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O-55-97 10/13/97Pi ORDINANCE NO. �Z7 ORDINANCE GRANTING VARIANCE AT 127th STREET and CHESTNUT CROSSING (Our House Studio) ADOPTED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF LEMONT This /3 °v day of , 1997. Published in pamphlet form by authority of the President and Board of Trustees of the Village of Lemont, Cook, DuPage, and Will Counties, Illinois this /c) day of ,' - z J , 1997. ORDINANCE NO .0— 55 —77 ORDINANCE GRANTING VARIANCE AT 127th STREET and CHESTNUT CROSSING (Our House Studio) WHEREAS, an application has been filed by Greg Messer of Combined Management, Inc. in connection with a Request for Variation for the property legally described in Exhibit "A" and located on the southeast corner of 127th Street and Chestnut Crossing in Lemont, Illinois; and WHEREAS, the applicant is seeking relief from the Lemont Zoning Ordinance of 1980 (No.426), for Variance to permit a 15 foot sideyard setback from the eastern property boundary line, in lieu of the minimum 20 foot setback standard, pursuant to Section VIII -6 -b of the Lemont Zoning Ordinance; and WHEREAS, the Planning and Zoning Commission of the Village of Lemont, Illinois, in accordance with said Zoning Ordinance, conducted a Public Hearing on the petition on September 2, 1997 and September 16, 1997; and WHEREAS, a notice of the aforesaid Public Hearing was made in the manner provided by law and was published in the Lemont Reporter Progress, a newspaper of general circulation within the Village; and WHEREAS, the Lemont Planning and Zoning Commission has recommended approval of the variance to the Village Board; and WHEREAS, the President and Board of Trustees of the Village have determined that the best interest of the Village will be served by the approval of the requested variance subject to certain conditions. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF LEMONT, COUNTIES OF COOK, DuPAGE, AND WILL, ILLINOIS, that the petitioner, Greg Messer of Combined Management, Inc., be granted the following: SECTION 1: Variation. Variance to allow a 15 foot sideyard setback from the eastern property boundary, in lieu of the minimum 20 foot setback standard, pursuant to Section VIII -6 -b of the Lemont Zoning Ordinance. 3. The landscape buffer, as stated under Village Ordinances, shall be maintained at a minimum of five (5) feet in height, to a maximum of eight (8) feet in height adjacent to the east property line at the parking lot. The installation of the landscape buffer in the drainage and utility easement shall be at the risk of the developer and shall be the sole obligation of the owner to replace if the Village requires removal of all, or a portion of the entire buffer, to service or maintain the drainage and utilities in the easement. As outlined in the Village of Lemont Parking Regulations, based on the unique use of the proposed development, the Planning and Zoning Commission has approved the site plan reflecting a total of 26 parking spaces, including two (2) handicapped spaces. The petitioner is also requesting approval of a Plat of Consolidation and 15 foot drainage and utility easement vacation, that currently separates the parcels to be consolidated. There are no utilities presently located in the easement. ATTACHMENTS: 1. Area Map. 2. Site Plan 3. Staff Report. 4. Land Use Application. 5. Minutes from the September 2 and September 16, 1997, Planning and Zoning Commission. 6. Plat of Consolidation LEMONT Village of Faith Terry Duffy, Chairman Gary D. Gray Thomas J. Metzger Katherine H. Murphy Ellen Pearson Ronald J. Stapleton Scott Studebaker PLANNING & ZONING COMMISSION 418 Main Street, Lemont, I1 60439 -3788 Mayor Richard A. KwaFfl ki and Board of Trustee-; Village of r.cmont 418 Main Street Lemont, IL 6043 ate: 97.21, Our Houoc Music studio, requesting a vdziance to the minimum oidcyard setback requirements, tug the property 1 the southeast corner of 127th Street and Chestnut VroSsin9, Lemont, Xllinois. Dear Mayor Kwasneski and Village TrubteeS . The Planning and ZQniny Commiaaion conduCLed a public hearin t) above noted case on September 2 and SepteMber 16, 199,', 9 he petitioner, Greg Mcoscr, Combined Management i The variance to tho minimum eidey. d setback std,tad,:dv, re y esti g ra 15 foot sideyard setback from the eastern property boundary, in ;Lieu of the minimum 20 foot eel.bdck standard. The petitioner' a plans c;c,aist of toot, three (3) t,tucy building, a 13,:�UV vyuare acoustical production. 9, apc�.itica►12y aewiyl,eu xor The Commicclon heard testimony by the Petitioner. No mcnbcrd from the public spoke r Per • arai�v the proposal. Following the review of the proposed e y the parking the Planning and .zoning commission �• pi v iz and ror the rezoning, vLed -v iii tavar or ,Terry Huff Lemont Plannin9R and ezoning Commission ncerely LEMONT Village of Faith PLANNING & ZONING COMMISSION 418 Main Street, Lemont, 11 60439 -3788 MINUTES SEPTEMBER 2, 1997 Terry Dub, Chairman Gary D. Gray Thomas J. Metzger Katherine ll. Murphy Ellen Pearson Ronald J. Stapleton Scott Studebaker The meeting of the Lemont Planning & Zoning Commission of the Village of Lemont was held on Tuesday, September 2, 1997, at the Village Hall. The meeting was called to order at 7:00 p.m. by Chairman Terry Duffy. the following commissioners were present: Tom Metzger, Katherine Murphy, Ellen Pearson, Ron Stapleton and Scott Studebaker. Gary Gray arrived at 7:15 p.m. The following staff were also present: Jim Perry and Lisa Wuethrich. A motion was made by Mr. Studebaker and seconded by Mr. Metzger to approve the minutes of the August 19, 1997 meeting. Motion carried 6 -0. PUBLIC HEARING A motion was made by Mr. Metzger and seconded by Mr. Stapleton to open the Public Hearing case number 97.21 Request for Variance to allow a 15 foot sideyard setback in lieu of a 20 foot sideyard setback requirement at 127th Street and Chestnut Crossing Drive, known as Our House Music Studio. Motion carried 6 -0 by voice vote. Mr. Perry said that the property is zoned B -3 and is currently part of two parcels. As a part of this project, there will be a plat of consolidation of the two parcels with the vacation of an easement. Mr. Perry said that the petitioner is requesting a sideyard variance from the required 20 feet to a setback of 15 feet at the eastern boundary. Mr. Perry added that since this proposed business is unusual and a unique use in the Village, the Commission has the authority to determine the number of parking spaces required. Mr. Perry read staff comments: 1. No permanent structure or walkway shall encroach into the drainage and utility easement. 2. The total number of parking spaces shall be recommended by the Commission, with a current proposal of 20 spaces and one handicap space. Going by Village Ordinance as determined by the square footage of the building, about 49 parking spaces would be required. Staff feels 49 spaces is excessive. 3. The landscape buffer is required by Village Ordinance to maintain a minimum of five feet in height with a maximum of eight feet in height. 4. A plat of consolidation and the vacation of a platted easement, centered on the property, will be required prior to permits being issued. The petitioner, Greg Messer, addressed the variance request by saying that proportionate sizes need to be maintained for acoustics, which is why the building could not just be made smaller. Mr. Messer said that there will be no walk -in business, everything will be by appointment only. There will be suites downstairs for commercial use, three studios on the first floor and private offices on the second floor. Mr. Messer said that they are not looking for exposure by signage, so signage will be kept low key. Ms. Murphy asked if there is more parking available on site. Mr. Messer said no, but there is street parking and parking on the street stubs. The commissioners and Mr. Messer extensively discussed various on site parking space options. Mr. Gray said that the Commission can put a contingency on the business, suggesting that they grant 21 parking spaces as a variance based on a specific use, and if the use of the property changes, the variance is no longer granted, and something else would need to be done. The general feeling of the Commission is that there is not a problem with the variance request, but there is a concern with the parking. A motion was made by Mr. Gray and seconded by Ms. Murphy to continue the Public Hearing to the September 16, 1997 meeting. Motion carried 7 -0 by roll call vote. Mr. Metzger said that he will not be able to attend the September 16th meeting and would like it noted for the record that he is in favor of the project and does not have a problem with the variance request, but he would like to see a contingency on the parking. OLD BUSINESS Mr. Perry said that at the last Committee of the Whole meeting, Mr. Meyer spaces can be put in behind the eastern building. Mr. Perry said that if partial rezoning is granted, the existing building will become noncomforming and a variance will be required. Mr. Studebaker asked Mr. Schiera if he had explored other parking options. Mr. Shiera said that he had discussed several options with staff, and that it was not feasible. John Kickles, representing St. Patrick's Church, said that he is concerned with the alley traffic and the school children, as there are already existing alley traffic problems. Norma Johnson, President of the Lemont Historical Society, objects to changing the zoning and thinks the property should be kept residential and part of the historical area. Ms. Johnson handed Mr. Perry what she called a "resolution." Andrew Malak, of 230 Illinois Street, said that he is opposed the plan and said that there is no purpose for this in a residential area. He said the proposed development will add to the drainage problems and flooding that already exist at his house and at the Historical Society. PJ Fitzgerald, of 508 State Street, said that B -2 carries with it the right to put up signs and that concerns her. She inquired where a handicap space would be put. Karl Wend, of 217 Cass Street, said that there is already too much traffic with the school children running in the alley and trucks driving through the alley. A motion was made by Mr. Stapleton and seconded by Mr. Studebaker to close the Public Hearing. Motion carried 4 -0. A motion was made by Ms. Pearson and seconded by Mr. Stapleton to continue the Public Hearing to the October 7, 1997 meeting as a Workshop. Motion carried 4 -0 by roll call vote. OLD BUSINESS ?AV" 1f Z A 97.21 Request for Variance at 127th Street and Chestnut Crossing Drive for Our House Music Studio. Continued from September 2, 1997 Public Hearing. The petitioner, Greg Messer, said that they addressed the parking concerns brought up at the September 2, 1997 meeting by making room for four additional parking spaces and increasing the handicap spaces from one to two. He stated that the building was not moved and that they were still able to maintain the outdoor lounge areas. Mr. Perry reminded the commissioners that the petition being requested is for a sideyard setback variance not a parking variance. Mr. Perry said that he talked to John Antonopoulos and he did not agree to the conditional parking across the street, stating that he was not comfortable supporting a condition that legally could not be held. Mr. Perry said that he calculated a breakdown of parking based on a floor by floor use and came up with 22 proposed spaces. The petitioner is now proposing 26 parking spaces, with two handicap spaces, which exceeds Mr. Perry's estimation. A motion was made by Mr. Stapleton and seconded by Mr. Studebaker to close the Public Hearing. Motion carried 4 -0 by roll call vote. A motion was made by Mr. Studebaker and seconded by Ms. Pearson to approve case number 97.21 Request for sideyard setback Variance from 20 feet to 15 feet, for the property located on the southeast corner of 127th Street and Chestnut Crossing Drive known as Our House Music Studio, with the Planning & Zoning Commission giving parking approval for 26 spaces. Motion carried 4 -0 by roll call vote. b Mr. Perry stated that the petitioner needs to go through a plat of consolidation and has to meet the landscaping buffer requirements. A 97.25 Request for Amendment to Section V and Section XIII -B of the Zoning Ordinance - Signs, Billboards and Advertising. Continued from August 19, 1997 Public Hearing. Mr. Perry said that John Antonopoulos recommended amendments to Article VIII by adding sections d and e and numbers 1 through 7. Mr. Perry said that the intent of the amendment was to tighten signage regulations as it pertains to billboards. A motion was made by Mr. Studebaker and seconded by Mr. Stapleton to close the Public Hearing. Motion carried 4 -0 by roll call vote. A motion was made by Ms. Pearson and seconded by Mr. Stapleton to approve case number 97.25 Request for Amendment to Section V and Section XIII -B of the Zoning Ordinance - Signs, Billboards and Advertising. Motion carried 4 -0 by roll call vote. AGENDA PLANNING AND ZONING COMMISSION STAFF REPORT BY JIM PERRY September 2, 1997 GENERAL CASE FILE Case Number Petitioner Request Location Parcel Number Size Street Frontage Current Zoning Contiguous Zoning Current Land Use of Subject Property Contiguous Land Use Subject Property Comp Plan Designation Exhibits 97.21 Our House Music Studio, Combined Management, Inc. (Beneficiary) Side yard setback variance SE corner of 127th Street and Chestnut Crossing. 22 -33- 107 -001 & 22 -33- 107 -002 .920 acres 132.80 (along 127th Street) 301.13 (along Chestnut Crossing) B -3, Commercial District North - B -3, Commercial District South - R -5, SF Attached Residential East - Residential, Unincorporated Cook County. West - B -3, Commercial District Vacant North - Professional Office South - Vacant. Platted as an Outlot. Potential Town home development. East - Single Family Residential West - Vacant Professional Office and Commercial Land Use Application, Location Map, Site Plan, Subdivision Plan. CHARACTER OF THE AREA The 127th Street corridor, both East and West of State Street, historically has been residential in nature. The recent construction of Jewel/Osco, west of the subject property, has changed the character and makeup of this corridor emphasizing the commercialization of the surrounding property. The subject property is characterized as a potential for small business with low traffic generation. The property to the east and to the west of the Chestnut Crossing commercial lots are undeveloped single family homesteads and will someday be developed as commercial. HISTORY OF THE PROPERTY The subject property was platted as part of the Chestnut Crossing Subdivision in September, 1994. Formerly, County Clerk's Division, with lot sizes ranging from 5 to 10 acres. VARIATION REQUEST The petitioner's request is for a variation to the minimum 20 foot side yard setback standard, reducing the setback to reflect a 15 feet sideyard from the property line. The minimum 20 foot standard is enforced in situations when commercial zoning abuts residential zoning, restricting minimum yards for buffering purposes. The property to the east currently is occupied by a single residence, however, the Village has identified the 127th Street corridor as commercial for approximately 300 feet adjacent to the roadway, giving the property to the east a potential commercial use at some future date. PUBLIC RESPONSE There have been few inquiries from the public regarding this case. Most of the questions were regarding the proposed use and zoning of this site and the 127th Street corridor. EVALUATION The Comprehensive Plan emphasizes the clustering and concentration of retail development at the intersection of 127th Street and State Street. The Plan also emphasizes avoiding strip or linear retail development along arterial roads, and if retail development is limited to and clustered, at these locations, the success of these retail centers will be enhanced. The Comprehensive Plan addresses this area as an excellent location for future development for office /research or commercial development opportunities. An appropriate buffer between the single family development and the commercial area along the 127th Street corridor shall allow the development to work in harmony with neighboring single family residential. A landscaped drainage way corridor or medium density housing would service as an appropriate buffer between the commercial and single family uses. STAFF RECOMMENDATIONS Following a thorough review of the project and the variance request, staff feels comfortable in recommending a favorable staff opinion of the variance. The variance request is not unreasonable given the nature of the property to the east and the unique nature of the proposed project. Staff recommends approval of the variance based on the following recommendations; The development shall substantially conform to the site plan attached hereto as Exhibit "A ", except as such plans may be changed to conform to the Village codes and ordinances; No permanent structure or walkway shall encroach into the drainage and utility easement; The total number of parking spaces shall be recommended for approval by the Planning and Zoning Commission to determine the conformity; Parking: Full Size spaces: 9' X 18' 20 Handicapped spaces 1 Total spaces 21 The landscape buffer is required by Village Ordinance to maintain a minimum of 5 feet in height, to a maximum of 8 feet in height. The installation of the landscape buffer in the drainage and utility easement shall be at the risk of the developer and shall be the sole obligation of the owner to replace the landscaping if the Village requires removal of all, or a portion of the entire buffer, to service or maintain the drainage and utilities in the easement; A plat of consolidation and the vacation of a platted easement, centered on the property, will be required prior to permits being issued. LEMONT Community Development Department BUILDING. • PLANNING • ZONING • REHABILITATION • HEALTH en mein Street *.Lamont. It 110`14.37811 (701) 2674421 Wises Fade LAND USE APPLICATION APPUC.\4T: r- "MBi `M r∎r 1. .1G (T3EtJi!✓ICtA�/' ADDRESS: iZ 1.• 1 — 13c VS-Li CITY: et_gpe.KS■' Lt.. C- PLEASE CHECK ONE OF THE FOLLOWING; _ Applicant is the owner of the subject property „•_Applicant is the contract purchaser of the subject property and is the signer of this application. and hat attached a copy of said eaturact to this application. PHONE: S73. 242--39c33 STATE /ZIP: Y'-(c' 3 53 C.. Applicant is acing on behalf of the bcnedciarf of a trust. In :he evert that the subject property is held in trust: a notarized letter from in authorized trust officer identifying the applicant as sa authorized individual acing behalf of :be beneficiaries and providing the name.•address and prrcentage.ofintercat of each benoaciary is attached to this ezecited application_ SUBJE:7 PRCPERTY INFORMATION: . Loeac`cn: 5E CAD .-nrE _ 12-71 STfae -E-r ¶ Ct- ;•ESrt TT- ceoSS««tZ> t . Number o! Acres: (:)-,i(e. Tax. Parcel res. .223it0'7001 ezz33to-rpesZ The following documents have been attached: • . . ✓Le ;z1 Description ✓Last of surrounding property owners ";Preliminary. Plat S _Preliminary Plan ales Contras !Plat of Survey Site Plan_ ',Final Plat __Flail Plan Bank Trust Later • TYPE OF REOUESTED ,ACTION: Please check one of the following: A. ANNEXATION _Annexation Petition C.ZONING RELATED: Rezoning Petition from to _Aonezalioa Agreement Special Use Application B. DEVELOPMENT/ ,Prelim _Plan Plat D. MISCELLANEOUS: County Case Review SUBDIVISION _Final Pisa Plat Curb -cut request onto a limited acceu freeway Submitted with this application is the required altni fee. The applicant understands that the fee is won- refundahle. Please confirm the fcc amount with the Plan:.:: Staff if there are any questions. S Notification _ to the Will-South Cook Soil Conversation District. Endangered Species Am Report to Illinois Department of Conversation QUALIFYING I'ATEytEYT OF AFFIXATION; �;45tr --t te�1T- VAG.e+ —rto1J — t-,�T GoNSc�rDA- Ttcc}.( ref statement esentuag Inc proposed evvealbop ant: Number of dwelling units Type of Unit Please attach additional sheets if necessary. Specifically requested variations to Village Zoning and Subdivision Ordlaaoces: AUTHOR RATION: I nereoy affirm that t have full legal capacity to authorize the Ming of ibis and that all information and exhibits herewith;upgtifad car train correct knowledge. The applicant invites Village represetigdcat to all name* investigations of the subject property during the period of this a STATE OF lG (-/X)C /S *9 7 COUNTY OF (2G�l� DATE Lion the best of my iaspe boas and don_ ��f•p. NATURE OF APPLICANT 1. the undersigned, a Notary Public in and for the said County and State aforesaid. do hereby certify that �,P,F:(d... n��Cz. is personally (mown to me to be the same person whop name :Iltatbe ibedto the foregoing instrument. and that said person signed. sealed and delivered the above peti}ion u a free and voluntary act for the uses and purposes set forth. "OFFICIAL AT - FFICIAL FE' DONNA L CULLEN Notary Ptao. 8tase of II b r u1mFx s7 Given under my hand and notary seal this.2 day of?�: A.D. 19 My commission expires day of A.D. 1997 • RECEIVED 8Y PLANNING DIVISIO{•t: DATE RECEIPT NO.: AMOUNT RECEIVED BY (PLANNING PERSONNEL) White Copy: Planning Yellow Copy: Village Treasurer Pink Copy: Village Clerk Goldenrod Copy: Applicant .JUN-30-199? 10:35 FROM TO 121.ieii'r• ► COMMUNITY DEVELOPMENT DEPARTMENT Village of Lemont 418 Main Street, Lemont, Illinois 60439 Telephone: (708) 257 -1580 REQUEST FOR VARIATION A VARIATION IS HEREBY REQUESTED IN CONFORMITY WITHTHE POWERS VESTED IN THE BOARD TO PERMIT 'iot L-2I t4 acN's-tit.•-z404 ON THE PROPERTY DESCRIBED BELOW. (use of construction proposed) APPLICANT: C-o4BI 'QED -NfAc0 -(�tJT i t'G PHONE: S'73 - 242_ -3933 ADDRESS: IZT 1 BC3< 1 S CITY: CA-Kest/1 LL STATE /ZIP: M C✓ (0333(0 PLEASE CHECK ONE OF THE FOLLOWING: Applicant is the owner of the subject property and is the signer of this application `'/ Applicant is acting on behalf of the beneficiary of a trust Applicant is the contract purchaser cf the subject property and has attached a copy of said contract to this application. In the event that the subject property is held in trust, a notarized letter from an authorized trust officer identifying the applicant as an authorized individual acting in behalf of the beneficiaries and providing the name, address and percentage of interest of each beneficiary is attached to this executed application. SUBJECT PROPERTY INFORMATION: A ✓i'.16S 35A IJC ,'r5 TRH NAME OF OWNER(S): Ut4DET .±t t095$ (Co►- itsi+.)E8 M/MlllGctitiDTTe C.- BENIkftct ) LOCATION /ADDRESS: SE Coati' (2�TU`S'i tr et -fE51 J UT G(2s�5S t t�1 G t�4Zt vi=" t LOT A. 1-748 SUBDIVISION: C-14.-^11-)1 C-120" (t'4G NUMBER OF ACRES: -920 2233 t fd -ifs TAX PARCEL NO. /2.2.33 10) 7bO Z. PRESENT USE: Cott 1"t -C-i -L. ('& r ) (commercial, industrial, residential, etc.) ZONING CATEGORY: g_3 (Zoning districts such as R -1, R -2, B -1, B -2, M -1, etc.) ✓ The following documents have been attached: Legal Description Plat of Survey List of surrounding property owners Sales Cont.-act Bank Trus- Letter Site Plan SUBMITTED WITH THIS APPLICATION IS THE REQUIRED FILING FEE. THE APPLICANT UNDERSTANDS THAT THE FEE IS NON - REFUNDABLE. PLEASE CONFIRM THE FEE AMOUNT WITH THE PLANNIN'3 STAFF IF THERE ARE ANY QUESTIONS. S ACTIONS BY APPLICANT /OWNER ON PROPERTY A. Building permit was applied for and denied: 0 Yes 0 No DATE: B. An appeal 0 was 0 was not made with respect to this property. C. 0 Appeal denied 0 Appeal application accompanies this request for variation 5 EE L.E TTE. 2 AUTHORIZATION: I hereby affirm that I have full legal capacity to authorize the filing of this application and that all information and exhibits herewith submitted are true and correct to the best of my knowledge. The applicant invites Village representatives to make all reasonable inspections and investigations of the subject property during the period of processing this application. I consent to the entry in or upon the premises described in this application by any authorized official of the Village of Lemont for the purpose of posting, maintaining, and removing such notices as may be required b STATE OF l Li'`Ao`s DATE •7 - Z -`1 '7 COUNTY OF < -e>O le- SIGNATURE OF APPLICANT Da �! P/ta- kr?>G41:3.4E*t.rr 1IJG . v. F G2Q,c2y t., • P-4 V. P I, he undersigned, a Notary Public for the said County and State aforesaid, do hereby certify that ,ex,- E 5 P7e- is personally known to me to be the same person whose name is subscribed to the foregoing instrument, and that said person signed, sealed and delivered the above petition as a free and voluntary act for the uses and purposes set forth. Given under my hand and notary,seal this �� day of U A.D. 19'7 2 My commission expires ? day of L3/2" ,1947. • .eLZ:111614:..t I'VMML:s I-- 1 EXCEPTION R-4 R-5.% wnH SPEC. USE 1111111■‘...-..salle B-1 tr.;11Sii -e• svA ----7 131st PORATE LIT t 111 WAY 1354N StWITI swan L 27 -3L u. Bee. 'Col L.1. 5&a %1 -). ile0 .ASE X 440. (54,4 14"). 'z5713 .4 W.1/2 N.W.' /4 Sec. 33- 37 -11 LEMONT 24 OJ 6 Of I m _ oo/ ts • ft.2 /29th. -001 19 1: 21 -003 20 -00: ,,,.1 4 /31.44 15 -001 ,Slid l6 it J196 • :.• ♦ . ;OOL,� • .. .• • , • ♦ ,(z.0 • • - 00L 44,... 08 0 0 m Ir �. M -4 1 0 ,so7A 51• 1 11141, 7 -001 26 ,,.A L lZ yl .to.of C.�. • Sr s wu s.•� i+ to • 53 • -me to 54 r ss 5L • -as 2 N 51 I _04 $ • 50 -as se f7 -os4 49 -0' -ooa • r - 7 j .: 7 A. i- I -009 1 -010 I I 1 I 1 1 I 1 1 1 1 1 I 1 I 1 1 I I 1 I -0// I I 1 1 I I I I I 1 1 I I I I I I I 1 1 I 1 I I 1 I t I I I 1 y5o.s /iL. 1 /sls.' 1 1 1 1 1 1 1 1 1 1 I 1 1 1 I 1 1 1 1 Peat I 1 I I 1 1 1 27th STREET