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Home My WebLink About5. NEW BUSINESS 02/03/2009 MEMORANDUM Village of Mount Prospect Community Development Department TO: MICHAEL E. JANONIS, VILLAGE MANAGER FROM: DIRECTOR OF COMMUNITY DEVELOPMENT DATE: JANUARY 26, 2009 SUBJECT: PZ-27-08/ 1201 BURNING BUSH LANE / PLAT OF EASEMENTS ZLA TKA PAVLOVIC - PETITIONER The petitioner, Zlatka Pavlovic, is seeking approval of a Plat of Easements for the property located at 1201 Burning Bush Lane. The Plat of Easements will vacate an existing ten foot (10') easement that runs through the middle of the lot and dedicate a five foot (5') easement along the east property line. The easement vacation and dedication is necessary for the construction of a single-family residence on the subject property. The Planning and Zoning Commission conducted a public hearing to review the request on Thursday, January 22,2009, and by a vote of 5-0, recommended approval of a Plat of Easements for the property at 1201 Burning Bush Lane. Details of the proceedings and items discussed during the Planning and Zoning Commission hearing are included in the attached minutes. Please forward this memorandum and attachments to the Village Board for their review and consideration at their February 3,2009 meeting. Staff will be present to answer any questions related to this matter. ~i~l-c~ H:\PLAN\Planning & Zoning COMMIP&Z 20081MEJ MemoIPZ-27-08 1201 Burning Bush Lane (Plat of Easements).doc MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-27-08 Hearing Date: January 22, 2009 PROPERTY ADDRESS: 1201 Burning Bush Lane PETITIONER: Zlatka Pavlovic PUBLICATION DATE: Not required; sign posted on-site January 7, 2009 PIN NUMBER: 03-25-402-048-0000 REQUEST: Plat of Easement Vacation and Easement Dedication, titled "Plat of Easements" MEMBERS PRESENT: Richard Rogers, Chair William Beattie Joseph Donnelly Leo Floros Keith Youngquist MEMBERS ABSENT: Marlys Haaland Ronald Roberts STAFF MEMBERS PRESENT: Brian Simmons, AICP, Deputy Director of Community Development Consuelo Andrade, Development Review Planner INTERESTED PARTY: Zlatka Pavlovic Chairman Richard Rogers called the meeting to order at 7:35 p.m. He introduced the newest Planning and Zoning Commission member, William Beattie. Leo Floros made a motion to approve the minutes of the October 23,2008 meeting; Joseph Donnelly seconded the motion. The minutes were approved 5-0. Mr. Donnelly made a motion to continue Case PZ-29-08 to the February 26, 2009 Planning and Zoning Commission meeting; Keith Youngquist seconded the motion. The motion was approved 5-0. Chairman Rogers introduced Case PZ-27-08, a request for a Plat of Vacation and a Plat of Dedication at 1201 Burning Bush Lane, at 7:37 p.m. Consuelo Andrade, Development Review Planner, stated the Petitioner was applying for approval of a Plat of Easements at 1201 Burning Bush Lane. The current property owner applied for a building permit in 2008 to construct a new single-family residence. Staff denied the permit because the proposed home would be encroaching onto the existing ten foot easement. Therefore, the Petitioner was seeking to vacate the easement in order to construct the home. Ms. Andrade showed the Plat of Easements where the Petitioner would vacate the existing ten foot easement and dedicate a five foot easement along the rear property line for public utilities and drainage. Ms. Andrade said that Staff recommended approval of the motion listed in the Staff Report. Chairman Rogers asked if the Plat was reviewed and approved by Engineering. Ms. Andrade stated yes and the plat will require Engineering's signature on the plat. Mr. Donnelly asked if there was an easement that ran along the side of the property. Ms. Andrade said there was an easement along the north end of the subject property. Richard Rogers, Chair Planning & Zoning Commission Meeting January 22, 2009 PZ-27-08 Page 2 Chairman Rogers swore in Zlatka Pavlovic, 1901 E. Euclid, Mount Prospect, Illinois. Ms. Pavlovic stated she was the former owner of the subject property. She said she was trying to remove the easement so the current owner could build a large home on the site and not interfere with the current easement. Ms. Pavlovic stated she visited with all the applicable utility companies that agreed and signed off on the plats. Chairman Rogers confirmed that the Petitioner was creating a new lot of record. He asked if there was anyone in the audience to address this case. Hearing none, he closed the public portion ofthe case and brought it back to the board. Keith Youngquist said the case was straightforward. The only way to build on the property would be to remove the current ten foot easement. William Beattie asked about the easement that runs north of the subject property. He wanted to make sure there was enough room between both properties. Chairman Rogers said there is a five foot easement on the subject location and a five foot easement on the property to the north. This gives a ten foot easement total that is standard for side yards. Leo Floros made a motion to approve a Plat of Easement Vacation and Easement Dedication, titled Plat of Easements, for the property at 1201 Burning Bush Lane. Keith Youngquist seconded the motion. The Planning & Zoning Commission's decision is final for this case because the amount of the Variation does not exceed 25% of the Zoning Ordinance requirement. UPON ROLL CALL: AYES: Beattie, Donnelly, Floros, Youngquist, Rogers NAYS: NONE Motion was approved 5-0. After hearing two additional cases, Joseph Donnelly made a motion to adjourn at 8:41 p.m., seconded by Keith Youngquist. The motion was approved by a voice vote and the meeting was adjourned. ~;tI- Ryan Kast, Community Development Administrative Assistant CASE SUMMARY - PZ-27-08 Village of Mount Prospect Community Development Department LOCATION: 1201 Burning Bush Lane PETITIONER: ZIatka Pavlovic OWNER: Adam Benjamin PARCEL #: 03-25-402-048-0000 LOT SIZE: .38 acres (16,600 sq.ft.) ZONING: R-l Single-Family Residence LAND USE: Vacant REQUEST: 1) Plat of Vacation 2) Plat of Dedication LOCATION MAP _..w .__.~ .1'~~:; ~,W'~""'--':V""t';"'~ . .:::' ~. -!l'-1 '.'." . !"!I ---", '+ "__,~ E EUCLID AV MEMORANDUM Village of Mount Prospect Community Development Department TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION RICHARD ROGERS, CHAIRPERSON FROM: CONSUELO ANDRADE, DEVELOPMENT REVIEW PLANNER DATE: JANUARY 12,2009 HEARING DATE: JANUARY 22, 2009 SUBJECT: PZ-27-08 -1) PLAT OF VACATION, 2) PLAT OF DEDICATION 1201 BURNING BUSH LANE BACKGROUND A public hearing has been scheduled for the January 22, 2009 Planning & Zoning Commission Meeting to review the application by Zlatka Pavlovic (the "Petitioner") regarding the Plat of Easements for the property located at 1201 Burning Bush Lane (the "Subject Property"). The Petitioner is seeking approval of a Plat of Vacation and Plat of Dedication. Staff has posted the required Public Hearing signs on the Subject Property. PROPERTY DESCRIPTION The Subject Property is located on the east side of Burning Bush Lane, between Euclid Avenue and Ivy Lane, and is a vacant lot. The Subject Property is zoned R-l Single Family Residence and is bordered on all sides by the R- 1 District. SUMMARY OF PROPOSAL In 2003, the Petitioner resubdivided 1903 Burning Bush and the Subject Property to expand the rear yard of the Subject Property. The depth of the Subject Property increased from 100-feet to 200-feet and retained a ten foot (10') wide public utility and drainage easement that runs through the middle of the lot. The current property owner applied for a building permit to construct a single-family residence on the Subject Property in November of 2008. The permit was denied by Staff as the eastern portion of the proposed structure encroached onto the easement that runs through the middle of the lot. The Village Code prohibits buildings, structures, or other obstructions from being constructed upon easements. Therefore, the Petitioner is requesting the vacation of the existing ten foot (10') wide easement that runs through the middle of the lot and requesting the dedication of an additional five foot (5') easement along the east property line for drainage and public utilities, as requested by the Village. PLAT REVIEW The Petitioner prepared Plat of Easements that would 1) vacate the existing ten foot (10') wide public utility and drainage easement that runs through the middle of the lot, and 2) dedicate an additional five feet (5') easement to the existing five foot (5') drainage and public utility easement that runs along the east property line. Staff has reviewed the plat and found that it is prepared in accordance with the Village's Development Code requirements. PZ-27 -08 Planning & Zoning Commission Meeting January 22, 2009 Page 3 RECOMMENDATION Based on the above analysis, Staff recommends that the Planning & Zoning Commission recommend the Village Board approve the following motion: "To approve a Plat of Vacation and a Plat of Dedication, titled Plat of Easements, for the property at 1201 Burning Bush Lane, Case No. PZ-27-08": The Village Board's decision is final for this case. I concur: William J. Cooney, AICP, Director of Community Development iii C:\DoculIIcnts and Scltings\LAngcll\Local Scttings\Temporal)' Inlcmcl Filcs\OLK9CF\PZ-27-0& 1201 Suming Bush Lanc(Vacation and Dedication Plat).doc , 1 , 1 ________L-______ I , I , I , ,In, " :1 e:: I, () ;1.... :1...... r:' , J:t. '~ In, '<: " I Ii' ~ ,e:: ~i ~ 1 n, '~ , I , _ ~ _ ~ 1L UJi ~'f.J/i.,,~~~_,J/~ JL $Ji ~ ~ ~~~ L_ , , , , , I!I! Iii: .,1' Ii. I s ~ ~ , , I , , , , , , , , , , , , : :.tr: , ~ ~ ~ ~ - - - - - -, ........ 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A RESOLUTION APPROVING A PLAT OF EASEMENTS VACATING AND DEDICATING CERTAIN EASEMENTS FOR PUBLIC UTILITIES AND DRAINAGE FOR PROPERTY LOCATED AT 1201 BURNING BUSH LANE, MOUNT PROSPECT, ILLINOIS WHEREAS, Zlatka Pavlovic, ("Petitioner") has filed, on behalf of Adam Benjamin ("Owner"), a petition to grant a Plat of Easements for property at 1201 Burning Bush Lane (Property) and legally described in the Plat of Easements dated December 9, 2008 as: Lot 1, Plat of Zlatka ReSubdivision in Part of Section 25, Township 42 North, Range 11 East of the Third Principal Meridian, in Cook County, Illinois; Property Index Number: 03-25-402-047-0000 WHEREAS, the Corporate Authorities of the Village, after due consideration, have determined it is in the best interests of the Village to approve a plat, vacating that part of an easement for drainage and public utilities, recorded in Document No. 99368669 over Lot 1, and dedicating an easement for drainage and public utility purposes over the west five feet (5') of the east ten feet (10') of Lot 1, as shown on the Plat of Easements (Exhibit "A"). NOW, THEREFORE, BE IT RESOLVED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS A HOME RULE MUNICIPALITY: SECTION ONE: That the Plat of Easements for property located at 1201 Burning Bush is hereby approved for appropriate execution and recording. Such Plat and its legal description are incorporated into, and made a part of, this Resolution as Exhibit "A." SECTION TWO: That this Resolution shall be in full force and effect from and after its passage and approval in the manner provided by law. AYES: NAYS: ABSENT: PASSED AND APPROVED this day of February, 2009. Irvana K. Wilks Mayor ATTEST: M. Lisa Angell Village Clerk H:\CLKO\WINIRES\Plat of easement1201 burningbushfeb2009.doc A All ,,, . ~ f)Ji .ty)/i."9,...,_,,,,? JL $..1t -.l. ./i..N L . !'^' 1 i I : I. .. - - ~ _: .._-.",.;f or ~ : i~i: : t Jii i ~ I IiI: ~ : h. I, ,I ~--; , -1----- I" ..!..l 1 ~ Hi iii .ii I.. jt='=:J-======) : .!"( -'1;- 1- -'1 I- o ... 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KENSING AD / VARIATIONS TO REQUIRED FRONT YARD SETBACK, SIDE YARD SETBACK, BUILDING HEIGHT AND LOT COVERAGE) THE VILLAGE OF MOUNT PROSPECT - APPLICANT The petitioner, the Village of Mount Prospect, is seeking approval of Variations to the front yard, side yard, building height, and lot coverage, for a proposed fire station at 1924 E. Kensington Road, which property is owned by the River Trails Park District. The Village has signed a ground lease agreement with the park district for the construction of the new fire station on the southeast comer of their property. The proposed fire station would replace the existing Fire Station #14 that is currently located at 2000 E. Kensington, which is a parcel owned by the Village. Circumstances related to the park district's ability to sell or acquire additional property limited the ability to consolidate the two parcels into one, resulting in the need for Variations to the side yard and lot coverage. The Variation requests to the front yard resulted from the park district's request to preserve as much of the existing open field on the public park. The Variation request to the height resulted from the unique use of the building and the need for the operational height of the hose tower. The Planning and Zoning Commission conducted a public hearing to review the request on Thursday, January 22, 2009, and by a vote of 5-0, recommended approval of Variations to the front yard, side yard, height, and lot coverage. Details of the proceedings and items discussed during the Planning and Zoning Commission hearing are included in the attached minutes. Please forward this memorandum and attachments to the Village Board for their review and consideration at their February 3,2009 meeting. Staff will be present to answer any questions related to this matter. H:\PLAN\PlalUlillg & Zoning COMM\P&Z 2008\MEJ Mcmo\PZ-28-08 1924 & 2000 E. Kensington (Fire Station 14 Variations).doc MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-28-08 Hearing Date: January 22, 2009 PROPERTY ADDRESSES: 1924 & 2000 E. Kensington Road PETITIONER: Village of Mount Prospect PUBLICATION DATE: January 7, 2009 PIN NUMBERS: 03-25-409-055-0000 & 03-25-400-019-0000 REQUESTS: Variations (Front Yard, Side Yard, Height, and Lot Coverage) MEMBERS PRESENT: Richard Rogers, Chair William Beattie Joseph Donnelly Leo Floros Keith Youngquist MEMBERS ABSENT: Marlys Haaland Ronald Roberts ST AFF MEMBERS PRESENT: Brian Simmons, AICP, Deputy Director of Community Development Consuelo Andrade, Development Review Planner INTERESTED PARTIES: Deputy Chief John Malcolm and Christina Park Chairman Richard Rogers called the meeting to order at 7:35 p.m. He introduced the newest Planning and Zoning Commission member, William Beattie. Leo Floros made a motion to approve the minutes of the October 23,2008 meeting; Joseph Donnelly seconded the motion. The minutes were approved 5-0. Mr. Donnelly made a motion to continue Case PZ-29-08 to the February 26, 2009 Planning and Zoning Commission meeting; Keith Youngquist seconded the motion. The motion was approved 5-0. After hearing two previous cases, Chairman Rogers introduced Case PZ-28-08, a request for Variations (Front Yard, Side Yard, Height, and Lot Coverage) at 1924- 2000 E. Kensington Road, at 8: 17 p.m. Consuelo Andrade, Development Review Planner, stated the Petitioner for this case was the Village of Mount Prospect. The request was for numerous Variations to the front yard, side yard, height, and lot coverage. The subject property consisted of two parcels. The first is known as 2000 E. Kensington; presently owned by the Village. The parcel is zoned R-4 Multi Family Residential and is where the current Fire Station 14 is located. The lot coverage and use are nonconforming to the R4 district requirements. The second parcel is 1924 E. Kensington, presently owned by the River Trails Park District. The parcel is zoned C-R Conservation Recreation and presently consists of a public park. Ms. Andrade said the Fire Department took into consideration numerous factors when looking for a location for the new fire station. The residents requested to keep the station on the east side of the railroad tracks and keep a close proximity to the current fire station. Ms. Andrade stated the Fire Department had criteria for the location: appropriate zoning, large enough, affordability, and quick response times. It was determined that 1924 E. Kensington was the best location based on the criteria. Ms. Andrade said based on ownership issues with the Park District, the Village could not purchase the Park District property or a parcel of the property. Therefore, the Village was unable to consolidate the two subject parcels. Ms. Andrade stated that the Park District requested to maintain as much open area on the parcel. The proposed location of the new fire station would be on the Southeast corner of the Park District's property. Ms. Andrade said the existing ownership and parcel configuration would remain as it is. The Fire Department has Richard Rogers, Chair Planning & Zoning Commission Meeting January 22, 2009 PZ-28-08 Page 2 signed a ground lease agreement with the Park District. The proposed parking would be shared. Ms. Andrade said that the existing fire station would be demolished upon completion of the proposed fire station. The Village has also agreed to install a new athletic field at the River Trails Middle School. Ms. Andrade showed the proposed site plan. She stated due to the east property line of the Park District parcel, the Village requested a Variance for the side yard setback from the required fifty 50 feet to 37 feet. She said the Village wanted to preserve as much open space to the north of the proposed station and the Fire Station would be in need of a front yard setback from the required 50 feet to 33 feet. Ms. Andrade showed a chart ofthe C-R Zoning District Bulk Requirements: C-R Conservation Recreation Proposed on Proposed District Park District Including Village Minimum Requirements Property Property SETBACKS Front 50' 33' 33' 257' west 257' west Interior 50' 37' east 150' east Rear 50' 241 ' 241 ' HEIGHT 30' Maximum 30 '4" Main roof 30'4" Main roof 41 '6" Hose Tower 41 '6" Hose Tower LOT COVERAGE 25% Maximum 27% 25% Ms. Andrade said the main roof would be four inches over the required 30 foot maximum allowed and the hose tower would be 41 feet 6 inches. The lot coverage of 27% would be over the maximum 25% allowed. Ms. Andrade stated when taking in consideration of the Village parcel and if the property line between the two properties did not exist, two of the Variations requested would not be necessary. The only Variations needed would be the front yard setback and the height. Ms. Andrade showed the proposed building elevations. She said the building would be a prairie style to be consistent with the surrounding residential homes in the area. It would be constructed out of brick, stone veneer, and glass. Ms. Andrade stated the Petitioner proposed to improve the area with landscaping. Primarily there would be shade trees around the perimeter of the site and a mixture of plants around the foundation of the building. There would be additional landscaping around the detention area. Ms. Andrade read the Variation standards listed in the zoning code. She stated that the proposed fire station would be a public benefit to the community and would be designed to protect the public welfare and the neighborhood character. Ms. Andrade said Staff recommended that the Planning and Zoning Commission approve Variations for the Front Yard Setback, the Side Yard Setback, the Height, and the Lot Coverage. Chairman Rogers confirmed with Staff that there are theoretically two Variations due to the Village land, but all four needed to be approved for this case. Keith Youngquist asked if the existing butler building (north on the Village property) would be staying. Ms. Andrade stated that this building would stay with no additional changes besides new pavement around it. William Beattie asked what is on the Park District land where the proposed fire station will be built. Ms. Andrade said that it is an open grass area with an existing shed that would be demolished. Joseph Donnelly stated that the area is used for youth soccer practice. Richard Rogers, Chair Planning & Zoning Commission Meeting January 22, 2009 PZ-28-08 Page 3 Chairman Rogers swore in John Malcolm, Deputy Fire Chief for the Village of Mount Prospect's Fire Department. Deputy Chief Malcolm provided some background information on the project. He said the new fire station consisted of a portion of the Tamarack Trails Park that is owned by the River Trails Park District; as well as the current fire station location that has been discussed. Deputy Chief Malcolm stated the site was selected based on location and the residents on the east side did not want the station moved. He said the Tamarack Trails property was the only available site east of the railroad tracks that would be large enough to accommodate a fire station. Deputy Chief Malcolm stated the Village was unable to consolidate the parcels as mentioned which resulted in the need of the four Variations. He said the Fire Department would only use a small portion of the land; by law, the Park District could not sell the land without going to a public referendum. The Park District did not want to obtain ownership of the Village property because they did not want to add additional land or buildings to maintain. Deputy Chief Malcolm stated that the Park District's desire to assist the Village resulted in the lease agreement. The Park District agreed to a 99 year lease at a rate of $1 0 per year for the property. As previously discussed, the Village would construct an athletic field at the River Trails Middle School. He said the Park District wanted to maintain the soccer fields north of the proposed fire station. Deputy Chief Malcolm discussed the property line that runs through the center of the new site. He said without the property line, the side yard setback would be greater than 50 feet and the lot coverage would be reduced to 25%. Deputy Chief Malcolm stated the need for the height Variation. He said the highest part of the building would be needed for the hose tower. The fire hoses are fifty feet in length and need to be draped over to dry. They need to be off the ground and have an area above to hang. Deputy Chief Malcolm said that the Park District uses 50% of the butler building. The remaining 50% is utilized primarily by Public Works and the Fire Department. He stated that a landscaped green screen will be placed around this building to try and improve the look ofthe structure. Chairman Rogers confirmed that the intent is to keep the land that the current fire station is on as part of the project for detention. He said this would justifY the side yard and lot coverage requirements. Chairman Rogers said the height limitation is normal for the Fire Department to have a tower for training and the draining of fire hoses. He stated the only issue is having the station closer to the road, but understands why the Park District wants to maintain the land to the north. Mr. Donnelly said it looked like the proposed fire station would be moved three feet back from its current location. Since the proposal is on a C-R lot, its requiring the setback to be further back. If it was zoned for the R- 4 District which the existing fire station is located on, it would meet the 30 foot setback requirement. Mr. Youngquist stated his only concern was for the extra butler building. He said it is much bigger than a shed, but he said reusing the building is good since it is serviceable. Mr. Beattie asked about the project timetable. Deputy Chief Malcolm said the next goal would be to go to the Village Board. He stated there should be a guaranteed price from the Construction Manager at that point. Based on approval, he hopes to break ground after that. Deputy Chief Malcolm believed it could be ready by the first quarter of 20 1 O. Mr. Beattie questioned if the existing fire station would be torn down after the proposed fire station is built. Deputy Chief Malcolm stated that the Fire Department would operate out of the old station until the proposed station is ready to go. Operations would not be interfered by the move. Mr. Beattie asked how long it would take to tear down the old fire station and construct the detention pond. Deputy Chief Malcolm said he did not know the actual time, he does not believe it would take too long. Chairman Rogers asked if there was anyone in the audience to address this case. Hearing none, he closed the public portion ofthe case and brought it back to the board. Richard Rogers, Chair Planning & Zoning Commission Meeting January 22, 2009 PZ-28-08 Page 4 Mr. Beattie made a motion; seconded by Mr. Donnelly to approve: A. Variation approval to allow: a. A maximum building height of 41 '6". b. A reduction in the required front yard building setback from 50 feet to 33 feet. c. A reduction in the required side yard setback from 50 feet to 37 feet along the east property line. d. An increase in the lot coverage from 25% to 27%. B. Prior to the issuance of a development permit, the petitioner shall provide final civil engineering drawings for review and approval by the Village. The engineering drawings shall include all site work including utilities, storm water detention, and associated improvements. C. Development of the site in general conformance with the site and landscape plans prepared by SRBL Architects LTD., dated October 31, 2008 and received by the Community Development Department on December 11,2008. D. Development of the elevations in general conformance with the building elevations prepared by SRBL Architects LTD., dated October 31, 2008 and received by the Community Development Department on December 11,2008. E. Prior to the issuance of a building permit, the petitioner shall submit revised photometric plans that satisfy the Village's code requirements for illumination. F. The Petitioner shall construct the building according to all Village Codes and regulations, including, but not limited to: the installation of automatic fire sprinklers, standpipes and a fire alarm systems located and constructed according to Development and Fire Code standards. G. A building permit, in accordance with the current regulations and requirements of the Village of Mount Prospect, must be issued within one (I) year from the date of adoption of the enabling ordinance by the Village Board which authorized the development proposal. The development approvals granted herein, without need for further action by any Village board, commission or official shall become null and void if no building permit is issued within the one (I) year requirement. H. Sign permits, in accordance with the Village's sign regulations, shall be issued for each proposed sign. The Village Board's decision is final for this case, 1924 & 2000 E. Kensington Road, Case No. PZ-28-08. UPON ROLL CALL: AYES: Beattie, Donnelly, Floros, Youngquist, Rogers NAYS: None Motion was approved 5-0. Mr. Donnelly made a motion to adjourn at 8:41 p.m., seconded by Mr. Youngquist. The motion was approved by a voice vote and the meeting was adjourned. ~~ Ryan Kast, Community Development Administrative Assistant CASE SUMMARY - PZ- 28-08 Village of Mount Prospect Community Development Department LOCATION: 1924 & 2000 E. Kensington Road PETITIONER: Village of Mount Prospect OWNER: V illage of Mount Prospect River Trails Park District PARCEL #: 03-25-409-055-0000 & 03-25-400-019-0000 LOT SIZE: 5.55 acres (241,857 square feet) ZONING: C-R Conservation Recreation, R-4 Multi-Family Residence LAND USE: Public Park and Fire Station REQUEST: Variations (Front Yard, Side Yard, Height, Lot Coverage) LOCATION MAP MEMORANDUM Village of Mount Prospect Community Development Department TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION RICHARD ROGERS, CHAIRPERSON FROM: CONSUELO ANDRADE, DEVELOPMENT REVIEW PLANNER DATE: JANUARY 8, 2009 HEARING DATE: JANUARY 22,2009 SUBJECT: PZ-28-08 - V ARIA nONS (FRONT & SIDE YARD, HEIGHT, LOT COVERAGE) 1924 & 2000 E. KENSINGTON ROAD (PARK & FIRE STATION) BACKGROUND A public hearing has been scheduled for the January 22,2009 Planning & Zoning Commission meeting to review the application by the Village of Mount Prospect (the "Petitioner") regarding the property located at 1924 and 2000 E. Kensington Road (the "Subject Property"). The Petitioner is seeking Variations for the construction of a new fire station. The P&Z hearing was properly noticed in the January 7, 2009 edition of the Journal Topics Newspaper. In addition, Staff has completed the required written notice to property owners within 2S0-feet and posted a Public Hearing sign on the Subject Property. PROPERTY DESCRIPTION The Subject Property is located on the north side of Kensington Road; east of Burning Bush Lane and west of River Road. The property is made up of two parcels that are adjacent to each other, which are owned separately by the River Trails Park District and the V ill age of Mount Prospect. The Park District's parcel is known as 1924 E. Kensington Road and contains a public park and tennis courts. The Village's property is known as 2000 E. Kensington Road and contains fire station #14 with related improvements. The Park District's property is zoned C-R Conservation Recreation, while the Village's property is zoned R-4 Multi-Family Residence. The Subject Property is surrounded by the R-1 Single-Family Residence District to the north and west, R-4 Multi-Family Residence to the east, and unincorporated Wheeling Township to the south. SUMMARY OF PROPOSAL The Petitioner proposes to demolish the existing fire station located on the parcel owned by the Village and construct a new fire station. Since the parcel owned by the Village is not large enough to support the new development, the Petitioner proposes to construct the fire station and parking lot on the adjacent parcel, which is owned by the Park District. State Statutes restrict the Park District's ability to sell property; therefore consolidation of the two lots was not practical. As a result, the petitioner and the River Trials Park District have signed a ground lease agreement allowing the Village to build the fire station on the southeast corner of the park district's parcel. Since the new fire station would be constructed on the park district's property, the proposal is required to comply with the use regulations in the C-R District. A fire station is a permitted use in the C-R District. The new fire station will be a full service fire station and offer the same services that it currently offers to the public, and will PZ-28-08 Planning & Zoning Commission Meeting January 22,2009 Page 3 also act as a training facility for Fire Department personnel. At its peak time, a maximum of five (5) employees will be stationed at the new fire station at the same time as training is offered. Site Plan The existing Fire Station # 14 on the Village parcel will maintain full operation until the new fire station is constructed. Upon completion of the new fire station, the existing building will be demolished and the fire personnel relocated to the new building. The vacated area would then be converted to green space and a storm water detention pond. The existing storage building would remain on the parcel for continued use as storage. The attached site plan illustrates the proposed layout for the development of the fire station and parking area on the Park District's parcel. The development consists of one building and a parking area to the west and north of the building. The existing tennis courts would remain on the site. The new fire station is required to comply with the Village Code's C-R bulk regulations. The following table compares the Petitioner's proposal to the C-R District's bulk requirements. The italicized text denotes items that require zoning relief from the Village Code's bulk regulations. C-R Conservation Recreation Proposed on Proposed District Park District Including Village Minimum ReQuirements Prooerty Property SETBACKS Front 50' 33' 33' 257' west 257' west Interior 50' 37' east 150' east Rear 50' 241 ' 241 ' HEIGHT 30' Maximum 30'4" Main roof 30'4" Main roof 41 '6" Hose Tower 41 '6" Hose Tower LOT COVERAGE 25% Maximum 27% 25% The Petitioner's proposal requires Variations to the front yard, side yard, building height, and lot coverage. The Variation requests to the side yard and lot coverage are a result of the existing property line that is shared between the Village and the Park District. Due to ownership issues, the Petitioner was unable to consolidate the two parcels that make up the Subject Property. If the parcels had been consolidated the shared property line would have been removed and there would be no need for the side yard and lot coverage Variations. The only Variations required would then be the front yard Variation and the height Variation. The Petitioner's proposed front yard setback is a result of a need to preserve as much of the open field on the northern part of the parcel as was required by the Park District through the leasing of the site. The requested Variation to the building height is a result of the use of the building for a fire station and need to provide a hose tower of sufficient height for required operations. Building Design The enclosed elevations indicate the architectural style of the proposed fire station. The architectural design of the fire station is intended to blend in with the surrounding residential areas. The primary building materials for the exterior elevations include face brick, glass, and stone veneer. The front elevation indicates an expansive use of a glass curtain wall and the use of aluminum store front system along with the face brick and stone veneer. The building would have three overhead doors on the south and north elevations for the fire apparatus vehicle bays. PZ-28-08 Planning & Zoning Commission Meeting January 22, 2009 Page 4 Three varying roof heights will be utilized to create visual interest to the building. The height of the main roof as measured at the midpoint would be thirty feet and four inches (30'4"). The highest roof would be forty-one feet and six inches (41 '6") to accommodate the hose tower. A height variation is requested to accommodate this taller building height. The attached interior floor plans indicate the fire station will have a partial basement, first floor, and a second floor. A multi purpose room, general storage room, service room, and an electrical room would make up the partial basement. The first floor would primarily consist of a lobby, bunk room, conference room, day room, kitchen/dining room, and the apparatus bay. The second floor would include a lobby, training rooms, and a fitness room. Site Access Access into the property from Kensington Road will not significantly change from the present conditions. The Subject Property is currently accessed by two access drives from Kensington Road. The Petitioner's proposal will still provide two access drives from Kensington, but in slightly different locations and larger in width than the existing. The principal access drive would be twenty-seven feet (27') wide and the second access drive would be approximately one hundred feet (100') wide to accommodate the three bay doors and a drive aisle that leads to the rear of the property. Although staff is supportive of the proposed access design, modifications can be made to improve the current design. Where possible the width of the one hundred foot (100') wide access drive should be reduced to limit the amount of pavement on the property. Additionally, the site plan illustrates a twenty foot (20') radius for the primary access drive and twenty-five foot (25') and twelve foot (12') radius for the second access drives leading to the bay doors. At the building permit stage, the curb returns to Kensington Road shall be increased to thirty feet (30') radius. Parking The Petitioner's proposal satisfies the required parking spaces for the fire station. Fire stations and training facilities are not specific uses listed in the Village Zoning Code parking schedule; however, a vocational/trade school is listed in the Code, which the proposed fire station will operate similar to when training classes are offered at the station. The Zoning Code parking requirement for a vocational/trade school is two (2) spaces for every three (3) employees, plus one (1) space per the maximum number of students who would attend classes. The Petitioner anticipates that five (5) employees would be stationed at the site and a maximum of thirty (30) individuals would be within the building for training. Therefore, a total of thirty-four (34) parking spaces would be required. The Petitioner's proposal provides thirty-four (34) parking spaces. It is Staffs understanding that the fire station would share the parking spaces with the park district on days that training would not take place, maximizing the parking lot use on weekends and evenings when the fire station is experiencing limited demand. Lot Coverage The C-R District has a maximum 25% lot coverage limitation. The Petitioner's Development sheet indicates that the project will have approximately 27% lot coverage on the park district's parcel; however, when considering the Village and Park District properties as one overall parcel, the development would comply with the 25% lot coverage. The project is subject to all development requirements as detailed in Sec. 15.402 of the Village Code. Landscape Plan The Petitioner's landscape plan indicates that a variety of new landscaping materials will be planted throughout the development. The landscape plan indicates that shade and evergreen trees will be the primary screening material around the perimeter of the Subject Property. A variety of plantings would be installed along the PZ-28-08 Planning & Zoning Commission Meeting January 22,2009 Page 5 foundation of the building. The proposed landscape improvements will significantly upgrade the plant materials located at the Subject Property and will provide for an attractive streetscape. A detailed landscaping plan wiII be required to be submitted for review at the building permit stage. The plantings for the detention pond shall incorporate native vegetation into the basin to encourage biodiversity and filtering/treatment of water. Stormwater Detention To provide stormwater detention for the area, the petitioner is proposing to construct a detention pond on the Village parcel, where the existing fire station would be demolished. The proposed detention pond is i1Iustrated as a geometric shape. The shape of the detention basin shall be modified to a more naturalized form and incorporate native vegetation. At the building permit stage, the proposed development will undergo a thorough review by the Engineering Division. Signage The attached drawings indicate a monument style sign that will extend out from the building at the southwest corner. The monument sign would be constructed out of face brick and have surface-mounted lettering identifying the Mount Prospect Fire Department. The proposed monument sign would be approximately fifty-one (51) square feet in size. Per the Village Sign Code, a freestanding sign can be a maximum of forty-five square feet (45 sq.ft.) in size up to twelve feet (12') high therefore the proposed sign would exceed the Code's requirement in size by 6.41 square feet. The monument sign wiII be required to be reduced in size in order to comply with the Sign Code. The elevation drawings illustrate a wall sign identifying the number fourteen (14) located on the limestone veneer wall on the front elevation of the building. The wall sign would be approximately twenty (20) square feet in size and would be less that the maximum permitted forty percent (40%) of the signable area. COMPREHENSIVE PLAN DESIGNATION AND ZONING The zoning of the property is C-R and the Village Comprehensive Plan designates the property as Open Space. The C-R district is intended to provide for the location of public parks, golf courses, swimming pools, community facilities, and other open-space uses or resources to serve the recreational needs of the citizens of the Village. Also, the Village's Comprehensive Plan's goal of Community Facilities, Parks, and Open Space is to provide a system of facilities that ensures for efficient delivery of public services and open space, enhancing the quality of life within the community. The applicable objectives of this section of the Comprehensive Plan require the VilIage to: F.1 Maintain a high quality level of fire and police protection throughout the Village. F.3 Ensure facilities and services are accessible to all people needing assistance. Therefore, the proposed development would be consistent with this designation and is appropriate for the area. GENERAL ZONING COMPLIANCE The parcel owned by the VilIage does not comply with the VilIage's zoning regulations. The property is zoned R- 4 Multi-Family Residence and contains the current Fire Station #14 and a shed. The use and the structure are considered legal nonconforming. Per the Zoning Code, a municipal building and facility is not a permitted use in the R-4 District. The fire station was built by the Forest River Fire Protection District at the time that the land was unincorporated. The Village annexed the property and took over the fire station in 1971. PZ-28-08 Planning & Zoning Commission Meeting January 22, 2009 Page 6 The existing Fire Station # 14 will be demolished once the new fire station is constructed on the parcel owned by the park district. The demolition of the current non-conforming fire station in the R-4 District would bring the property closer to compliance with the Zoning Code getting rid of the legal nonconforming use and structure. As previously noted, the new fire station on the park district's parcel would comply with the use regulations in the C-R District, but would not comply with the bulk regulations. A fire station is a permitted use in the C-R District and the proposal would require Variations to the front and side yard, height, and lot coverage. VARIATION STANDARDS The standards for a Variation are listed in Section 14.203.C.9 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a Variation. The following list is a summary of these findings: . A hardship due to the physical surroundings, shape, or topographical conditions of a specific property not generally applicable to other properties in the same zoning district and not created by any person presently having an interest in the property; . Lack of desire to increase financial gain; and . Protection of the public welfare, other property, and neighborhood character. The Petitioner researched alternative locations to construct a new fire station, but was not able to find a location that would be big enough, zoned properly, or affordable to construct. The Subject Property is the most feasible location to construct the fire station. It is zoned appropriately and is adjacent to the exiting fire station. The proposal would be consistent with the purpose of the CR District as listed in the Zoning Ordinance and the goal and objectives of the Open Space section of the Comprehensive Plan. Additionally, Village residents have strongly supported the construction of a fire station on the east side ofthe railroad tracks. The fire station will be a public benefit to the community and will not be detrimental to the public welfare or injurious to other property or improvements in the neighborhood. Circumstances related to the Park District's ability to sell or acquire additional property limited the ability to consolidate the two parcels into one. As previously stated, the existing shared property line between the park district's parcel and the Village parcel creates the need for the side yard and lot coverage Variations. If the parcels were able to be consolidated, the variations would not be required. Once developed, the two parcels will appear to be as one and would not present a hardship on adjacent parcels. The Variation requests to the front yard resulted from the park district's request to preserve as much of the exiting open field on the public park. The Variation request to the height resulted from the unique use of the building and the need for the operational height of the hose tower. Both variations are necessary in order to protect the public welfare of the community at large, and are designed in a manner to maintain the character of the surrounding residential neighborhood. RECOMMENDATION The proposed Variation requests meet the standards for such requests as listed in the Zoning Ordinance. Based on these findings, Staff recommends that the Planning and Zoning Commission approve the following motion: "To approve: A. Variation approval to allow: a. A maximum building height of 41 '6". PZ-28-08 Planning & Zoning Commission Meeting January 22, 2009 Page 7 b. A reduction in the required front yard building setback from 50 feet to 33 feet. c. A reduction in the required side yard setback from 50 feet to 37 feet along the east property line. d. An increase in the lot coverage from 25% to 27%. B. Prior to the issuance of a development permit, the petitioner shall provide final civil engineering drawings for review and approval by the Village. The engineering drawings shall include all site work including utilities, storm water detention, and associated improvements. C. Development of the site in general conformance with the site and landscape plans prepared by SRBL Architects LTD., dated October 31, 2008 and received by the Community Development Department on December 11,2008. D. Development of the elevations in general conformance with the building elevations prepared by SRBL Architects LTD., dated October 31, 2008 and received by the Community Development Department on December 11,2008. E. Prior to the issuance of a building permit, the petitioner shall submit revised photometric plans that satisfy the Village's code requirements for illumination. F. The Petitioner shall construct the building according to all Village Codes and regulations, including, but not limited to: the installation of automatic fire sprinklers, standpipes and a fire alarm systems located and constructed according to Development and Fire Code standards. G. A building permit, in accordance with the current regulations and requirements of the Village of Mount Prospect, must be issued within one (1) year from the date of adoption of the enabling ordinance by the Village Board which authorized the development proposal. The development approvals granted herein, without need for further action by any Village board, commission or official shall become null and void if no building permit is issued within the one (1) year requirement. H. Sign permits, in accordance with the Village's sign regulations, shall be issued for each proposed sign. The Village Board's decision is final for this case, 1924 & 2000 E. Kensington Road, Case No. PZ-28-008. I concur: William J. Cooney, AICP, Director of Community Development lit C:\Documcnts and Senings\LAngcll\Local SCltings\Tcmporul)' Jlltemcl Files\OLK9CF\PZ-28-08 192-1. 2000 E Kensington Road (V AR- Front Yard Side Yard Height Lot Coveragc).doc Village of Mount Prospect Fire Department TO: INTEROFFICE MEMORANDUM DIRECTOR OF COMMUNITY DEVELOPMENT, WILLIAM COONEY "&~. ~l t:1t FIRE CHIEF ~ ~ JANUARY 29, 2009 SUBJECT: PZ-2S-0S/ FIRE STATION #14/1924 & 2000 E. KENSINGTON ROAD VARIATIONS: FRONT YARD, SIDE YARD, HEIGHT, LOT COVERAGE DATE: FROM: On January 22, 2009 the Planning and Zoning Commission voted 5-0 that the Village Board approve the Fire Department's variation requests for the new Fire Station #14 to be located on Kensington Road. I am requesting that you waive the Village Board's second reading of PZ-28-08 and make the first reading on February 3rd the final one as well. Given the project's high profile, we have offered residents multiple opportunities to comment and ask questions regarding the new fire station. Residents have not only been extremely supportive of the project, especially the location, but they have also attended public meetings to ensure that the process does not slow down. There has not been any opposition from residents either during the public meetings or in private correspondence in regards to the Idcation of the station and the required variations. In fact, two residents that live just north of the new site came out to support the department in our request for site variations at the Planning and Zoning Commission meeting. If you have any questions or concerns about waiving the second reading please feel free to call so that we can discuss this matter. Thank you for your consideration. :>0 Michael Figolah c: Village Manger, Michael Janonis MF/cp 1:\Facilities Study - Phase 1 ProJecls\P&Z Submission\Waiver of VB Second Reading - CP (1-29-09).doc ., mla 01/29/09 ORDINANCE NO. AN ORDINANCE GRANTING VARIATIONS FOR PROPERTY LOCATED AT 1924 AND 2000 EAST KENSINGTON ROAD. MOUNT PROSPECT. ILLINOIS WHEREAS, the Petitioner, Village of Mount Prospect, have filed a petition for Variations with respect to property located at 1924 and 2000 East Kensington Road (U Property") and legally described as follows: Lots 1 and 2 in Forest Manor Unit No.3, being a subdivision in the Southwest Quarter and the Southeast quarter of Section 25. Township 42 North, Range 11, East of the 3fd Principal Meridian, according to the Plat of thereof registered in the Office of the Registrar of Titles of Cook County, Illinois, on July 31 st, 1964 as Document No. 2163902. (PIN # 03-25-409-055- 0000) -Also- Lot A of Corporate Subdivision No. 12, being a Subdivision of a part of Lot 4 described as follows: Commencing at the center of Foundry Road, 404.40 feet West of the center of River Road, (in center of the Creek); Continuing West 184.5 feet; thence running North at right angles 355 feet to the center of the creek; thence East and South in the center of the Creek to the Place of beginning in the center of Foundry Road in Owner's Subdivision of that part of the Southeast Quarter (1/4) of Section 25, Township 42 North, Range 11 East of the Third Principal Meridian, lying West of the center of West River Road, and South of the North 40 acres thereof, also all of the Southeast Quarter (1/4) of the Southwest Quarter (1/4) of said Section 25, (except the Right of Way of the Soo Railroad described as follows: beginning at the Southwest corner of said Southeast Quarter (1/4) of the Southwest Quarter (1/4); thence North on the West line of said Southeast Quarter (1/4) of the Southwest Quarter (1/4),265.37 feet; thence Southeast at an angle of 19 degrees, 1 minute with the last mentioned line, a distance of 280.06 feet to the South line of said Section 25, thence West 91.2 feet to the place of beginning), according to plat registered in the Office of the Registrar of Titles of Cook County, on Dec. 3, 1979, as Document Number 270560-79. (PIN # 03-25-400-019-0000) Property Index Numbers: 03-25-409-055-0000 and 03-25-400-019-0000) and; WHEREAS, the Petitioner seeks Variations to allow a maximum building height of 41' 6', a reduction in the required front yard building setback from 50 feet to 33 feet, a reduction in the required side yard setback from 50 to 37 feet along the east property line and an increase in the lot coverage from 25% to 27%; as shown on Exhibit "A" and; WHEREAS, a Public Hearing was held on the request for Variations being the subject of PZ-28-08 before the Planning and Zoning Commission of the Village of Mount Prospect on the 22nd of January 2009, pursuant to proper legal notice having been published in the Mount Prosoect Journal on the yth of January, 2009; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendation to the President and Board of Trustees in support of the requests, being the subject of PZ-28-08; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given consideration to the requests herein and have determined that the requests meets the standards of the Village and that the granting of the proposed Variations to allow (1) a maximum building height of 41' 6" (2) a reduction in the required front yard building setback from 50 feet to 33 feet (3) a reduction in the required side yard setback from 50 feet to 37 feet along the east property line and (4) an increase in the lot coverage from 25% to 27%, would be in the best interest of the Village. B NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS: .. SECTION ONE: The recitals set forth hereinabove are incorporated as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The Variations being the subject of this Ordinance are subject to the following conditions: A. Prior to the issuance of a development permit, the petitioner shall provide final civil engineering drawings for review and approval by the village. The engineering drawings shall include all site work including utilities, storm water detention, and associated improvements. B. Development of the site in general conformance with the site and landscape plans prepared by SRBL Architects LTD., dated October 31,2008 and received by the Community Development Department on December 11, 2008. C. Development of the elevations in general conformance with the building elevations prepared by SRBL Architects LTD., dated October 31,2008 and received by the Community Development Department on December 11, 2008. D. Prior to the issuance of a building permit, the petitioner shall submit photometric plans that satisfy the Village's code requirements for illumination. E. The Petitioner shall construct the building according to all Village Codes and regulations, including, but not limited to: the installation of automatic fire sprinklers, standpipes and a fire alarm systems located and constructed according to Development and Fire Code standards. F. A building permit, in accordance with the current regulations and requirements of the Village of Mount Prospect, must be issued within one (1) year from the date of adoption of the enabling ordinance by the Village Board which authorized the development proposal. The development approvals granted herein, without need for further action by any Village board, commission or official shall become null and void if no building permit is issued within the one (1) year requirement. G. Sign permits, in accordance with the Village's sign regulations, shall be issued for each proposed sign. SECTION THREE: The President and Board of Trustees of the Village of Mount Prospect do hereby grant Variations, to allow a fire station all as shown on the Site Plan dated October 31, 2008, a copy which is attached as Exhibit "A" and hereby made a part hereof. SECTION FOUR: The Village Clerk is hereby authorized and directed to record a certified copy of this Ordinance with the Recorder of Deeds of Cook County. SECTION FIVE: This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by law. AYES: NAYS: ABSENT: PASSED and APPROVED this day of February, 2009. Irvana K. 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