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HomeMy WebLinkAbout6. NEW BUSINESS 10/05/04 Village of Mount Prospect Community Development Department MEMORANDUM DATE: SEPTEMBER 28, 2004 TO: MICHAEL E. JANONIS, VILLAGE MANAGER DIRECTOR OF COMMUNITY DEVELOPMENT FROM: SUBJECT: PZ-38-04: CONDITIONAL USE (FINAL PLANNED UNIT DEVELOPMEN J 1500 S. BUSSE ROAD (LAKE PARK VILLAGE APARTMENTS) MICHAEL TOBIN - APPLICANT The Planning & Zoning Commission transmits their recommendation to approve a request for Conditional Use/Final Planned Unit Development approval (Case No. PZ-38-04) for the proposed condominium conversion of the existing Lake Park Village apartment complex located at 1500 S. Busse Road (the "Subject Property"). The Planning & Zoning Commission heard the request at their September 23, 2004 meeting. In June, the Village Board granted Preliminary Planned Unit Development (PUD) approval and relief from certain Village Codes as part of the Petitioner's proposal to convert the existing apartment complex into condominiums. However, the Petitioner was required to finalize the design of the parking lot, which included determining the final parking count and the maximum amount of lot coverage. In addition, the Preliminary PUD ordinance required the preparation of a final landscape plan. The Final PUD submittal includes a revised site plan and landscape plan. The final site plan includes 37 new parking spaces, resulting in a lot coverage of 64% (which is 2% more than the existing lot coverage). The final landscape plan tries to offset the increased lot coverage by providing entry focal points and additional landscape areas. The Planning & Zoning Commission discussed the Petitioner's request and asked questions relating to the amount of on-site parking, the condo conversion process, and cost/marketability of the units. The P&Z Commission noted that the proposal would benefit the community and provide affordable housing. The Planning & Zoning Commission voted 5-0 to recommend that the Village Board approve the Conditional Use permit for Final PUD approval and relief previously granted from Village regulations, Case No. PZ- 38-04, subject to the conditions listed in the Staff report. Please forward this memorandum and attachments to the Village Board for their review and consideration at their October 5, 2004 meeting. Staff will be present to answer any questions related to this matter. Ije H:IPLAN'J'lann;ng & Zon;ng COMMIP&Z 2004IMEJ MemosIPZ.¡8.04 ME) MEMO (lake p",k ,mage).doc MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-38-04 Hearing Date: September 23, 2004 PROPERTY ADDRESS: Lake Park Village 1500 S. Busse Road PETITIONER: Michael A. Tobin PUBLICATION DATE: September 8, 2004 Journal/Topics PIN#: 08-15-400-024-0000 REQUEST: Conditional Use - Final Planned Unit Development Approval MEMBERS PRESENT: Acting Chair Richard Rogers, Merrill Cotten, Joseph Donnelly; Leo Floros; Keith Youngquist MEMBERS ABSENT: Arlene Juracek, Matthew Sledz STAFF MEMBERS PRESENT: Michael Jacobs, AICP, Deputy Director of Community Development; Judy Connolly, AICP, Senior Planner INTERESTED PARTIES: Michael A. Tobin; Michael Lukich Chairperson Richard Rogers called the meeting to order at 7:35 p.m. Joseph Donnelly made a motion to approve the minutes of the August 26, 2004 meeting and Keith Youngquist seconded the motion. The minutes were approved 5-0. Mr. Rogers continued the PZ-26-04 Case to the October 28 meeting. After hearing another case, Mr. Rogers introduced Case No. PZ-38-04, a request for Conditional Use - Final Planned Unit Development Approval. He noted that the request would be Village Board final. Judy Connolly, Senior Planner, presented the case. She said that i June, the Village Board granted Preliminary Planned Unit Development (PUD) approval and relief from certain Village Codes as part of the Petitioner's proposal to convert the existing apartment units into condominiums. However, the Petitioner was required to finalize the design of the parking lot, which included determining the final parking count and the maximum amount of lot coverage. Also, the Preliminary PUD ordinance required a final landscape plan. The final design includes 37 new parking spaces and creates 64% lot coverage, which is 2% more than the existing amount of lot coverage. The landscape plan, however, tries to offset the increased lot coverage by providing entry focal points and landscape areas where possible. As part of the Preliminary PUD request, the Petitioner proposes to make several site improvements, which include, but are not limited to, remodeling the clubhouse, installing gazebos by the play lots, providing stormwater detention, installing more landscaping where possible, constructing a fence along the CornEd easement as requested by the Police Department, and making general repairs to the property as needed. In addition, the Petitioner is required to install parking lot lights and has submitted a lighting plan that specifies lighting levels only for a portion of the development. The plan indicates that the proposed light levels would slightly exceed the Village's lighting regulations. However, the plan is incomplete because it does not include light levels for the perimeter of the parking lot. The Preliminary PUD approval granted some flexibility regarding light levels to help address security concerns raised by the Village's Police Department. Staff reviewed the Petitioner's plan and found that the proposed lighting is appropriate for this site and that slightly brighter light levels would help address some security issues. However, the lighting plan needs to include light levels for the entire site so the Police Department may confirm Planning & Zoning Commission Arlene Juracek, Chairperson PZ-38-04 Page 2 that the proposed and/or existing lights would provide the appropriate lighting levels. The Petitioner is required to submit a complete photometric plan as part of their building permit application. Other departments have reviewed this case and did not object to the Petitioner's requests. However, some departments had comments on the application. Comments not included as part of the Preliminary PUD are from the Environmental Health Department, which enforces the Village's property maintenance regulations. The Environmental Health Department noted that the Petitioner must address all of the Subject Property's existing property maintenance violations, including but not limited to, installing new roofs on the buildings and garages, repairing the parking lot, and tree trimming. To recap, as part of the Preliminary PUD approval the Petitioner received the following relief from Village regulations: 1) 2) 3) 4) 5) 6) A Development Code Exception to provide 0.5 to 0.7 acre feet of on-site storm water detention; A reduction in the required amount of private property landscaping; Variation for the Side and Rear Setbacks; Variation for the design of the off-street parking lot; Variation for the amount of off-street parking; and Variation for lot coverage. As part of the Final PUD process the Petitioner has submitted the following information: I) Lighting levels that indicate an A vglMin lighting level of 2.9 foot-candles and an A vg/Max ratio of 4.1 footcandles for portions of the parking lot; Final Lot Coverage calculation of 64%; Final on-site parking count of291 parking spaces; and Final Landscaping improvements. 2) 3) 4) In order to approve the Final PUD, it has to meet the standards for conditional uses, which are listed in the Zoning Ordinance. Ms. Connolly reviewed the standards for a Conditional Use that are listed in the Zoning Ordinance. The proposed Final PUD specifies the amount of on-site parking that would be provided, proposed lot coverage, and depicts a portion of the parking lot lighting levels. The scope of the project has not changed significantly from the Preliminary PUD proposal. The project continues to meet the standards for a Conditional Use subject to completing the proposed improvements because the development would not have a detrimental effect on the adjacent properties, or adversely impact the enjoyment or value of properties in the vicinity. Also, the Petitioner proposes to provide stormwater detention, install fire sprinklers, and make interior, exterior, and site improvements that meet the intent of the Village Code. The proposed use complies with the Village's Comprehensive Plan and Zoning Ordinance, and improvements would be made according to Village regulations. Based on these findings, the proposed Final PUD and relief from Village Code previously granted meet the standards for a Conditional Use. Staff recommends approval of the Final PUD and related relief previously granted, subject to the following conditions: 1) Development of the site as noted in the booklet prepared by BW Phillips, titled 'Lake Park Village Apartments Budgetary Information For Condominium Conversion' date stamped May 11, 2004, but revised to include: a) Parking lot and site lighting as required by Sec. 14.2219 of the Zoning Ordinance that reflects lighting levels approved by the Police Department; Planning & Zoning Commission Arlene Juracek, Chairperson PZ-38-04 Page 3 b) Installation of perimeter curb and gutter as required by the Development Code; c) Installation of a 6' wrought iron fence in a brick base (or a similar base to ensure the integrity the fence) along the ComEd right-of-way; d) Compliance of all outstanding property maintenance issues, including, but not limited to: installing new garage roofs; parking lot surface improvements; and tree trimming. 2) Development of the site in accordance with the Tree Removal Plan, Pond Planting Plan, Entrance Landscape Plan, and Landscape Plan prepared by Clarence Davids & Co., dated August 23, 2004, and the Plant Legend submitted by Clarence Davids & Co., dated September 10,2004. 3) Development of the site in accordance with the Preliminary Site Engineering Plans (5 sheets) prepared by Gewalt Hamilton Associates, Inc. (sheets 1, 3-5 dated August 18, 2004 and sheet 2 dated August 16, 2004); 4) Installation of a Fire Sprinkler system and fire alarm system as approved by the Village's Fire Chief; 5) Converting all the buildings to condominiums in no more than 2-years; and 6) Completing the Condominium Conversion Plat Procedures as outlined in the Village's Subdivision Code (Section 15.307.B) Mr. Rogers had questions regarding handicapped parking and Ms. Connolly clarified the rules for buildings of less than four stories. Michael Tobin, Northern Realty, 33 N. Dearbom, Suitel200, Chicago, was sworn in as representative of the Lake Park Village. He said Ms. Connolly had done a superb job in presenting the case and did not have much to add. He said the buildings were being completely refurbished and when completed would look as good as a forty year old complex could look. Mr. Floros asked about the parking. Mr. Tobin said their ratio, 1.8 per unit, is higher than most for complexes of their size. He said this will be a very affordable complex and most people will have just one car. The spaces will not be sold or deeded, but they will be assigned. Mike Lukich, Gewalt Hamilton, was sworn in and testified that the new sewer pipe being installed is not bypassing the detention pond but will detain more water before reaching the pond. Mr. Donnelly asked if there will be a locked gate to access the playground and was told there would be if Staff required it. Mr. Cotten asked if there would be one association for the entire complex and Mr. Tobin said yes, that the management would manage the complex until the entire complex was sold and then turn it over to one association within the two- year time limit. Keith Youngquist made a motion to recommend that the Village Board approve the request for Conditional Use - Final Planned Unit Development Approval for the property located at 1500 S. Busse Road, Lake Park Village, Case No. PZ-38-04, subject to the six conditions listed in the Staff report. Joseph Donnelly seconded the motion. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, Youngquist and Rogers NAYS: None Motion was approved 5-0. At 8:00 p.rn., Keith Youngquist made motion to adjourn, seconded by Merrill Cotten. The motion was approved by a voice vote and the meeting was adjourned. Judy Connolly, AICP, Senior Planner CIDocuments and SettingslkdewislLocal SettingslTemporary Internet FilesIOLK2IPZ.38.04 1500 S Busse Lake Park Village.doc Village of Mount Prospect Community Development Department CASE SUMMARY - pz- 38-04 LOCATION: PETITIONER: OWNER: PARCEL #s: LOT SIZE: ZONING: LAND USE: REQUEST: 1500 S. Busse Road (Lake Park Village) Michael A. Tobin, Northern Realty Group, Ltd. Michael A. Tobin, Northern Realty Group, Ltd. 08-15-400-024-0000 9.2 acres (approximately) R4 Multi-Family Residence Apartment Complex Conditional Use - Final Planned Unit Development Approval LOCATION MAP Ma~ noHa Lane '"' .... ~ ~ '"' 0:: '" .., - '" .... '" .., - ~ £: £:t ~ ~~E""~ ~ËËËË Ë ::""".N=""".N=~""'N= _NNNNN- - ==== .. .... .... .... .... .... .... .... .... ........ ................ ~ ----- - ---- !ì ~ ~ ~ Dempster Street 1429 1431 1433 1435 "0 1437 g 1439 ~ 1441 ~ 1443 ~ ; 1445 ~ 1407 1409 1411 1413 1415 1417 1419 1421 1423 1425 1427 1501 1505 ~ MEMORANDUM Village of Mount Prospect Community Development Department TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION ARLENE JURACEK, CHAIRPERSON FROM: JUDY CONNOLLY, AICP, SENIOR PLANNER DATE: SEPTEMBER 16, 2004 HEARING DATE: SEPTEMBER 23, 2004 SUBJECT: PZ-38-04: CONDITIONAL USE (FINAL PUD) LAKE PARK VILLAGE - 1500 S. BUSSE ROAD BACKGROUND A public hearing has been scheduled for the September 23, 2004 Planning & Zoning Commission meeting to review the application by Michael A. Tobin (the "Petitioner") regarding the property located at 1500 S. Busse Road (the "Subject Property"). As part of the proposed Condominium Conversion the Petitioner has requested Final Planned Unit Development approval that specifies: I) the amount of on-site parking, 2) lot coverage, and 3) landscaping to be installed. The P&Z hearing was properly noticed in the September 8, 2004 edition of the Journal Topics Newspaper. In addition, Staff has completed the required written notice to property owners within 250-feet and posted a Public Hearing sign on the Subject Property. PROPERTY DESCRIPTION The Subject Property is located on the west side of Busse Road, between Pheasant Trail and Dempster Street, and contains an existing apartment complex. The complex consists of two building clusters (containing a total of 16 individual buildings), an outdoor swimming pool and club house, parking garages, and a surface parking lot. The Subject Property is zoned R4 Multi-Family Residence and is bordered to the north and west by the RX Single- Family District (Timberlake Apartments and Colonial Green Apartments respectively), to the east by the RA Single-Family District, and to the south by the RI Single-Family District (ComEd Easement). SUMMARY OF PROPOSAL As you may recall, the Petitioner (who is also the property owner) proposes to convert the existing apartment units into condominiums. In June 2004 the Village Board granted Preliminary Planned Unit Development (PUD) approval and relief from certain Village Codes. However, the Petitioner was required to finalize the design of the parking lot, which included determining the final parking count and the maximum amount of lot coverage. The Petitioner has since submitted plans that identifY new parking spaces, landscaping that needs to be removed, and identified the maximum amount of lot coverage required to implement the proposed site improvements. Site Improvements The Petitioner proposes to make several site improvements, which include, but are not limited to, remodeling the clubhouse, installing gazebos by the play lots, providing stormwater detention, installing more landscaping where possible, constructing a fence along the CornEd easement as requested by the Police Department, and making general repairs to the property as needed. PZ-38-04 Planning & Zoning Commission meeting September 23,2004 Page 3 Stormwater Detention: As part of the Preliminary POD approval, the Village Board approved an Exception from the Development Code and allowed the Petitioner to provide 0.50-0.70 ac-ft. The Petitioner has submitted additional Engineering plans that provide specifics on the storm water detention design. The Village's Engineering Department reviewed the plans and indicated that additional information must be submitted as part of the Building Permit application. The final design may be modified to address Engineering's comments, but the Petitioner will provide the approved 0.5-0.7 ac-ft volume of storage. Parking & Lot Coverage The existing development consists of 168 one and two-bedroom units and contains a total of 254 parking spaces. The Village Code requires 2 parking spaces per unit, which results in a total of 336 required parking spaces. The Petitioner proposes to provide a total of291 parking spaces (including 37 new parking spaces) by removing existing landscape islands and expanding the parking lot. While this reduces the parking deficiency, it increases the amount of lot coverage. The site has an existing lot coverage of 62%, while the Village's Zoning Ordinance allows a maximum lot coverage of 50% within the R-4 District. The addition of 37 parking spaces would result in an increase of lot coverage by 2%. Although the current parking and lot coverage amounts do not comply with Village regulations, they are existing conditions and allowed to remain. However, the Village Code requires the development to meet an current code requirements because it will be converted to condominiums. As you are aware, the Petitioner received Variation approval for the parking deficiency and excess lot coverage as part of the Preliminary POD approval. The Petitioner has reassessed the parking situation since June 2004 and determined that the additional parking spaces are necessary. The Petitioner's Final POD submittal includes 291 parking spaces and a lot coverage of 64%. Staff has other options for providing more parking spaces; however, installing the parking spaces would involve significant cost and disturbance to the site, with the potential to adversely impact the character of the site. Parkin!? Lot Lighting: The Petitioner is required to install parking lot lights as detailed in Sec. 14.2219 of the Zoning Ordinance. The Petitioner submitted a lighting plan that specifies lighting levels only for a portion of the development. The attached plan indicates that the proposed light levels would slightly exceed the Village's lighting regulations. However, the plan is incomplete because it does not include light levels for the perimeter of the parking lot. As you recall, the Preliminary PUD approval granted some flexibility regarding light levels to help address security concerns raised by the Village's Police Department. Staff reviewed the Petitioner's plan and found that the proposed lighting is appropriate for this site and that slightly brighter light levels would help address some security issues. However, the lighting plan needs to include light levels for the entire site so the Police Department may confirm that the proposed and/or existing lights would provide the appropriate lighting levels. The Petitioner is required to submit a complete photometric plan as part of their building permit application. REVIEW BY OTHER VILLAGE DEPARTMENTS Other departments have reviewed this case and did not object to the Petitioner's requests. However, some departments had comments on the application: >- Environmental Health Department - The Environmental Health Department, which enforces the Village's property maintenance regulations, noted that the Petitioner must address all of the Subject Property's existing property maintenance violations, including, but not limited to, installing new roofs on the buildings and garages, repairing the parking lot, and tree trimming. PZ-38-04 Planning & Zoning Commission meeting September 23,2004 Page 4 ~ Police Department - The Police Department supported the parking lot lighting levels indicated on the submitted lighting plan, and noted that a 6' wrought iron fence in a 2' brick base to be installed along the ComEd right-of-way needs to be included as part of the building permit process. ~ Engineering - The Engineering Division noted that the Village Code requires the installation of perimeter curb and gutter, which may be addressed as part of the building permit process. Also, streetlights within the public right-of-way are required (Sec. 15.402.E). In this case, the street is under lOOT jurisdiction and lOOT typically does not allow streetlights to be installed sporadically along any R-O- W under their jurisdiction. Therefore, a covenant may be established guaranteeing that the Petitioner fund "his portion" of the streetlight installation at such time the lights are installed. Also, the Engineering Division advised that the Petitioner review Chapter IS, Article IV of the Village Code prior to applying for building permits to ensure the Petitioner is aware of and complies with the requirements for this site. ~ Fire Department - The Fire Department noted that the site must meet all applicable codes, including, but not limited to, the installation of sprinklers and fire alarms. ~ Village Manager's Office- The Village Manager's Office reiterated their previous comment that relief from Village Code requirements is contingent upon approval of the condo conversion; if the site does not convert to condominiums, the zoning relief approvals would be revoked. APPROVAL PROCESS As part of the Preliminary PUD approval the Petitioner received the following relief from Village regulations: 1) A Development Code Exception to provide 0.5 to 0.7 acre feet of on-site storm water detention; 2) A reduction in the required amount of private property landscaping; 3) Variation for the Side and Rear Setbacks; 4) Variation for the design of the off-street parking lot; 5) Variation for the amount of off-street parking; and 6) Variation for lot coverage. As part of the Final PUD process the Petitioner has submitted the following information: I) Lighting levels that indicate an AvglMin lighting level of 2.9 footcandles and 4.1 footcandles for portions of the parking lot; 2) Final Lot Coverage calculation of 64%; 3) Final on-site parking count of291 parking spaces; and 4) Final Landscaping improvements. an A vglMax ratio of REQUIRED FINDINGS Conditional Use Standards - The standards for conditional uses are listed in Section 14.203.F.7 of the Village Zoning Ordinance. The section contains seven specific findings that must be made in order to approve a conditional use. These standards relate to: . The conditional use will not have a detrimental effect on the public health, safety, morals, comfort or general welfare; PZ-38-04 Planning & Zoning Commission meeting September 23, 2004 Page 5 . The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; Adequate provision of utilities and drainage and design of access and egress to minimize congestion on Village streets; and Compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. . . The proposed Final PUD specifies the amount of on-site parking that would be provided, proposed lot coverage, and depicts a portion of the parking lot lighting levels. The scope of the project has not changed significantly from the Preliminary PUD proposal. It continues to meet the standards for a Conditional Use subject to completing the proposed improvements because the development would not have a detrimental effect on the adjacent properties, or adversely impact the enjoyment or value of properties in the vicinity. Also, the Petitioner proposes to provide storm water detention, install fire sprinklers, and make interior, exterior, and site improvements that meet the intent of the Village Code. The proposed use complies with the Village's Comprehensive Plan and Zoning Ordinance, arid improvements would be made according to Village regulations. RECOMMENDATION Based on the above analysis, the proposed Final PUD and relief from Village Code previously granted meet the standards for a Conditional Use. Staff recommends approval of the Final PUD and related relief previously granted, subject to the following conditions: I) Development of the site as noted in the booklet prepared by BW Phillips, titled 'Lake Park Village Apartments Budgetary Information For Condominium Conversion' date stamped May II, 2004, but revised to include: a) Parking lot and site lighting as required by Sec. 14.2219 of the Zoning Ordinance that reflects lighting levels approved by the Police Department; b) Installation of perimeter curb and gutter as required by the Development Code; c) Installation of a 6' wrought iron fence in a brick base (or a similar base to ensure the integrity the fence) along the ComEd right-of-way; d) Compliance of all outstanding property maintenance issues, including, but not limited to: installing new garage roofs; parking lot surface improvements; and tree trimming. 2) Development of the site in accordance with the Tree Removal Plan, Pond Planting Plan, Entrance Landscape Plan, and Landscape Plan prepared by Clarence Davids & Co., dated August 23, 2004, and the Plant Legend submitted by Clarence Davids & Co., dated September 10, 2004. 3) Development of the site in accordance with the Preliminary Site Engineering Plans (5 sheets) prepared by Gewalt Hamilton Associates, Inc. (sheets 1,3-5 dated August 18,2004 and sheet 2 dated August 16,2004); 4) Installation of a Fire Sprinkler system and fire alarm system as approved by the Village's Fire Chief; 5) Converting all the b_uildings to condominiums in no more than 2-years; and 6) Completing the Condominium Conversion Plat Procedures as outlined in the Village's Subdivision Code (Section 15.307 .B). The Village Board's decision is final for this case. I COW~ . William J. Coon y, AICP, Dir ctor ofCommuOlty Development /jc H 'PLA>N'lannmg II; Zo'mg COMMlPII;Z 'OO.\S,aJTMcmoIPZ.38.n. ME.tO (L...c Pork. FINAL PUD) doc ~ Mount Prospect Public Works Department INTEROFFICE MEMORANDUM i) TREE cm I:SA TO: SENIOR PLANNER JUDY CONNOLLY FROM: PROJECT ENGINEER CHUCK LiNDELOF DATE: SUBJECT: SEPTEMBER 11, 2004 PZ-36-04; CONDO CONVERSION/PARKING VARIATION (lAKE PARK APARTMENTS; 1500 BUSSE ROAD) We have completed our review of the information submitted in support of the Petitioner's desire to convert the lake Park Apartments into condominiums. While we have no objection to the conversion, Section 15.401.E of the Village Códe requires that the site be brought into compliance with all Site Development regulations. These regulations are detailed in Section 15.402. The plans submitted include creation of some parking spaces and stormwater detention, but does not appear to be an attempt to bring the site into compliance with the Village parking and stormwater detention ordinances. Also, other Code requirements do not appear to have been addressed in these plans. Our comments are summarized below: 1. The Petitioner has indicated that 37 additional spaces will be created, for a total of 291 parking spaces on site. This is still 45 spaces short of the required 336. It appears that the Petitioner has maximized the number of parking spaces while minimizing the impact to the site and cost of construction. Opportunities exist to provide additional parking spaces (eliminating the two islands along Hatherleigh Court, paving a portion of the central landscaped area, etc.) but these would involve significant cost to the Petitioner and disturbance to the site. While we are confident that 45 more parking spaces may be provided, it is up to the Community Development Department and Village Board to determine if the need for these spaces warrants enforcing the Village Ordinances. 2. Parking spaces must be 18' long, unless sufficient space exists for the vehicle to overhang the front end of the space, in which case the spaces may be 16' long. However, it is not appropriate for a vehicle overhang to extend across a property line. Furthermore, although not shown on the plan, wooden fences exist along the north, west, and south property lines. Consequently, no overhang can be considered for the parking spaces along the perimeter of the site. The spaces Page 2 Lake Park Apartment Conversion PZ-36-04 September 11 , 2004 along White Chapel Drive are noted to be 16' long, and the spaces along Canford Cliffs Road and Knight's Bridge Drive are noted to be 17'. 3. The following drive aisle widths are less than 24', and so are not adequate for two-way traffic: A. Hatherleigh Court (north) is noted to be 20' wide. B. Hatherleigh Court (south) is noted to be 18.7' wide. C. White Chapel Drive is noted to be 24.67' wide at the west end, but seems to taper to less than 24' toward the east end. D. Canford Cliffs Road is noted to be 23.64' wide. 'f4.section 15.402.B requires that stormwater detention be provided for the site. A summary of the stormwater detention calculations is included on the plan. The comments listed below are based on this summary, but will be verified upon submittal of complete calculatio~ ~+ -\\~u ~ ?t'(ý\I\ìt A. The plan notes 2.51 ac-ft of storage required, but only a potential for 0.5 to 0.7 ac-ft of storage to be provided. How was this potential storage determined? B. The plan notes an existing normal water level (NWL) of 685.80 and an existing high water level (HWL) of 686.59. Is it the intent to maintain this HWL under the proposed conditions? The HWL is based upon the weir elevation, but is less than l' above the NWL. It appears that it may be possible to modify the weir to increase the HWL and provide additional storage. The limits of the HWL should be delineated on the plan. C. The plan includes conflicting notes stating that a 4" and a 10" restrictor will be provided at the control structure. This must be clarified. D. The existing storm sewer system shown on the plan is not complete. E. The plan shows 230' of 12" RCP to be installed along Hatherleigh Court (north) to connect an existing catch basin to the outflow control structure. What is the function of this pipe? The existing catch basin should drain directly to the pond. F. The plan notes "the proposed storage is dependent upon a portion of the existing area being made tributary to the pond by rerouting sections of the existing storm sewer". These sections should be included on the plan. Page 3 lake Park Apartment Conversion PZ-36-04 September 11 , 2004 The following comments were made in our review dated March 30, 2004. The plan does not address these comments, and so they are reiterated below: 5. Section 15.402.0 requires that parking lot lighting be provided. The plan does not note any lights, so lighting meeting the photometric standards contained in Chapter 14 would have to be provided. 6. Section 15.402.E requires the installation of streetlights within the public right of way adjacent to the site. However, the Illinois Department of Transportation (lOOT) will typically not allow streetlights to be installed sporadically along any right of way under their jurisdiction. As an alternative, a covenant may be established guaranteeing that the Petitioner will fund "his portion" of the streetlight installation at such a time as the lights are installed. 7. Section 15.502.E requires the petitioner to pay a fee for the planting of parkway trees in the public right of way along the site. This fee is $400 per tree, and shall be based upon the number of planting sites along Busse Road as determined by the Village Forestry Division. 8. It is unclear from the plat if the site complies with the standards required by the Americans with Disabilities Act (ADA) with regard to handicap parking spaces and ramps. This must be verified, and corrected as appropriate. For a complete detailed listing of the requirements for this site, we urge the Petitioner to consult Chapter 15, Article IV of the Village Code. Specific construction standards may be found in Chapter 16 of the Village Code. Please feel free to call if you have any questions. Chuck Lindelof C:\Win2kProfiles\JConnoll\Local Settings\Temporary Internet Files\OLK65\Com-1.doc ORDINANCE NO. 5440 AN ORDINANCE GRANTING A CONDITIONAL USE IN THE NATURE OF A PRELIMINARY PLANNED UNIT DEVELOPMENT AND RELIEF FROM VILLAGE CODE REGULATIONS FOR PROPERTY COMMONLY KNOVVN AS 1500 SOUTH BUSSE ROAD Passed and approved by the President and Board of Trustees the 15th day of June, 2004 Published in pamphlet form by authority of the corporate authorities of the Village of Mount Prospect, Illinois, the 16th day of June, 2004 ....._...._..ft...ft_."._,...~........................~".ft."'--"""""""'-"'~'-"'-""'-""""""""" . - _.._...._.__...._...._.__.._..._..._._-......._..._--~~._.-_.,,.,.-.....--- kad 6/2/04 ORDINANCE NO. 5440 AN ORDINANCE GRANTING A CONDITIONAL USE IN THE NATURE OF A PRELIMINARY PLANNED UNIT DEVELOPMENT AND RELIEF FROM VILLAGE CODE REGULATIONS FOR PROPERTY COMMONLY KNOWN AS 1500 SOUTH BUSSE ROAD WHEREAS, Michael A. Tobin (hereinafter referred to as Petitioner), has filed a petition for a Conditional Use permit in the nature of a Preliminary Planned Unit Development and relief from Village Code regulations with respect to property generally known as 1500 South Busse Road, (hereinafter referred to as Subject Property); and WHEREAS, the Subject Property is legally described as follows: The East 582 feet as measured at right angles to the East line thereof of that part of Lot 2 in Edward Busse's Division of part of the Southeast Quarter of Section 15 and the Northeast Quarter of Section 22, Township 41 North, Range 11, East of the Third Principal Meridian, according to the plat thereof recorded in the Recorder's Office of Cook County, Illinois, December 17,1919 as document number6696216, lying South of the North 759.54 feet thereof, as measured on the East and West lines of said Lot 2 and lying Northerly of a line drawn from a point on the West line of the East Half of the Southeast Quarter of said Section 15; 335.56 feet North of the Southwest corner of said East half of the Southeast Quarter to a point on the East line of said Lot 2, 539.80 feet North of the South line of said Section 15 (as measured along the East line of said Lot 2}in Cook County, Illinois. PIN: 08-15-400-024-000 WHEREAS, Petitioner desires a preliminary Planned Unit Development approval providing for the long-term conversion to condominiums of a 168 unit apartment development; and WHEREAS, a Public Hearing was held on the requests for a Conditional Use permit including relief from Village Code regulations, designated as P&Z Case No. 12-04ti, before the Planning and Zoning Commission of the Village of Mount Prospect on the 27 day of May, 2004, pursuant to due and pro~er notice. having been published in the Mount Prospect Journal and Topics on the 12 day of May, 2004; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the President and Board of Trustees of the Village of Mount Prospect; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have considered the requests of P&Z 12-04 and have determined that the best interests of the Village of Mount Prospect would be served by granting to the Subject Property the Conditional Use permit including relief from Village Code regulations as requested in P&Z 12-04. ~ """"""""""""""---'------'-'-"'----"---'"", NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: The recitals set forth above are incorporated as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The Conditional Use is subject to the following conditions prior to Fina¡ PUD approval: 1) Development of the site as noted in the booklet prepared by BW Phillips, titled 'Lake Park Village Apartments Budgetary Information For Condominium Conversion' date stamped May 11, 2004, but revised to include: a) Parking lot and site lighting as required by the Police Department and detailed in Sec. 14.2219 of the Zoning Ordinance; b) Installation of perimeter curb and gutter as required by the Development Code; c) Installation of a 6' wrought iron fence in a 2' brick base (or a similar base to ensure the integrity the fence) along the CornEd right-of-way; 2) Installation of a Fire Sprinkler system and fire alarm system as approved by the Village's Fire Chief; 3) Submission of a detailed landscape plan as required by the Landscape Ordinance; 4) Submission of a Tree Survey that identifies which trees and their condition that would have to be removed to accommodate additional parking; 5) Conversion of all the buildings to condominiums in no more than 2 years; and 6) Completion of the Condominium Conversion Plat Procedures as set forth in the Village's Subdivision Code (Section 15.307:8). SECTION THREE: That the President and Board of Trustees of the Village of Mount Prospect do hereby grant relief from Village Code regulations, as provided in Section 14.203.C.7 of the Village Code, to allow: 1} Less than the required amount of off-street parking spaces (final amount to be determined subject to the Tree Survey findings); 2) Design of the off-street parking lot as it currently exists (documented on the Petitioner's Site Plan prepared by Gewalt Hamilton dated April 14, 2004); 3) More than 50% lot coverage (final amount to be determined subject to the Tree Survey findings)' 4) The existing parking lot and garage setbacks (documented on the Petitioner's Site Plan prepared by Gewalt Hamilton dated April 14, 2004); 5) Less than the required amount of private property landscaping (final amount to be determined based on the Landscape Plan to be submitted); 6) 0.5 to 0.7 acre feet of on-site stormwater detention. "'~-~-~'~~~">""'~""'","-'m~....-_....._-~.. . --"-'-"".~............_....._-- , . SECTION FOUR: 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: Corcoran, Hoefert, Skowron, Zadel NAYS: None ABSENT: Lohrstorfer, Wilks PASSED and APPROVED this 15th day of June, 2004. ....----...-.-...- - ----'--'-'---""-----...... """""""""""""-""--""-,-,---, m'~'.. ,"."....-...........,..............%"/f.'.'.'.""<."..'."....'.......' . "'~;. ,', '..,' RUSSELL M. BARNETT DANIEL P. BLONDIN WILLIAM G. RAYSA JOHN J. ZIMMERMANN MICHAEL F. ZIMMERMANN CAROLYN V. LEES ERWIN W. JENTSCH DELBERT L. ULREICH RAYSA MMERMANN, LLC ATTORNEYS AT LAW Via Facsimile & First Class Mail Mr. William Cooney, Director Ms. Judy Connolly, Senior Planner Department of Community Development Village of Mount Prospect 100 S. Emerson Mount Prospect, IL 60056 September 28, 2004 Re: Lake Park Village, Conditional Use Permit for Final P.U.D. Dear Mr. Cooney and Ms. Connolly: On behalf of Lake Park Associates, LLC, I request that the Village Board waive the first reading of the Ordinance granting final PUD approval at the October 5, 2004 meeting. My client desires to make the building improvements and begin the conversion process as soon as possible. Final action on the PUD ordinance taken on October 5th, instead of October 19th, will greatly facilitate that process. The Village Board's consideration in that regard is appreciated. If you have any questions, please do not hesitate to call. Thank you for your courtesy. Sincerely, Raysa & Zimmermann, LLC MFZ:jmp cc: Everett M. Hill, Klein Thorpe & Jenkins Michael Tobin, Northern Realty Group 22 SOUTH WASHINGTON AVENUE PARK RIDGE, ILLINOIS 60068 T: 847-268-8600 F: 847-268-86 t 4 k kad/bh 9/29/04 ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE IN THE NATURE OF A FINAL PLANNED UNIT DEVELOPMENT FOR PROPERTY COMMONLY KNOWN AS 1500 SOUTH BUSSE ROAD WHEREAS, Michael A. Tobin (hereinafter referred to as Petitioner), has filed a petition for a Conditional Use permit in the nature of a Final Planned Unit Development with respect to property generally known as 1500 South Busse Road, (hereinafter referred to as Subject Property); and WHEREAS, the Subject Property is legally described as follows: The East 582 feet as measured at right angles to the East line thereof of that part of Lot 2 in Edward Busse's Division of part of the Southeast Quarter of Section 15 and the Northeast Quarter of Section 22, Township 41 North, Range 11, East of the Third Principal Meridian, according to the plat thereof recorded in the Recorder's Office of Cook County, Illinois, December 17,1919 as document number 6696216, lying South of the North 759.54 feet thereof, as measured on the East and West lines of said Lot 2 and lying Northerly of a line drawn from a point on the West line of the East Half of the Southeast Quarter of said Section 15; 335.56 feet North of the Southwest corner of said East half of the Southeast Quarter to a point on the East line of said Lot 2, 539.80 feet North of the South line of said Section 15 (as measured along the East line of said Lot 2) in Cook County, Illinois. PIN: 08-15-400-024-000 WHEREAS, Petitioner desires a Final Planned Unit Development approval providing for the long-term conversion to condominiums of a 168 unit apartment development; and WHEREAS, a Public Hearing was held on the requests for a Conditional Use permit including relief from Village Code regulations, designated as P&Z Case No. 38-04, before the Planning and Zoning Commission of the Village of Mount Prospect on the 23rd day of September, 2004, pursuant to due and proper notice having been published in the Mount Prospect Journal and Topics on the 8th day of September, 2004; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the President and Board of Trustees of the Village of Mount Prospect; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have considered the requests of P&Z 38-04 and have determined that the best interests of the Village of Mount Prospect would be served by granting to the Subject Property the Conditional Use permit which includes relief from Village Code regulations as requested in P&Z 12-04, Ordinance 5440. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: The recitals set forth above are incorporated as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. ¿ SECTION TWO: The Conditional Use Permit in the nature of a Final Planned Unit Development being subject of this Ordinance is subject to the following Conditions: 1) Development of the site as set forth in the booklet prepared by BW Phillips, titled 'lake Park Village Apartments Budgetary Information For Condominium Conversion' date stamped May 11, 2004, but revised to include: a) Parking lot and site lighting as required by the Police Department and detailed in Sec. 14.2219 of the Zoning Ordinance; b) Installation of perimeter curb and gutter as required by the Development Code; c) Installation of a 6' wrought iron fence in a 2' brick base (or a similar base to ensure the integrity the fence) along the ComEd right-of-way; d) Compliance of all outstanding property maintenance issues, including, but not limited to: installing new garage roofs; parking lot surface improvements; and tree trimming. 2) Development of the site in strict accordance with the Tree Removal Plan, Pond Planting Plan, Entrance Landscape Plan, and landscape Plan prepared by Clarence Davids & Coo, dated August 23,2004, and the Plant legend submitted by Clarence Davids & Co., dated September 10, 2004. 3) Submission of Final Engineering Plans consistent with the Preliminary Site Engineering Plans (5 sheets) prepared by Gewalt Hamilton Associates, Inc. (sheets 1,3-5 dated August 18, 2004 and sheet 2 dated August 16, 2004) and development of the site in strict accordance with the Final Engineering Plans; 4) Installation of a Fire Sprinkler system and fire alarm system as approved by the Village's Fire Chief; 5) Conversion of all the buildings to condominiums in no more than 2 years; and 6) Completion of the Condominium Conversion Plat Procedures as set forth in the Village's Subdivision Code (Section 15.307:B). 7) In addition, changes to the physical components of the project may only be made as follows: A. Minor Field Changes. Minor changes in location or size shown on an exhibit may be approved, in writing, by the Director of Community Development. Typically, a minor field change will not involve a percentage change greater than 3%. However, not all changes of less than 3% shall necessarily be deemed to be minor. The determination of the Director of Community Development as to whether a change is a minor field change shall be final. Village Board Approved Changes. The Village Board may approve, without referral to the Plan & Zoning Commission, such other changes as it believes are in the best interest of the Village and which do not involve changes in actual numerical values set forth in the text of the Ordinance; and which do not have a substantial, direct impact on adjacent properties. The determination of the Village Board as to whether a requested change should be referred to the Plan & Zoning Commission shall be final. B. C. Changes Requiring a Public Hearing. Any change involving a size, quantity or other numerical value found in the text of the Ordinance or any change having substantial, direct impact on adjacent properties shall not be made except after a public hearing before the Plan & Zoning Commission. Additionally, the Village Board orthe Director of Community Development may refer any requested change to the Plan & Zoning .:J Commission for public hearing when either believes it would be in the best interest of the Village to do so. SECTION THREE: That the President and Board of Trustees of the Village of Mount Prospect granted relieffrom Village Code regulations in Ordinance 5440, as provided in Section 14.203.C.7 of the Village Code, to allow: 1) 291 off-street parking spaces; 2) Design of the off-street parking lot as it currently exists (documented on the Petitioner's Site Plan prepared by GeWalt Hamilton dated April 14, 2004); 3) 64% lot coverage; 4) The existing parking lot and garage setbacks (documented on the Petitioner's Site Plan prepared by GeWalt Hamilton dated April 14, 2004); 5) Less than the required amount of private property landscaping (final amount based on the Landscape Plan referenced above); 6) 0.5 to 0.7 acre-feet of on-site stormwater detention. SECTION FOUR: 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 2004. Gerald L. Farley Village President ATTEST: Velma W. Lowe Village Clerk C:\Con Use1500sbusseroad FINAL pud oct 2004.doc,bhill '. ., ..-..- 'y¡¡¡, ~~ /i!"Y- III iTií\' \ GEWALT HAMILTON ASSOCIATES. INC. Co"""-n,,, f);c""". "",roo; """""'..Dn~"""'H"~"OO"T.l"'""""'""""",, """"""""'" EXISTING CONDITIONS LAKE PARK VILLAGE CONDOMINIUMS BUSSE ROAD & DEMPSTER STREET MOUNT PROSPECT. ILLINOIS ~~?~~~J.:~~~:~ ""',.,t o.ii:~ SITI: A~E~TOTAL~ '.PER~OUS AREA » ~6' AC, PER.OUS AREA. 15' AC, TOTAl >It A"A . 9.20 AC, (62% '"""R.O..,,) TOTAL PARKtND PRO_D E)(ISjING PARKIN~ SUMMARY 25" 'INCluDES OJ' SURrACE SPACES ANO OJ GARAG< SPACES EXISTING/DEMO LEGEND "/Jii":Z/t/:/fU£NT ",""'VAt C=:J ,'caD','" ~ PCC S«"U<""""'-WAY A"""" ",MOY", fM.12 CO" .. CUm. .""'VAt BUTT JaNT 07"", UN' OR SE...-. "'MOVAt -,+-- .iliLl.l.1.U A8ANOONt:D O/lUTY STRuCTllP< ","OV'" TRCi: Œ lAND>CAP< "DlDVAt A"CHln"""'A' Pl""S sn.T FENCl: TRCi: _"CnoN FENCE ----- ~ ø EXISTI.!LG ~TORM""AjER MANAm¡M£lH N ~ I ¡ ¡ ! ¡ I I ,""RE IS NO 'OR"Al DE1(N""H sYS1(" CURRENTLY ON ~n:. THE EXlSnHD POND OOES HOT CONTAIN ANY c""mOl smUC,"". NO". All 51"'" ANO ""TARY SEW£R SHAll BE Tm~SED P~OR TO "HAl CML "" """". """"" """"DATi PROPERTY BOUNDARy "'ORMA "O" ,"OW" "ERE ON "AS SEEN OETERM'"ED BY OTHERS THE BOUNDAR' "'0'""" HEREON ANO Irs lOCA nON ~HH RESREc T TO PlAt"MC'RtCS ANO 'OPOGRAPHY ScR'IfYEO 5Y CfWALT HAU'LTOfi A"CO" res.NC 'S eASED SCl'" ON THE tN;ORUA!iON AS pRQV1DEO 3Y OTHERS AND ~AY OR MAY NOT BE AC:CRA TE (EWALT "'MILTON A"OC'A YEs. INC. MAKES "0 .REPRESENrATiON AS TO 'HE AC':O.RACY OF SUCH ""OR"ATION '"A RECOMMENDS MONUMENfAnGN OF ALL PRCo'R'" CORNERS FR'OF co "NAL DEStON AND/OR :OflSTRV:T,ON 'LL "ROROSEe 'MPROVEM,"" ARE '0 8E CCCATED AfiD COfiSToUCYEO Me" RESRECT ro T"E MONUMENTED 80UNOAR' """"-""" -~ ::::~.';:I ~'~Q' 2 """"" ~,~o~;;I\QŒ'-'Q Œ S ...." \:::- Yt;>; ~ GEWALT HAMILTON ASSOCIATES. INC CO"","", "",""" .~""""" ""on""'..Dn~"'~"H.".IL"""T.l"""""'"""""" """""'","'" "._..~._""~.'_....- - -"""'~'-"~"~."""-~ ..~~_..,..."--- ""~'" ..'-~ . "'~. ""M - ,.... -". -.- '- ~,.._... "n_'n. - OVERALL GEOMETRIC PLAN LAKE PARK VILLAGE CONDOMINIUMS BUSSE ROAD & DEMPSTER STREET MOUNT PROSPECT. ILLINOIS ""." OA~ PARKING ~UMMARY N'" " ,,"' ,- 17 ReM""" 168 ""IS ø 2 SPAa:S/IJ"'T. n6 TO'" PAR"Ne R<0<ßR1[0 (-liAC;Ti COOTi) TOTAl. PARK,"e £XISMe TOTAl. PARK,"e ""OI'OSriD n8 '" "". ,"auÐt:S '" £XlSfIN{; SURFAa: SPACTiS 23 GARAl< SP'l<S AM> 37 AOOI"""" SURFACTi SPAl« SIT.E...AREA TOTA!.S I""",.,JUS ARriA (EXlSn . ÆR_OIJS AREA (TiXlSn ,"", SITE AREA (m: WÆN_OUS) 5.69 AC HIAC. 9.20 AC "IMPERVIOUS AREA (PROP.) - PER-a/S AREA (PROP) rOTA< SUTi AREA (8"" 'NPER_OUS) "'AC. nSAC ",OAC. ',"eREASri OF .." SF FOR PAR"Ne INPRO'Æ""NTS PAVEMENLMARKING SLANDA!!D MARKI!iJ2 ¡YPF REFECFVCF (WKeD} ø CROSSWALK @ STOP BAR @ HANDICAPPED STALL @ STANDARD STALLS JB-!a 3B-!8 DE"" 3B-19 ALL PA YEMENT MARKINGS SHALL BE PLACED !N WNOARD .'R.m"'e TYPE PA(NT ALL DIMErlSIDN5 ARE TO BACK '.' CURB UNLESS W"D OTHEPalSE 'HI" !!~TORATI2.N, REFER rO4RCHI/FCn.JRAL DOCUMENTS LANDSCAPE PLAN PAV,EII/IENT REtlA,I!!LITATION. EN.CRE P.4,^UENT AREA SH4LL BE RESURFACED (REHRENCE DEW, SHEET 5) STORMWATER SUMMARY RTiOUIR,," RTi"'Sri RATE - 020 CFS/AC - 1.8' crs OCTENTION RTiOUlRTiO" ""'N""" POTEN"" " . 2.$1 AC-FT - 050-070 Ae-FT "XIS""" RE"N""" P""D TO RENA'N. Of'" 1O' RTiS/"/CTOR PRO-"'D AT C""TRa STRUeTUR[. THE fiXIS"NC SITE IS NOT rR16UTAn TO THE [XiSfIN{; p""o. ""'Ti PROPOSED STORAl< IS OTiPCNOC.T v- A POR""" OF "'Ti [X1S"Ne ARCA 8C'Ne "A'" TR16UTAR' TO THE POMJ 8' RTiROUnNe SEc"""S or "" EXlS"Ne sr"", SC""N. """'" ""-lIT' OA" illJ!!! WHI/F WHIlE YWOW F'Œ .",.~, I., ::;"~~,:;; I "";~". ~,~,~;; I ~._". LV 11 Q ~ ""'........ 3 Of 5 ..... iHJ! ~ i ff!f21 ~ì~ Ii ~ ~ 1I:? ¡¡§I} f ~ 0 fon Q 5' n. ~U\(; - ~f ~h tJ ~.. \) o. i~l&~ !i 1'3' ~ ;œ ~ -8Wll ~¡¡:- fu ~ I} ,Ii a I I f'~ ~ ~g~ '1 - J 'fl!h ~U F - ~ ~ f' ~ ~ iB J - I} g I - I} " ~ \1) - Q \) x f l s- f f 0 I I ..I 01 01 I I I I I ~ § + Ó +0 @ 0 + 0 0 ~ Ç.3 O'~ r '-'J' § ~-b 0 0 OÓ 0+ 0 0 0 0 0 + 0 0 « 0 0:: w UJ UJ :J CD Clke PClrk YIIIClge 1500 5. Suea.. Mt. Pl"ø~t. 11. Pond PIClntlng PICln North:ffi Scale: I" = 20' - 0' n...Jl 0' 10' 20' 40' ~L..ARENGe DAVIDS. GO. --'- ~ K l:r7th Stroot Planll.ld. 11- 605+01 (t>ðOJ 15'1 - 005!\ -c::,-"-- :::...~.~~=. -.'-.........-... ---"- - , "". -,..-. '.""'Ior1, date, ""f'loo to, date. Oøtð. 6=10« !>r'""" Iooj. sa ~.~."" p,.aJ8't e. O«~~ Moin Entron~ð - North '.. "^"<......... " - o",m, So..., '...' "-00_'_- . - .....- "'... 21 - """".. ,. - <off", m 6' 5 - ""-<"",,,' .... 5 - """"., . - 0.- ,.. ,. - o"",~ So.", '...' ASPHAlT Moln Entron~ð - .So\Jth .. - "^"<",,,,,"'" ,,- """"., '-0._'.. 22 - o,"",~ -'" or' ~~ SPHAlT ,. - ""J"" ""..., ,...' . - 0.- '". . - """".. . - "^"<",,,,,"'" I I ) 0 ID . - .""""_..... ',0_'0. '0' °,",",, ""..., ......." """"" "5 SqF>J 5 - """"., , . .,~< ... o..on 12 - -.-... Re.. "'°., . - -0-"- .... ","0., 5-,,^,,<""""""- okð Pork VIIIOgð 1500 S. 6u&... Mt. Pro.",.<.t, IL Entron~ð Londs~opð Pion No,.th,ffi SGals: I" = 10' - 0" lL.Jl 0' 5' 10' 20' GL.AReNoœ DAVlD5 . GO. --'- 29<100 I'l IZlth 5tr_t Pk:oL-1tIoId,11. ~ (~) j5q - oœ5 -~"""'-- =...:o¿:.~::.=... -.-....,.....,-... --.........- -,...-..- r..vI&lof" dato. ""P1o& to. dato. 0cU. &=/0<4 DrcwI i:Iy. sa ~.~,I'Ð """.1«-' o. O<4b2<1I'V 0 ~~:.~~. ",-_..'......""""'.' 0 -".,... Yo. p~_o "'" "1ft) .-...........~ '-'-"""P""""O . - 0...." Yo. ð._..'",,-., p~- PoO"" 040 "1ft) ,,"..,"..................... Fv" ..... Oor- ./ """""" --."'"' ,-.....,,"""""' 3-_'0""._.' P~o (00 "lit) rn 0 + 00-"""""'_.' O-O_Y.. p~_. (000 "lit) .-....."""~ 3.'-"",""'P""""o . - 00- Yo. q '-'0""._.' + 0 20' @ 0 ake Park Village 1500 s. Buss.. Mt. Pr~t. 11. Landsc:;ape Plan North:ffi 5Gale, I" = 10' - 0" ru--l 0' 5' 10' :20' a.AAI:NGe DAVIDS i GO. ......... -...-. . - 23<100 I"l IZ1t11 StrOðt Pk:lln/Iold. 11. 605+4 (tßO)~-~ :: c::- .:::' .. --:' ==- -."".'::f"""o.._- -.-....--... ---"- -....-,..- r.vlelon, o:Iat.o. ""1'1<0. to. o:Iat.o, D«.. 1>=/04 ","",,"boj, sa ~,~'R5 ","0)«' e. 04.o2<1J'V Village of Mount Prospect Community Development Department Mount Prospect MEMORANDUM ~ 1c~~ IC ~ 04 TO: FROM: MICHAEL E. JANONIS, VILLAGE MANAGER WILLIAM J. COONEY JR., DIRECTOR OF COMMUNITY DEVELOP ENT DATE: SEPTEMBER 29, 2004 DEVELOPMENT AGREEMENT FOR THE PINNACLE AT VILLAGE CENTRE SUBJECT: Attached to this memorandum is a final draft of the Development Agreement between the Village of Mount Prospect and Norwood Construction Inc. that delineates each party's responsibilities for the Pinnacle at Village Centre project at 100 S. Emerson Street. This document will guide the redevelopment of the former Village Hall property and is in a similar format to previous development agreements adopted by the Village Board. Please forward this memorandum and attachment to the Village Board for their review and consideration at their October 5th meeting. Staff will be at that meeting to answer any questions related to this matter. ~. tl /\ ; I 'I I ' . . ¡ i , .. . I'. \} i.,'4..; , 'v I li[, (, 1,.;'JI- William J. ooney Jr. ~ ..' . DEVELOPMENT AGREEMENT TO BE DISTRIBUTED PRIOR TO BOARD MEETING vwl 9/2/04 RESOLUTION NO. A RESOLUTION AUTHORIZING THE EXECUTION OF AN AGREEMENT BETWEEN THE VILLAGE OF MOUNT PROSPECT AND NORWOOD BUILDERS FOR THE PURCHASE AND REDEVELOPMENT OF PROPERTY AT 100 SOUTH EMERSON STREET WHEREAS, the Village of Mount Prospect has established a Tax Increment Financing District for the purpose of redeveloping the downtown district; and WHEREAS, in order to prepare the best plan for the redevelopment area, the Village of Mount Prospect has determined that it would be in the best interest of the Village to enter into a purchase and redevelopment agreement with Norwood Construction, Inc. NOW THEREFORE, BE IT RESOLVED BY THE MAYOR AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: That the Mayor and Board of Trustees do hereby authorize execution of an Agreement between the Village of Mount Prospect and Norwood Construction, Inc. for the purpose of developing a plan for the former Village Hall parcel located at 100 South Emerson Street, being the subject of this Resolution, a copy of said Agreement is attached hereto and hereby made a part hereof as Exhibit "A". SECTION TWO: 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 ,2004. Gerald L. Farley Mayor ATTEST: Velma W. Lowe Village Clerk H:\CLKOIflles\WINIRESlAuth agrmt,VOMP & Norwood, 1 00 S Emerson,Sept,04doc D INTEROFFICE MEMORANDUM @. 'I1ŒECfIYUSA Mount Prospect Public Works Department TO: VILLAGER MANAGER MICHAEL E. JANONIS VILLAGE CLERK VELMA LOWE ( FROM: VILLAGE ENGINEER \ DATE: SEPTEMBER 28, 2004 SUBJECT: A. W. ZENGELER 420 KINGSTON COURT ~~. \J~ ,c\~\o4 Attached please find the Village Board Approval and Acceptance form for the subject project. The project has been satisfactorily completed and I recommend approval of this project. Please place this in line for inclusion at the October 5, 2004 Village Board Meeting. ~~ Cc: Glen R. Andler, Public Works Director X: \files\engineer\dev\boardacc\ZengelerMm VILLAGE BOARD ACCEPTANCE OF PUBLIC IMPROVEMENT AND/OR PRIV ATE IMPROVEMENT APPROVAL PROJECT: A. w. Zen~e1er LOCATION: 4)0 K ineston COllrt DATE: Septel11her 27, 2004 STAFF APPROVAL ENGINEERING DRAWINGS APPROVED: PLA T OF SUBDIVISION RECEIVED: PLAT OF SUBDIVISION RECORDED: AS BUILT PLANS REVIEWED AND APPROVED: PUBLIC WORKS APPROVAL: COMMUNITY DEVELOPMENT APPROVAL: FIRE DEPARTMENT APPROVAL: d~ irt ENGINEER CLERK CLERK ENGINEER PUB.WKS.DIR. COMM.DEV.DIR. FIRE PREVENTION PORI JC IMPROVEMENTS FOR ACCEPTANCE RY VII ,I ,AGE WATER MAIN SANITARY SEWER STORM SEWER ROADW A YS SIDEW ALKS STREET LIGHTS P ARKW A Y TREES PARK WAY LANDSCAPING N/A N/A N/A N/A N/A N/A ? Complete PRIV A T~ IMPROVEMENTS APPROVED WATER SERVICE SANITARY SEWER SERVICE STORM SEWER PARKING LOT SlDEW ALK PARKING LOTS SITE LIGHTING LANDSCAPING Complete Complete Complete Complete Complete Complete Complete Complete APPROVED BY THE BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS, THIS DAY OF ,2004. Village Clerk