF 2 NOT VALID WITHOUT ALL PAGES ), /2/:#/ Ÿ.Ÿ'2%%.Ÿ342%%4 ŸŸ-#(%.29 Ÿ),,)./)3Ÿ #(!2,%3Ÿ.)#(/,3  ,/4Ø.$4(%7%34%2,9&%%4).7)$4(/&&4(%./24(%2,9 (Ø,&/&,/4Ø.$Ø342)0/&,Ø.$&%%4).7)$4(/&&4(% %Ø34%2,93)$%/&,/43Ø.$ Ø,,).",/#+).4(%/2)').Ø, 0,Ø4/&-#(%.29/.4(%7%343)$%/&&/82)6%2 "%).'Ø 35"$)6)3)/./&0Ø24/&4(%3/54(%Ø3415Ø24%2/&3%#4)/. 4/7.3()0./24( 2Ø.'%%Ø34/&4(%4()2$02).#)0Ø, -%2)$)Ø. Ø##/2$).'4/4(%0,Ø44(%2%/&2%#/2$%$*5,9 )."//+"/&$%%$3 0Ø'% ).-#(%.29#/5.49 ),,)./)3 #(!2,%3Ÿ.)#(/,3Ÿ,)"%249Ÿ4)4,%ŸŸ%3#2/7Ÿ6)4/Ÿ"53!./Ÿ,)&%34/.% -/24'!'% ./4Ÿ2%6)%7%$ The Legal Description used to perform this survey was supplied by others. This survey does not determine nor imply ownership of the lands or any fences shown hereon. Unless otherwise noted, an examination of the abstract of title was NOT performed by the signing surveyor to determine which instruments, if any, are The purpose of this survey is to establish the boundary of the lands described by the legal description provided and to depict the visible improvements thereon for a pending financial transaction. Underground footings, utilities, or other service lines, including roof eave overhangs were not located as part of this survey. Unless specifically stated otherwise the purpose and intent of this survey is not for any construction activities If there is a septic tank or drain field shown on this survey, the location depicted hereon was either shown to the surveyor by a third party or it was estimated by visual above ground inspection. No excavation was This survey is exclusively for a pending financial transaction and only to be used by the parties to whom it is Alterations to this survey map and report by other than the signing surveyor are prohibited. Any FEMA flood zone data contained on this survey is for informational purposes only. Research to obtain said data was performed at www.fema.gov and may not reflect the most recent information. Unless otherwise noted “SIR” indicates a set iron rebar, 5/8 inch in diameter and twenty-four inches long. The symbols reflected in the legend and on this survey may have been enlarged or reduced for clarity. The symbols have been plotted at the approximate center of the field location and may not represent the actual Points of Interest (POI’s) are select above-ground improvements, which may appear in conflict with boundary, building setback or easement lines, as defined by the parameters of this survey. These POI’s may not represent all items of interest to the viewer. There may be additional POI’s which are not shown or called- Utilities shown on the subject property may or may not indicate the existence of recorded or unrecorded The information contained on this survey has been performed exclusively by and is the sole responsibility of Exacta Land Surveyors, LLC. Additional logos or references to third party firms are for informational purposes Due to varying construction standards, house dimensions are approximate and are not intended to be used Surveyor bearings are used for angular reference and are used to show angular relationships of lines only and are not related or orientated to true or magnetic north. Bearings are shown as surveyor bearings, and when shown as matching those on the subdivision plats on which this survey is based, they are to be deemed no more accurate as the determination of a north orientation made on and for those original subdivision plats. North 00 degrees East is assumed and upon preparation of this plat, the resulting bearing between found points as shown on this survey is the basis of said surveyor bearings as defined and required to be noted by Illinois Administrative Code Title 68, Chapter VII, Sub-Chapter B, Part 1270, Section 1270.56, THIS SURVEY IS A PROFESSIONAL SERVICE IN COMPLIANCE WITH THE MINIMUM STANDARDS OF THE STATE OF ILLINOIS. NO IMPROVEMENTS SHOULD BE MADE ON THE BASIS OF THIS PLAT ALONE. PLEASE REFER ALSO TO YOUR DEED, TITLE POLICY AND LOCAL ORDINANCES. COPYRIGHT BY EXACTA ILLINOIS SURVEYORS. THIS DOCUMENT MAY ONLY BE USED BY THE PARTIES TO WHICH IT IS CERTIFIED. PLEASE DIRECT QUESTIONS OR COMMENTS TO EXACTA ILLINOIS SURVEYORS, INC. AT THE PHONE NUMBER SHOWN HEREON. LINETYPES Boundary Line Center Line Chain Link or Wire Fence Easement Edge of Water Iron Fence Overhead Lines Structure Survey Tie Line Vinyl Fence Wall or Party Wall Wood Fence SURFACE TYPES Asphalt Brick or Tile Concrete Covered Area Water Wood SYMBOLS Benchmark Center Line Central Angle or Delta Common Ownership Control Point Catch Basin Elevation Fire Hydrant Find or Set Monument Guywire or Anchor Manhole Tree Utility or Light Pole Well ABBREVIATIONS C Calculated D Deed F Field M Measured P Plat S Survey A/C Air Conditioning AE Access Easement ANE Anchor Easement ASBL Accessory Setback Line B/W Bay/Box Window BC Block Corner BFP Backflow Preventer BLDG Building BLK Block BM Benchmark BR Bearing Reference BRL Building Restriction Line BSMT Basement C Curve C/L Center Line C/P Covered Porch C/S Concrete Slab CATV Cable TV Riser CB Concrete Block CH Chord Bearing CHIM Chimney CLF Chain Link Fence CME Canal Maintenance Easement CO Clean Out CONC Concrete COR Corner CS/W Concrete Sidewalk CUE Control Utility Easement CVG Concrete Valley Gutter D/W Driveway DE Drainage Easement DF Drain Field DH Drill Hole DUE Drainage & Utility Easement ELEV Elevation EM Electric Meter ENCL Enclosure ENT Entrance EOP Edge of Pavement EOW Edge of Water ESMT Easement EUB Electric Utility Box F/DH Found Drill Hole FCM Found Concrete Monument FF Finished Floor FIP Found Iron Pipe FIPC Found Iron Pipe & Cap FIR Found Iron Rod FIRC Found Iron Rod & Cap FN Found Nail FN&D Found Nail & Disc FRRSPK Found Rail Road Spike GAR Garage GM Gas Meter ID Identification IE/EE Ingress/Egress Easement ILL Illegible INST Instrument INT Intersection IRRE Irrigation Easement L Length LAE Limited Access Easement LB# License No. (Business) LBE Limited Buffer Easement LE Landscape Easement LME Lake/Landscape Maintenance Easement LS# License No. (Surveyor) MB Map Book ME Maintenance Easement MES Mitered End Section MF Metal Fence MH Manhole NR Non-Radial NTS Not to Scale NAVD88 North American Vertical Datum 1988 NGVD29 National Geodetic Vertical Datum 1929 OG On Ground ORB Official Records Book ORV Official Record Volume O/A Overall O/S Offset OFF Outside Subject Property OH Overhang OHL Overhead Utility Lines ON Inside Subject Property P/E Pool Equipment PB Plat Book PC Point of Curvature PCC Point of Compound Curvature PCP Permanent Control Point PI Point of Intersection PLS Professional Land Surveyor PLT Planter POB Point of Beginning POC Point of Commencement PRC Point of Reverse Curvature PRM Permanent Reference Monument PSM Professional Surveyor & Mapper PT Point of Tangency PUE Public Utility Easement R Radius or Radial R/W Right of Way RES Residential RGE Range ROE Roof Overhang Easement RP Radius Point S/W Sidewalk SBL Setback Line SCL Survey Closure Line SCR Screen SEC Section SEP Septic Tank SEW Sewer SIR Set Iron Rod SMWE Storm Water Management Easement SN&D Set Nail and Disc SQFT Square Feet STL Survey Tie Line STY Story SV Sewer Valve SWE Sidewalk Easement TBM Temporary Bench Mark TEL Telephone Facilities TOB Top of Bank TUE Technological Utility Easement TWP Township TX Transformer TYP Typical UE Utility Easement UG Underground UP Utility Pole UR Utility Riser VF Vinyl Fence W/C Witness Corner W/F Water Filter WF Wood Fence WM Water Meter/Valve Box WV Water valve ,)&%34/.%Ÿ-/24'!'% ,)"%249Ÿ4)4,%ŸŸ%3#2/7