Plan Commission

Village of Lombard Village Hall 255 East Wilson Ave. Lombard, IL 60148 villageoflombard.org Minutes Monday, October 16, 2023 7:00 PM Village Hall - Board Room Plan Commission Leigh Giuliano, Chairperson Commissioners: Ruth Sweetser, Bill Johnston, Kevin Walker, Tony Invergo, Alissa Verson and Robert Spreenberg Staff Liaison: Anna Papke Plan Commission Minutes October 16, 2023 Call to Order Chairperson Giuliano called the meeting to order at 7:00 p.m Pledge of Allegiance Chairperson Giuliano led the Pledge of Allegiance Roll Call of Members Present 6 - Ruth Sweetser, Leigh Giuliano, Bill Johnston, Tony Invergo, Robert Spreenberg, and Alissa Verson Absent 1 - Kevin Walker Also present: William Heniff, AICP Director of Community Development, Anna Papke, AICP Planning & Zoning Manager Community Development and Anne Skrodzki, Legal Counsel to the Plan Commission. Chairperson Giuliano called the order of the agenda. Ms. Papke read the Rules and Procedures as written by the Plan Commission. Public Hearings 230220 PC 23-17A: 999 N . Garfield and 1051 N. Garfield Street - IMG Trucking INC Off-site Parking and Landscape Variance The petitioner 999 GARFIELD LLC and IMG TRUCKING, INC requests that the Village take the following actions on the subject property located within the I Limited Industrial District: 1. Approve a conditional use, pursuant to Section 155.420(C)(23) of the Lombard Village Code to allow for off-site parking on the subject property, 999 N. Garfield Street, for IMG Trucking, Inc. use located at 1051 N. Garfield Street; and 2. Approve a variation from Sections 155.706(C) and 155.709(B) of the Lombard Code of Ordinances to reduce the required perimeter lot landscaping from five feet (5') to zero feet (0') along the north property line to accommodate a private driveway. (DISTRICT #4) Sworn in to present the petition was Anna Papke, Planning & Zoning Manager, and for the petitioners, Emmanuel Byarm, Vladimer Village of Lombard Page 1 Plan Commission Minutes October 16, 2023 Stoyanov and Raymond Sikkema. Mr. Byarm presented the petition with a powerpoint program. He introduced himself as a land use and zoning attorney at Schain Banks, representing 999 N Garfield LLC as the petitioner and landowner. Mr. Byarm stated that the petition appeared before the Commission in June and the owners decided to revise the plans to provide cross access between the properties. The subject property has an existing cell phone tower with a small building and driveway. The property owner proposes to build an additional driveway to the south of the cell phone tower driveway. This additional driveway will provide access to a proposed new parking lot behind the cell phone tower’s fence enclosure. The parking lot is intended for the use of IMG Trucking located to the north of 999 N. Garfield Street. IMG Trucking needs extra parking spaces for employee parking and some of the trucks and trailers. Therefore, IMG Trucking is requesting the off-site parking use. IMG Trucking’s main operation is approximately ten miles away. Some employees have had to park on the street in which case parking off street would be preferable. The use does not conflict with adjacent properties. The landscaping requirements for the parking lot will follow Village Code and DuPage County provisions for wetland buffer areas. Chairperson Giuliano asked if any person would like to speak in favor or against this petition, or for public comment. Hearing none, she asked for the staff report. Ms. Papke presented the staff report, which was submitted to the public record in its entirety. This petition is an amendment to PC 23-17, which was considered by the Plan Commission in June 2023, at which time the Plan Commission recommended approval. The petitioner operates a cartage facility, IMG Trucking, at 1051 N. Garfield Street. The petitioner is seeking a conditional use for off-site parking to allow construction of a parking lot on the adjacent property at 999 N. Garfield Street. Following the June 2023 Plan Commission meeting, the petitioner revised the site plan to provide cross access between the two properties. The petitioner is requesting consideration of the amended site plan as well as an additional variance from the perimeter landscaping requirements adjacent to the cross-access point. Staff has reviewed the amended site plan and finds that the cross access will improve circulation within the site as well as along Garfield Village of Lombard Page 2 Plan Commission Minutes October 16, 2023 Road more generally. Staff recommends approval of the petition with the amended site plan and landscape variance. Chairperson Giuliano asked if there were any questions or comments on the staff report. Hearing none, Chairperson Giuliano asked if there were any questions for the petitioners from the commissioners. On a motion by Commissioner Verson and a second by Commissioner Invergo, the Plan Commission voted 6-0 to recommend that the Village Board approve the petition associated with PC 23-17A subject to the six (6) conditions with the revised fourth condition in the staff report: 1. That the petitioner shall satisfactorily address all comments noted within the Inter-Departmental Review Committee Report 2. The subject property, 999 N. Garfield Street, shall be developed in substantial compliance with the plans submitted by Webster, McGrath & Ahlberg, Ltd. dated July 31, 2023 for the exclusive use of IMG Trucking located at 1051 N. Garfield Street. 3. The off-site parking on the 999 N. Garfield Street property shall not include the storage of vehicles in disrepair, cargo containers or materials. 4. The number of vehicles spaces shall be shown on the applicant’s final building plans based on staff review of the permit per Chapter 155, Article X – Off-site Parking and Loading Requirements, Section 155.600 of the Zoning Ordinance. 5. That prior to the issuance of building permits by the Village, the petitioners 999 GARFIELD LLC and US GROUP, LLC shall execute and record a mutually acceptable and duly authorized cross-access easement agreement pertaining to the subject property 999 N. Garfield Street and the property at 1051 N. Garfield Street; in the event such cross-access easement agreement is not executed and recorded prior to the commencement time provisions as set forth within Section 155.103(F)(11) of Village Code, the approvals granted by this ordinance shall become null and void without the need for further action of the Village Board 6. This approval shall be subject to the commencement time provisions as set forth within Section 155.103(F)(11). The motion carried by the following vote: Aye: 6- Ruth Sweetser, Leigh Giuliano, Bill Johnston, Tony Invergo, Robert Spreenberg, and Alissa Verson Absent: 1- Kevin Walker 230320 PC 23-21: 717 E. Butterfield Road - Chick-fil-A drive-through modification and canopy The petitioner requests that the Village take the following action on the subject property located within the OPD Office District Planned Village of Lombard Page 3 Plan Commission Minutes October 16, 2023 Development (Homestead Village Planned Development): 1. Pursuant to Section 155.504 (A) (major changes in a planned development) of the Lombard Zoning Ordinance, amend the Homestead Village Planned Development, as established by Ordinance No. 4497, and amended by Ordinance Nos. 6616 and 6672, to approve the following: a. A modification to the use exception for a drive-through restaurant, established by Ordinance No. 6616 and amended by Ordinance No. 6672; and b. A deviation from Section 155.210(C)(2)(a) of the Lombard Zoning Ordinance to allow a freestanding canopy with a setback of eight (8) feet from the east property line, where a minimum setback of ten (10) feet is required. (DISTRICT #3) Sworn in to present the petition was Anna Papke, Planning and Zoning Manager, Bill Heniff, Community Development Director, and Todd Richards with HR Green, representing the petitioner. Chairperson Giuliano read the Plan Commission procedures and asked if anyone other than the petitioner intended to cross examine and, hearing none, she proceeded with the petition. Mr. Richards presented the petition. He said the subject property is the Chick-fil-A restaurant at the southeast corner of Butterfield Road and Technology Drive. He presented the proposed site plan. He said the existing restaurant has a drive-through that starts with a single access point that widens into two lanes before tapering down to one lane at the pickup window. He said the proposed changes relate to the drive-through only, there will be no changes to the parking lot or Technology Drive. Chick-fil-A wants to operate a dual flex drive-through, which would allow the store operator to open and close the outer lane of the drive-through as needed. Mr. Richards said the drive-through will operate very similarly to current operations. The single lane entry and exit points of the drive-through will remain. The petitioner proposes to construct a dual lane canopy above the order points and a single-lane canopy at the pickup window. Mr. Richards described some utility relocations that would occur as a result of the canopies. He said Chick-fil-A would enhance and modify the existing landscaping on the site. Mr. Richards showed elevations of the proposed canopies. He said the Village of Lombard Page 4 Plan Commission Minutes October 16, 2023 canopies are freestanding and not attached to the building. He noted the canopies are cantilevered. The canopies will be constructed of dark brown metal to match the accents on the restaurant building. Mr. Richards concluded his presentation and said he was available to answer questions. Chairperson Giuliano asked if any person would like to cross examine or speak in favor or against this petition, or for public comment. Hearing none, she asked for the staff report. Ms. Papke presented the staff report, which was submitted to the public record in its entirety. The subject property is improved with a Chick-fil-A drive-through restaurant. The petitioner proposes to modify the existing double drive-through lanes along the east, north and west sides of the building to make them more functional for the drive-through staff. The petitioner will also install canopies over the order points and pickup window. The drive-through was previously permitted by the Village as a use exception in the Homestead Village Planned Development, and the petitioner is seeking a modification to this previous approval to account for the modified drive-through. The petitioner is also seeking a deviation for the setback on the proposed canopy on the east side of the building, which encroaches into the required 10’ side yard setback. Staff has reviewed the submitted plans and finds the petition is consistent with the standards for use exceptions and setback deviations within planned developments. Staff does not anticipate any negative impacts resulting from the drive-through modification or canopy setback deviation. No changes are proposed to the parking lot or the traffic circulation on the site. The petitioner has submitted an updated landscape plan accounting for minor landscaping changes along the drive-through. Staff recommends approval of the petition subject to the conditions in the staff report. Chairperson Giuliano asked if there were any questions or comments on the staff report. Hearing none, she opened the meeting to comments from the commissioners. Commissioner Invergo asked if the roof of the canopies would be corrugated steel. Mr. Richards said he was not sure of the material on the roof, but the facia would be steel. Village of Lombard Page 5 Plan Commission Minutes October 16, 2023 Chairperson Giuliano asked if there would still be room for drivers to exit the drive-through via a bypass lane. Mr. Richards said the existing drive-through was a single lane with a bypass lane next to it. The proposal was to widen the drive-through to have two full drive-through lanes in operation. He said there would always be two lanes, but ability to exit would depend on how busy the drive-through was. Chairperson Giuliano asked if there were any concerns with there not being a dedicated bypass lane and drivers potentially not being able to exit immediately due to traffic in the drive-through. Ms. Papke said that the current configuration of the drive-through narrows to a single lane exit, which presents the possibility for a bottleneck at that point. This is an existing condition that will not change with the proposed modifications. Staff does not anticipate the proposed modifications will increase any traffic flow issues in the drive-through. Commissioner Johnston asked if the purpose of the modifications is to enhance efficiency of ordering. Mr. Richards answered in the affirmative. Commissioner Johnston asked if the operational changes are standard for the industry. Mr. Richards said that they are standard for Chick-fil-A. New restaurants under construction would include these features. Commissioner Sweetser said it would be useful to have protection provided by the canopy at the pickup window. On a motion by Commissioner Invergo, and a second by Commissioner Johnston, the Plan Commission voted 6-0 to recommend that the Village Board approve the petition associated with PC 23-21 subject to the four (4) conditions in the staff report: 1. That the petitioner shall satisfactorily address all comments noted within the Inter-Departmental Review Committee Report; 2. That the petitioner shall develop the site in accordance with the plans submitted as part of this petition and referenced in the Inter-Departmental Review Committee Report, except as they may be changed to conform to Village Code; 3. That the petitioner shall apply for and receive building permits for the proposed improvements; and 4. This approval shall be subject to the commencement time provisions as set forth within Section 155.103(F)(11). The motion carried by the following vote: Village of Lombard Page 6 Plan Commission Minutes October 16, 2023 Aye: 6- Ruth Sweetser, Leigh Giuliano, Bill Johnston, Tony Invergo, Robert Spreenberg, and Alissa Verson Absent: 1- Kevin Walker 230321 PC 23-20: 730 E. St. Charles Road - Massage establishment The petitioner requests a conditional use pursuant to Section 155.416(6) (23) of the Lombard Village Code to allow for a massage establishment (as defined and regulated by Title 11, Chapter 122 of the Code of Ordinances) on the subject property located within the B4 Corridor Commercial District. (DISTRICT#4) Sworn in to present the petition were Lionel Hu, petitioner; Craig Volpe, property owner; Anna Papke, Planning and Zoning Manager; Bill Heniff, Community Development Director. Chairperson Giuliano read the Plan Commission procedures and asked if anyone other than the petitioner intended to cross examine, and proceeded with the petition. Mr. Volpe stated that he met with Village staff, Keith Steiskal and Tami Urish to discuss the requirements for a massage establishment. The primary concern was the tenant space did not include the required restroom with a shower, nonabsorbent flooring and wash basins in each room per Chapter 122 of the Village Code. These items will be installed as part of the tenant space build out. Mr. Hu explained the business operations with 3 employees. Chairperson Giuliano opened the meeting to public participation. Brian Conway stated that he was opposed to the business due to the close proximity to residential property. There should be other businesses that would be a better fit for the location. Chairperson Giuliano asked if any person would like to cross examine or speak in favor or against this petition, or for public comment. Hearing none, she asked for the staff report. Ms. Papke presented the IDRC report for PC 23-20, which was entered into the public record in its entirety. The petitioner proposes to operate a massage establishment at 730 E. St. Charles Road. The property is an existing mixed-use building with retail/office space on the first floor and residences on the second floor. There is a surface parking lot behind the building. The massage establishment will occupy one of the office spaces on the first floor. Village of Lombard Page 7 Plan Commission Minutes October 16, 2023 No exterior site improvements are proposed. The petitioner has submitted a floor plan that was reviewed by the Building Division. Building Division staff identified required interior facilities improvements, which were communicated to the petitioner and property owner. These items will be reviewed again during the building permitting process. Massage establishments are required to comply with the business regulations in Chapter 122 of the Village Code. These regulations are administered by the Village Clerk’s office through the business licensing process. They are not under the purview of the Plan Commission but have been provided to the Plan Commission for reference purposes only. Staff recommends approval of the petition subject to the conditions in the staff report. Ms. Papke stated that there was one comment from the public submitted to staff prior to the meeting that was provided to the Commissioners, however it was from Mr. Conway. His testimony and written correspondence will be part of the record without being read aloud. Chairperson Giuliano asked if there were any questions for staff. Chairperson Giuliano asked if staff knew how many massage establishments are in the Village of Lombard. Ms. Papke responded that the exact number is not available but estimated approximately four to ten massage establishments are in Lombard. Commissioner Sweetser asked if there were issues that the Village might see related to massage establishments. Ms. Papke said that on the zoning side, the main considerations are whether the business is located in a zoning district that allows massage establishments as a conditional use, and from there whether there were any external impacts associated with the operation of the business that might be relevant to Plan Commission matters. Examples of such potential impacts included parking and traffic circulation. Another item usually mentioned as part of the Plan Commission process is the ability of the petitioner to bring the tenant space into compliance with the operational requirements of Chapter 122 of the Village Code and the Building Code. She said that if the petitioner can meet these requirements, there typically would not be zoning issues associated Village of Lombard Page 8 Plan Commission Minutes October 16, 2023 with massage establishments. Mr. Heniff clarified that the Plan Commission request for the conditional uses is one step in a multistep process for massage establishments. The Plan Commission is concerned with whether a massage establishment is an appropriate use in a particular location. Mr. Heniff said business operations of massage establishments fell under the purview of the licensing provisions for massage establishments. He said if massage establishments were operating outside the confines of their license, there were processes in place to address those issues, though they fell outside the purview of the zoning and land use discussion. Chairperson Giuliano asked if there were any questions for staff. Hearing none, she opened the meeting to discussion by the Plan Commissioners. Commissioner Invergo said he agreed with Mr. Conway and did not think the subject property was an appropriate place for a massage establishment. He noted the presence of residences and schools close by. Commissioner Johnston asked about signage, and how much would be permitted. Mr. Heniff said the petitioner was not requesting any signage relief. Signage would be permitted in accordance with the Sign Ordainance. Each business was entitled to at least 25 square feet of signage. Mr. Heniff described some of the other signage provisions in the Sign Ordinance. Commissioner Johnston asked if the petitioner had signage on the building. Mr. Volpe said there was previously a sign for an insurance company on the building. It had been smaller than what was allowed per code. He said he did not want the massage business to have a large sign. Commissioner Johnston asked the business operator how many customers were expected daily. Mr. Hu said he expected eight to ten customers per day. Mr. Volpe said there were three rooms that would be occupied at a given time. Commissioner Johnston said he was trying to get a sense of the traffic impacts. Village of Lombard Page 9 Plan Commission Minutes October 16, 2023 Commissioner Johnston asked if the petitioner was already in business elsewhere. Mr. Hu said there were three existing locations. Mr. Volpe said there was a parking lot with 15 spaces. He did not think there would be a need for people to park on the street. Commissioner Verson asked if the clients would come by appointment or if there were walk-ins. Mr. Hu said it was by appointment. In reference to Commissioner Invergo’s earlier comment, Mr. Volpe said that there was not a school nearby. Commissioner Invergo said Westmore School was south of the subject property. Chairperson Giuliano asked about the hours of operation. Mr. Hu said 10 a.m. to 8 p.m., seven days a week. Commissioner Spreenberg asked if this was a relocation of an existing establishment or expanding and opening a fourth location. Mr. Hu said it would be a relocation. Mr. Volpe asked why Commissioner Invergo had brought up the school. Commissioner Invergo said he did not think kids should be in close proximity to a massage establishment. Mr. Volpe said he knew many people who visited massage establishments and did not see why this would be an issue for the neighborhood. Commissioner Invergo said this was a thought that came to mind, that there were residences and families close to this location. Other massage establishments in town were on Roosevelt where there were not as many residents nearby. A discussion ensued regarding the nature of development on St. Charles Road. Regarding hours of operation, Mr. Heniff noted that Chapter 122 regulates hours of operation for massage establishments within the licensing process. These hours were 6 a.m. to 9 p.m. Mr. Volpe said he lives 15 minutes away from the building and his family members live in Lombard. Members of the family were on site frequently and would not tolerate business operations that did not comply with the licensing provisions. Commissioner Sweetser said it would be good for the Plan Commission to familiarize themselves with massage establishment operations and the services they provide to the community. Village of Lombard Page 10 Plan Commission Minutes October 16, 2023 Commissioner Spreenberg said that Mr. Heniff had noted the types of concerns that are under the purview of the Plan Commission. If the petition went to the Village Board, perhaps they would consider the licensing questions. Commissioner Spreenberg was comfortable making a motion on the zoning petition. Commissioner Johnston said Mr. Volpe should not take the Plan Commissioners’ questions personally. It was the job of the Plan Commission to ask questions about the petition. Chairperson Giuliano asked if there were any additional comments. Hearing none, she asked for a motion from the Commissioners On a motion by Commissioner Spreenberg, and a second by Commissioner Johnston, the Plan Commission voted 6-0 to recommend that the Village Board approve the petition associated with PC 23-20, subject to the following five (5) conditions: 1. That this relief is limited to the operation of a massage establishment at 730 E. St. Charles Road. Any expansion, physical site improvement or alterations require approval through the Village. 2. That the operator of the massage establishment shall apply for and receive a massage establishment license, per the provisions of Section 122 of the Village Code, with said license and operation remaining in good standing. 3. That the petitioner shall develop the site in accordance with plans submitted as part of this request; and 4. That the petitioner shall satisfactorily address all comments noted within the Inter-Departmental Review Committee Report, including but not limited to compliance with the comments from the Building Division; and 5. This approval shall be subject to the commencement time provisions as set forth within Section 155.103(F)(11). The motion carried by the following vote: Aye: 6- Ruth Sweetser, Leigh Giuliano, Bill Johnston, Tony Invergo, Robert Spreenberg, and Alissa Verson Absent: 1- Kevin Walker Business Meeting Approval of Minutes A motion was made by Commissioner Invergo, seconded by Commissioner Spreenberg, that the minutes of the August 21, 2023 meeting be approved. The motion carried by the following vote: Village of Lombard Page 11 Plan Commission Minutes October 16, 2023 Aye: 6- Ruth Sweetser, Leigh Giuliano, Bill Johnston, Tony Invergo, Robert Spreenberg, and Alissa Verson Absent: 1- Kevin Walker Public Participation There was no Public Participation DuPage County Hearings There was no DuPage County Hearings Chairperson's Report The Chairperson deferred to the Director of Community Development. Planner's Report There was no Planner's report Unfinished Business There was no Unfinished Business New Business 1. Plan Commission January 2024 Meeting Date The regularly scheduled meeting of the Plan Commission for January 2024 falls on the MLK holiday when Village offices are closed. The Plan Commission scheduled a special meeting for January 22, 2024. 2. Plan Commission Meeting Start Time The Plan Commission discussed the possibility of moving the start time of the meeting and tabled the matter for further discussion at the November 20, 2023, meeting. 3. Plan Commission Vice Chairperson The Plan Commission and staff discussed the process to appoint a Vice Chairperson to the Plan Commission. The Plan Commissioners tabled the matter for further discussion at the November 20, 2023, meeting. Village of Lombard Page 12 Plan Commission Minutes October 16, 2023 Subdivision Reports 230322 SUB 23-01 Final Plat for Lot 7 of the Hoffmann-Lombard Subdivision - located at 600-690 E. Butterfield Road Mr. Heniff submitted the IDRC report for SUB 23-01 to the public record in its entirety. The subject property is the Hoffmann property, formerly known as the Northern Seminary property. In 2021 the Village approved a series of zoning entitlements related to a master plan development for the property. The 2021 entitlements included zoning relief and approval of a preliminary plat of subdivision. Mr. Heniff said the approval of the initial preliminary plat had lapsed due to delays in the project. The Village approved a time extension to the preliminary plat approval, but the time extension had also lapsed. Mr. Heniff said that Lot 7 in the preliminary plat was proposed to be used for a Village water tower. The Village still wants to move forward with acquiring the property and constructing the water tower. At this time, the Village is bringing forward an amended plat that breaks off the property originally known as Lot 7 from the remainder of the property. Lot 7 is known on the amended plat as Lot 2, with the remainder of the property known as Lot 1. No development other than the water tower is proposed at this time. The purpose of this plat is to create a lot of record so the Village can acquire the property for the water tower. Lot 2 does not have access to a public right-of-way. Relief was previously granted for this condition. The current draft plat of subdivision includes draft language that grants an easement to allow access to Lot 2. This language will be finalized before a plat is sent to the Village Board. Staff recommends approval of the subdivision with the condition that the easement language be finalized prior to Village Board consideration. Chairperson Giuliano asked for clarification about whether the Plan Commission would recommend approval of the plat or of the purchase and sale agreement for the property. Mr. Heniff said the Plan Commission would make a recommendation relative to the plat. The Village Board would consider the plat as well as the purchase and sale agreement. Mr. Heniff said the purchase and sale agreement was currently under discussion by the Village Attorney and the seller’s Village of Lombard Page 13 Plan Commission Minutes October 16, 2023 attorney. Chairperson Giuliano asked for clarification on the location of Lot 2. Mr. Heniff said it was the smaller lot on the plat attached to the staff report, immediately north of the Waste Management office building. Chairperson Giuliano asked about the wetlands on the subject property. Mr. Heniff said the wetlands are north of Lot 2 and will not impact the development of the water tower. Commissioner Spreenberg asked if the Village could construct the water tower on Lot 2 if Lot 1 remains undeveloped. Mr. Heniff said in that situation the Village would build a temporary construction road through the cross-access easement. Commissioner Sweetser asked for clarification on the timing of the cross-access easement and whether the Plan Commission needed to consider the language within the easement. Mr. Heniff said Village Counsel was working with the seller’s attorney on the language of the cross-access easement. This language will be memorialized with the final plat. Attorney Skrodzki said the Plan Commission recommendation would essentially be a conditional recommendation, subject to the negotiations on the easement being finalized. If the easement were to fall through for some reason, the Plan Commission’s recommendation on the plat would be nullified. On a motion by Commissioner Johnston, seconded by Commissioner Sweetser, the Plan Commission voted 6-0 to recommend approval of the amended Final Plat of Hoffmann-Lombard Subdivision, subject to the incorporation of requisite cross-access rights over proposed Lot 1 to Lot 2, prior to final consideration by the Village Board. The motion carried by the following vote: Aye: 6- Ruth Sweetser, Leigh Giuliano, Bill Johnston, Tony Invergo, Robert Spreenberg, and Alissa Verson Absent: 1- Kevin Walker Site Plan Approvals There was no Site Plan Approvals Workshops Village of Lombard Page 14 Plan Commission Minutes October 16, 2023 There was no Workshops Adjournment A motion was made by Commissioner Johnston, seconded by Commissioner Sweetser, to adjourn the meeting at 8:18 p.m. The motion passed by an unanimous vote. __________________________ Leigh Giuliano, Chairperson Lombard Plan Commission __________________________ Anna Papke, AICP, Planning Manager Community Development Village of Lombard Page 15