HomeMy WebLinkAbout7.2 PZ-01-17/2080-2090 W. Golf Road7/18/2017 Board Docs® Pro
IN
Agenda Item Details
Meeting Jul 18, 2017 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD - 7:00 p.m.
Category 7. NEW BUSINESS
Subject 7.2 PZ -01-17 / 2080 — 2090 W. Golf Road / Cornerstone Design Studio / Conditional Use for a
PUD and Code Exceptions - 1st reading of an ORDINANCE GRANTING A CONDITIONAL USE TO
ALLOW A PLANNED UNIT DEVELOPMENT AND CODE EXCEPTIONS FOR PROPERTY LOCATED AT
2080-2090 W. GOLF ROAD, MOUNT PROSPECT, IL
Type Action
Absolute Date Jun 22, 2017
Information
The Petitioner, Cornerstone Design Studio, is seeking a conditional use to allow a house of worship planned unit
development and code exceptions from stormwater and curb and gutter requirements for the Great Love Presbyterian
Church located at 2090 W. Golf Road. The Subject Property is located at the northeast corner of Meier Road and Golf
Road. The parcel is zoned RX Single Family Residential. The Subject Property is bordered by an RX Single Family
Residential PUD to the west, the R1 Single Family Residential District to the north, the R1 and RX Single Family
Residential Districts to the East, and an R2 Attached Single Family PUD and a strip mall located in Arlington Heights to
the south.
The Subject Property consists of one parcel with two existing buildings, a church and a two (2) story house in which the
pastor resides. The Petitioner is proposing to construct an additional building to serve as the Sunday school for
churchgoers and make related improvements, including providing a trash enclosure, street lighting and landscape
islands. The elements of the proposed redevelopment are outlined below.
Conditional Use for a Planned Unit Development — The Petitioner is requesting approval of a conditional use for a house
of worship planned unit development (PUD) consisting of three (3) principal buildings. The Village Code requires
conditional use approval of a PUD when more than one principal building will be located on a zoning lot. The PUD
process also allows for unified zoning control over the entire development, which would require formal Village approval
if any modifications to the development are proposed in the future.
Site Plan — The attached site plan indicates the proposed development will consist of three (3) buildings totaling
approximately 8,200 square feet of building area with 6,900 square feet dedicated to religious uses and 1,350 square
feet for the pastor's home. The existing church is 3,365 square feet and the proposed building for Sunday school is
3,524 square feet. The Petitioner is also proposing to install a new garbage enclosure as part of this project, expand the
landscape islands on site, and provide additional street lighting.
Lot Coverage - The RX District has a lot coverage limitation of seventy-five percent (75%) for non-residential uses. The
attached plans indicate the overall lot coverage will be fifty-seven percent (57%).
Building Elevations — The attached elevation drawings show that the proposed building will be nineteen feet (19') tall.
The RX District allows non-residential buildings to be up to forty feet (40') tall.
Parkin — The Village Code requires one (1) parking space per three (3) worshipers for religious institutions and three
and one half (3.5) spaces per 1,000 square feet of gross floor area for cultural institutions. The proposed development
would require a total of fifty-two (52) parking spaces, including three (3) accessible parking spaces. The attached plans
indicate a total of seventy-nine (79) parking spaces, including four (4) accessible parking spaces.
Landscaping — Landscape improvements are proposed for this project. The proposed landscape plan indicates expanded
parking lot islands that will have shade trees and interior landscaping. Perimeter landscaping along the west, north and
east lot lines is also proposed. The ground mounted equipment will be screened as well. The landscape plan will be
subject to comply with the Village Code's landscape requirements.
http://www.boarddocs.com/il/vomp/Board.nsf/Public 1/3
7/18/2017 Board Docs® Pro
Lighting - All exterior lighting will be brought into compliance as part of this project. The proposal includes two new
street lights. The Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total cutoff angle
of not more than ninety (90) degrees, and it also requires flat lenses for all lighting fixtures.
Additional Staff Comments
Engineering - Based on the proposed improvements, Village Code requires that stormwater detention be provided for
the entire site. Although the proposal does not meet current standards, stormwater detention was provided in the
parking lot when the parking lot was installed in 1987. Staff supports a request for a code exception to provide
stormwater detention only for the disturbed area.
Regarding the required curb and gutter around the perimeter of the parking lot, Staff understands it is the applicant's
intent to minimize work on the parking lot, but that that curb and gutter will be installed around the proposed islands in
the parking lot. Staff supports a request for a code exception to defer installation of the perimeter curb to such a time
when the parking lot is reconstructed. Simply resurfacing or sealcoating the existing parking lot would not trigger the
requirement to install curb and gutter. Other remaining issues will be addressed as part of the building permit process.
Fire - The Fire Department has no objections to the use that was requested, but indicates several items must be
addressed in the building permit process. A fire sprinkler system in accordance with NFPA 13, a fire alarm system, an
egress plan for the entire building will be required for the project. All new sprinkler risers and associated equipment
will be required to be located in a separate room with a minimum of one hour construction. A minimum of three feet
(3') clear space shall be maintained around the circumference of any new or existing fire hydrant, fire department
connection, fire protection control valve, or any other fire protection system component. These items do not need to be
addressed during the zoning request process, but have been listed here to make the Petitioner further aware of them.
Conditional Use Standards
The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven
specific findings that must be made in order to approve a conditional use. The following list is a summary of these
findings:
• The conditional use will not have a detrimental impact on the public health, safety, morals, comfort or general
welfare;
• 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;
• There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on
Village streets; and
• The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code,
and other Village Ordinances.
Staff has reviewed the Petitioner's request for a conditional use to allow a house of worship planned unit development
and finds that the standards have been met, as set forth in the Petitioner's responses to the standards. Staff believes it
will not have a detrimental impact on the public health, safety, morals, comfort or general welfare of the community.
The proposed improvement to add another building for Sunday school would be consistent with other religious
institutions found throughout the Village. It is not uncommon for houses of worship to consist of more than one
building. For example, the property adjacent to the west of the Subject Property currently consists of five (5)
buildings. The proposed development would allow for the existing religious facility to provide a dedicated space for
children to learn.
Code Exception Standards
The standards for code exceptions are listed in Section 15.109 of the Village Code and include seven specific findings
that must be made in order to approve an Exception. The following list is a summary of these findings:
• The exception will not have a detrimental impact on the public health, safety, morals, comfort, or general
welfare;
• The hardship is caused by the particular physical surroundings, shape, or topographical conditions of the specific
property involved, and is not merely an inconvenience;
• The conditions upon which an application for an exception are based are unique to the property for which the
exception is sought and are not generally applicable to other property within the same zoning classification;
• The purpose of the exception is not based primarily upon a desire to increase financial gain;
• The alleged hardship has not been created by any person presently having an interest in the property;
http://www.boarddocs.com/il/vomp/Board.nsf/Public 2/3
7/18/2017
Board Docs® Pro
Staff has reviewed the Petitioner's request for code exceptions from providing stormwater detention for the entire site
and curb and gutter for the perimeter of the parking lot and supports these requests. Some stormwater detention is
currently provided on site, and detention is being provided for the disturbed area. The applicant intends to minimize
parking lot improvements at this time, and is providing street lighting and expanding landscape islands so that they
meet Village Code requirements. Staff recommends that if the parking lot is ever substantially repaired or replaced,
more than simply resurfacing or seal coating the existing parking lot, that curb and gutter be installed for the entire
parking lot.
Recommendation
Staff finds that the conditional use and code exception standards have been met and that granting such requests would
be in the best interest of the Village. The Planning and Zoning Commission conducted a public hearing to review the
request on Thursday, June 22, 2017, and by a vote of 7-0 recommended approval of the following motions:
Alternatives
1. "To approve a:
Conditional Use for a house of worship PUD, subject to the following conditions:
a. Site landscaping shall satisfy Village Code requirements;
b. Outdoor lighting shall satisfy Village Code requirements;
c. All ground and roof mounted mechanical equipment shall be screened;
d. Submittal of an irrigation plan for the proposed landscaping for staff review and approval;
e. Development of the site in general conformance with the plans prepared by DSC Corner Stone, dated May
1st, 2017;
f. A building permit, in accordance with the current 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 and improvements completed within a period of eighteen (18)
months;
Code Exception from the requirement to provide storm water detention for the entire site as required by Section
15.402.B of the Village Code, subject to the following condition:
a. Providing stormwater detention for all new impervious surfaces.
Code Exception from the requirement to provide curb and gutter around the perimeter of the parking lot and
driveways as required by Section 15.402.C, subject to the following condition:
a. Future reconstruction of the parking lot will require curbing to be installed around the perimeter of the
parking lot and driveways."
2. Action at the discretion of the Village Board.
Details of the proceedings and items discussed during the Planning and Zoning Commission hearing are included in teh
attached minutes. Staff will be present to answer any questions related to this matter.
PZ -01-17 Application.pdf (12,255 KB) PZ -01-17 Staff Report.pdf (398 KB)
PZ -01-17 2080-2090 W. Golf Rd.pdf (89 KB) Waiver Request.pdf (36 KB)
Supplemental Information.pdf (283 KB) Revised Site Plan.pdf (193 KB)
finaPZ 01-17 2090 W GOLF PUD (2) (002).pdf (377 KB)
http://www.boarddocs.com/il/vomp/Board.nsf/Public 3/3
7 '
Zoning Request Application
OFFICIAL USE ONLY (To be
Case Nurnber-' P&Z DatP (,)f Subn-riss0n:
Developrne�-jt P�JameiAddres,,�:
by Village Staff)
.... ...... Hearing Date:
L SUBJECT PROPERTY
Address(es): 2(.)90
Zoning L istrict (s),
PropertyArea. `x.,:25 ,Ac (--)r- 98,F)OI
-Scl' 1"'
Parced Index Number(s) (PiN): _08-1 5-200- 006-0000
Adjacent Zon�rq
Districts:
To the Nmth--
R- 1
To the South:
R - 2
To East�
R - I
To tho West;
I;X*
Adja(.,,(,rnt Land Uses:
To the North
To the South�
f"r) East:
To the West:
11 ZONING R E Q UE ST(S) (Check all ffiat apply)
L!.f %,1JHWUUHi1[ r -or
�D Variation(s): Fqirtj C[japter, 14, Section(s)
Zoning Map AffWndmeft Ro,7one From to
Zc;r�ing Text Amendment: &,tufion(s)
Qthur�
tLs_pniy (r(,�).be c;careplWlage Staff): ve,
Admi , [
pe Bw.
oard Rn;ci�
_��-]'_P&Z F4
Hours of Operation -
III, SUMMARY OF REQUESTE-0 ACTION(S)
a
IVAPPLICANT (aH convapondence WH be Ewnt to the appH01t)
Name:
Sanqwqp,Ka_na.vrWEHYQQPn9 COMOmIly
Design SLudio
Wrest A
25
WNW
1AL 17 4
Property:
rail chitecL Designer
Standard
4
Acces.,qiNe-
(a g. owner buyn', devefloper, iessee, architect,
attompy, etc
Address:
1901 Raymond Dr., Suite 13,
Northbrook,
IL 60062
BuiHnq Sefbacks� (11q�
30
Wod< Phrine:
AM, Whes
Cell Pty ne:
608-886-5700
Fax:
ErnA sk@ds -cornerstone, cum
-------- --
V. PROPER'ry OWNER
helok H &'.wne as Applicant
10
Name,: The
Gr.eat Love-, Church
ter ian
2 5
FeM, Wes
Adbass 2090
W, Go] [ Ret ,,,pg., prospect, IL
60056
(Overall imPeNiOUS)
Wwk Phwe:
Q17-61211055
CeWmnw
847-612-6055
Far
..... . .....
W EXISTING SITE INFORMATION
BUNQ ske,':
3, 365
I Fen2�lt SpaC;P, Size: 0
91
Land Use:
BuHduig SetbaCkS: (N) 30 Feet Indws
(S)
(E)
(W)
Lot Cove�,age:
(OvwaH wmembuy
Pa5bg PmWded:
40
Fee, Mdws
Inc -lies,
25
WNW
1AL 17 4
8qj`f
87
Standard
4
Acces.,qiNe-
Email'
V11. PROD SITE INFORMATION
BAW&g SW:
6,924
'ret�ar,,t Space Size:
Land Us-: Church
-
& Sunday School
-------- - ... .
BuiHnq Sefbacks� (11q�
30
AM, Whes
40
(E)
10
Few Wes
2 5
FeM, Wes
Lot Coverage:
(Overall imPeNiOUS)
46, 13-3
`?IF L
Parking Provide(,f:
jj
_5_
Standwd
4
Vill. DEVELOPMENTIPROJECT PROFFSHONAIR
11
4, L,andscape
rn e
----- -- ----- -
5. Surveyc)r Narn,,,: R] c'srrj.,.s Erig! nepr I ng, j,
Address: 5100 S I.A. n(:(.).Lri, Lisle,
Phorie630-271-0770
6. Attorney NameI, �1 �V f f i c L, Co r v
A d d r e ss 1 S, t.- , S u J, t r 7 0 2
Phone', Mt- Pr'C)SPCrCtl, 1A., 8,47-472-9227
Fax:
Email: survey@(�C.Lvi I
Fax�
4 7 -- 3 6 4 9 9 44
Fax,
Irl of the inforr'nation Contained in this pefition as w0l as all Supporting d.0CUR1(,'DtL9fion, it is requested that
approval be given to tljig r-e(JUE!st, The applicant is the, owner or authorr7ed repret;erkttive,of the Owner of the pr(jpej-ty,
The, petifirnier and the (,.,b,,vrrer of the Property grant en-100Y�3eS Of th'C, Vfflag(e Of M()Ur1t Prospect and theiragent's
permission to enter on tf-ie property during masonablo hours for vimjal inspection oflh,,.r subject property,
I hereby affirm ffiatell mformatickn provided hereia and in �.,ffl rnatrurials SUbmitted in associatIon Mth thj,,.', application are
true and accurate to the best of my knovvIedge-
Applicant,
(&gnatUre) . ........ .
a ntjv,7on Ka nq,
(Print Nan'ie)
It VOcant is not property ovwner:
� hereby designate the appfirwlt k) act �is ryly agent for the PUrpose of seeking the zonIng 9'e<jUest(s) deschbed, in this,-
appkation and th "6 dal,
ca
rrr
--------- Date: -Property Owner:
t J,(.,ve Elr-r--�sbytcr, i an Chil rcl-I
BY hkm flea YU
(Print Narne)
m
Zoning Reqaest Application
III. Sununary of Requested Action
Cowitruction, Project for-Aducalion CenUr (hr Sunday Schmq) Mite West Love
Presbyterian Chuar ch
Tbisstateiiient is being suNnitte(l, in support ofzoning appl.icmlon of the Mal Love
Presbyterian COW. At this tin'te, the Great 1,.ove Presbyterian Church wishes to build aura.
edamdon center Gor Siinday school [() sQrVr(, oul- Cjj:i]dren.,aii.d, their flunflies, The education
cu ter will also serve our neighborhood, as a comnwnhy galfieritig facility upon necessary.
We respectfully rec[UeSt Ole Village Of Mount PMS�PCCt to review our zoning
appheadon and audiorize our chu"T's constracdan ptlect Rw an eduabon Mer.
Jot laic taciryrtcaa;nait.'➢a!rtrar
Pf -I
-.
in 21)(H under Te narne ofKorean Prosbyteriaxi ChLUell (A'Sel"marnburg as a
non-Pro,fit organization exempt troni taxatio,ii as ala seribed in §501(c)(3) of Ill C% the Gmat
I= Pnobredan Church has semed its durdi n1rembers wid I'arni lies to become ('hrist's
WIN disciples w1u) willingly cmnmk and dalicate to die expans .on of the iangdorn of
GoA. 'I'lic Great Love Presbyterian Church, a"flso encourqges atid nuilures our church and,
Coln I'll Un lity tnelllbets to, kru,')m Christ bettoi to resunble Jesus' fife, to five according to its
teachingsand to servc,: their neighbors.
`rhe peak size of our congmgation is ahoul one hundred, twenty nienibers inChldulgOlifdren
in Sunday schodl and young MAN in yauth grDtqy. OMCII,Urchniinistry staff" cotiststs of a
scinor Pastor, Emg[ish Ministry Paslor, Youth MirliSter NI'StOr, 860,01
teacher and VAUnteet-s. Building Me of be G"nat Love Presh3rterian Church is 3J65 sl Q
but due to the IBM! space of ourchur-oh, Sunday school actIviHes are currendy Mking
lAace in the husernmit of the chwvh MUdingwher�e ori]y partition walls pro,vide separate
spaces. in parkadar, an Suadq the ywnh group uses flie: rnain wor-.,,hipspace ftoni 10:00
amAo I MO am, mmi Te adult anigregation conducts wonship sorvice Born 11. 00 ani to
1230 pm, Sunday thlJ(,)wAiip meal goes, Win 12:30 prn to 1:3,0, pinA."Iien Choir pracke,
bible s4idy and adult gloup ineetings occur until 410 pm. As a result, we Iiave to fliarethe
hunhed church spwe anwng varimm churcti groups lbr their aQfivifies.In fiact, our Sunday
SC111001 Children do not have any wher available space but a dining area in the basonent At
cannot suf5dently acconiiii(,Oate all the neoosszlry activi lies.,
717he proposed, (Aueation center wi,ll pr(vide our Sunday setio,ot'vvith adeqmite c[assroorns
and conference spaces Ar vadovs MAN such as children's choir practice, yo utti,groul)
gathering Or 1lwllommlip,13iblesti,idy and counnunity gat[tering Ibr Ko,rLan cultural
exchange prognmi mitli neWhbws in the f'uuturc. Tlieretbre, the proposed ope-ratioti of the
educodioncenter will not only serve our church's Sumha,y school but also otir neighb(,)rhood
as WHI,
Dsz�ij--jvfia nX L m
The proposed plart provides addibmml 3YOO sq. ft- liar educaticnn center with flexilAe
classrollms liar Sunday school activities, worship & chapel spaeers arld a, puNic meming
Eaddly serAng neiglibodimKI At cultural exc1lange prop-artlsThe gejaeral ptirt)(m,e of
zonitig revim, prooess 4; to encoilrage the divelopmeul oC the community in the Mage of'
Mout'll pr(')speot, fru ducat, the: proposal education center will be as very desiratfle example f(:)r
a sast±=e and codocampliatwe odmited ivnprovale nt ili, the neighborhood. A key
1,`eature cif' 'constructing education caue-j- is cst,ablishing a, Imoductive '11111 -Ch cducaA[4011ral
ci,avironn,ient, and this pro.jcct Will t,),e all, essential focal 1)ointwithin tttc area in, terms of
scale, ohantcter and fOCUS hl file COMMUllkyr, The pr(.ject site is,,.,at'UjY arld harololl'i"Ously
lc)cated, bounded, by State St, to the south, tal Avc. to the wcst and Golf R.d. to the
nonh.
Due to tesariction in space concoms, our church, wo are planning to C(HIM1.110t as llm C"icility
in 20FT (Nm church Sundayschool has been operati, from coll,fined and limited spaces in
as Mement oFthe church buikliny'rhe pnject is the mdnlinalion of over svveral years of
Iflanning Rw an educadon center in ours' church. Tb revRalize: outdated chorch building, it is
very crucial to create as lively lnixed-use and sustainab,le lViigiOUS. CWility ill Qonnecdon
with Sunday school and commlluky gabrdng space Mr the neig[6orflood in iMt. Prospect.
The project requilm thenne ofthe poahn of 6hurch property whicti is privately owned by
Our Chu'ret",], The goats An our churdi include creatingan eduoation center. as wellas
comnrunity service Why to Imovide convenient sofJal Dither i ng place to the neighbor',",
'Ile education center wd I he centrally locatW ill the Qe1lt(.r(.)fOUr C]lUrch property and aadd
additional 3AOU sq M intoexisting 3§65 sq, ft. building to filCflitlft OUI'eldtdreil,'s
rehlooms education anil community, events,
Construction plan fill- chu.rch Mucation cent r° is to, consolidale our church's necessity Or
chil,L] & youth education ond communijfs, religious, ed.11C,afion needs into a single edtication,
center Wdi ng located ill our church. 71'he Imsposed education center will also provide.more
convadent social galerWg spaces to, the cmnmwnHy and create as Gobesive identity. Ill Ckt,
our proposed project. is planned in d"ie mmmer Olat will N. nloqt conqmtible with the
grc,�ltest public good.
PROSAMA0111
Mlical elements of the pamosed pmdmt include consolidating religious education needs
alld C01111TILftlity sOt"Vi'mi into one Central location and creating a filcal point liar
Prospect witti all education center tbr S unday, school and COtTUTIUnity gatl1el-hIg faci lity,
conveniently located in a chmch W Or c1lurch iriernbera i and ticighborhood. '17herel"ore, (he
proposod cducafion center project will provide tile givi,itest benefits to tticSu,tlday�chox)l
children and neighbors of be Village o,C IVIL PTOS�P,Qd aS R wWhOk-
F,ILA I OF CUI VEY
. .........
... .. . . ...
2
Z
LA
N
O Z
� N
O -I
�Mn
O zc D
°5^m
D55
amm
i
m T
°DOza
a0N1
° Z c
MDZ
m m
m
r
LA
2
O
O
S
O�
ZZ m
M
6'o
o ai
-
oz
w m
W m
a
o
$
n
on
o
x
o
a
O
DOm
N
m
��
y0
Z
Z
D
o
p
Di~c
a
W
_
F
0 oa
ao�a
>
y
ooAo
a7�
_
5�
oz
a
p
n
on
o
m0
=
2S
ap
o�
DOm
N
m
��
y0
o�
Codi
a
U/X Id L311 I%Jlvlmw "
ra as o
5r Da WD
0
oT
m
D
m
r
m
wD
O
Z
a o
r
5 w ®y
O
2
D
Z
LA
a
Z
G1
0 2
ZoD
O � 1
n 0
0
T
X1^
r a N
ca H
0
O
Ln Z
D
H
n
O
O
r
z
3D
O
O
3
-O�N 3
0
0
3
D
TO
^^
V!
m
3
b
D
Z
a
2�
o•
o
o=
0~
t
o
on
• mE 3\ Iz
o 3
off n
y
Wo
c
mho
�mZ
E ^„n
�O
�w
�o�
°ma
ay<
3A
ro
o
0
n ,
0
0
0
0
D
s
a
a
( J
I
a
a
o•
-
_
3
E
-
�z x
o� o `~'
o o o o w n o
_ I �^- m > c
c
oQay_ o
common
o
o
°n
'n
2
o
_mll`>
µ Ao
�O
o9i
z
o
o
_
o
.
o
°-
2
C
m
-
,2
a
o
o
0
t
o
on
• mE 3\ Iz
o 3
off n
y
Wo
c
mho
�mZ
E ^„n
�O
�w
�o�
°ma
ay<
3A
ro
o
0
n ,
o o
�s l
�z
a
a
( J
I
o•
3
....
�z x
o� o `~'
o o o o w n o
_ I �^- m > c
c
oQay_ o
common
o
o
c o
'n
2
o
_mll`>
µ Ao
2
o9i
>
o
o
_
o
.
o
°-
-
a
o
o
E
i3
-
_
o m
a
zona
gc
-
;o a
0
0
0 0
0
'
SIONMI `103dSO2Jd 1NnO"
OVO2ldMO'M0602
M
6 Rem sv a 'mY�I
' oul '6uiaaaui6u3 suanoW
a
_
e a e
<<m�a o�
a=awso
133HS 2: 3AOO
«iu� a�.a 3�°n° rvo� �wnno° dad ms�a
�iaoao
hppNIIYINryYy �i
F
W
F
W w
rn
W aaa
O ��F
U V] A
W
V
Z
V
Q
(n
=
W
Nd
>
J
r. ),lyy f,l f
ri
U o
o
z co
.,.
J
CL
�aLu
Z
OC
W O Q
V�
LU
�'
:..
a
o
y�
WLi
//��
r [rr ,�
�,.
H
W Ol
Mh«ort�r i
W
a.
Cl)
W
a
W
> o C
p rn
a
Ir
a
J C a
~ N Z
W
W
Z
°C
CS
W
J
Z
Ha
m
�
Q
U
O
ua r
o"p a � O
U FC"
LV
F-
0
W
I
S CV
0)
4
w
a
.o
r �
V
W
F—
�N 000000
SIONIT1I `103dSO2Jd 1Nf1OW
illlll��.
OVO2lJ�OJ'M0602 "Kill,
ioio o C
w, o a,=asa 6 e 5 I, , N m
ONI?IINION3 A?JVNIWIII?d ' n o•6 ljjon " K
'oul '6uiaaaui6u3 suaoW
`LONNQUIST BOULEVAR
lyr
PN
�, d _ -✓ _
r"" a
ol
=y
,r
1 4�p,
KK
r� LET �
a
t r �
r
9 i 1
�\ I
Y
a �
/ � b
y /
ary 1 \e
j
\c a
--------
H
___
rENc Eosi _
� a
ca m
i
coy rIENCIo.zz E
N '
re.ur is arr is — o�.�a �z pma
o
3 bz
w wLL
N
Ti eH
IN .0 3�a �$ qqqqe"p�
a BEat
K w Eg8 15-t Z1
1
d 9Pg°bk III
yPo€PP€ y
ti ti H �j
E " -�� JW►ii�
opEe���FP
Els"od«s�"=: iii
�ao:bs`.oCZ
-;6KS9a">sa
a&a0e�oma gyyl
51 W
m� 6y
-IN ,z
o
dR„ P=Pei"r
�Iw,ei
as p l
w 8�gsxn
�Fnd
M a
SIONIT1I `103dSO2Jd 1Nf10W
OV02i dnoo 'M 0602
31111 AIHS ,u{'6ulaaaui6u3�sualon
s IN
c
A
�w
G
�a
3Nn im
3—SOW
NO ONION3d30
3lBJINtlA
HId30 P
o �
�wR o
a
a -
N
w
Z-
Z.
BE
3$ z�
Nub n
c
A
G
E1
o �
�wR o
B
;o
BE
Nub n
N
O
Z
Z
C
`:
/Z
LA
N
CD
10 Z
L
r C
oZz
�a>
3
O m
C V1
zzn
� T
o ON
m O
m
n
r C
1 1
(AZ \J
Y I
OO
vZZ
_mm
M
L
I
U)
2
m
zz^
lJ
r
m
D
r
O
2
O
a
NJ_
D
z
Q
cn
n
D
m
D
.'.A.�
O.
�'.
'aAIS .LsinONNOl /A
y
�
o
y
a
z
m
a
-
>
H
3
n
a
_a
A
D
_
r
H
Z-
O
O
a
T
m
F
O
3
O
i
2
a
D
O
L
I
U)
2
m
zz^
lJ
r
m
D
r
O
2
O
a
NJ_
D
z
Q
cn
n
D
m
D
.'.A.�
O.
�'.
'aAIS .LsinONNOl /A
�
�
o
a
z
m
a
-
a
H
3
r
-i
Z-
�
O
a
T
m
F
O
yy
3
L
I
U)
2
m
zz^
lJ
r
m
D
r
O
2
O
a
NJ_
D
z
Q
cn
n
D
m
D
.'.A.�
O.
�'.
'aAIS .LsinONNOl /A
T
D
iO
035
ZZ m
M
?
O<
Om
e o
0
{0{yX
Z3
G
C
CC
O
P P P
om
m
o
m
N
m
O
m
a
ik
m
z
p
r
�—
�
r
�
O
o
O
N
O
O
z
OSyycOm
�
�Rc
AT
Om
m
m
z
H
o
0❑`
C)
=
a
r-
O
m
m
O
C
m
a
_
_
r
m
Z
iv
o
r
o p
e o
0
r
CC
P
P P P
ik
g
r
m
❑
0❑`
`^
r
m
C
r-
0
m
N
W
?
?
W
c
Z
y
D
p
ti
C
3y
� ti
2rC
r
m -
m
O
x
�
y
c
m o p y
c
H
p
=
T y
a
O
K ET
ti
O
c 3
x
z
3
o
3
O.
a
m
p
O
r
O
O
O
O
Z
o
0
0
0
a
m
o
O
a
zz
ti
y
Ll
m
m
m
m
m
Y
0
m
=
v
a
o
0
0
O
o
�
o
�
W
E;m
_
r
x
n
n
o
m
o
o
D
o
0
0
0
0
O
o p
e o
0
P ....P
P
P P P
e o 0 0 0 0 o a CO /�
g g g g g g g g �jC'1"
o
gg o p g g g g g g g g O
0 0; \ o o a o a o
0 0\\ 0 0 0 P. 0 0 o a
E p a G p ? o 0 0 0 o 0 0 0
0 9 9 p u u g u' p G o 0 o a o a a P P P c
o p A A A P `. P o 0 0 0 0 o a a a w p P
0 0 0 0 o P w P o o \ F p
0 0 0 0 o p O P,.- \\ f, i
o o
o.., o / i u16�
o
n
z ppy \ 3
o Z p�g v c�\\ u u N o g u
= < Ll
a ,� P
xx
ou P
r
— 0a wC
0 o G P p: a w
N
y �
0 0 9 p p p p u w u p p p" i
do \
0 0 o A P tP P... P P P p u u" u p p p p i :y
P
9 $ E ? p ti u..,. g m P 'w 9 u m b b' c p'
o p p p 'p. E u C�i ,...,,.v v : a 'L.. v u P rpn P'''.
o'
o u
0 o p p -� o....... F. ' ... m u !+ N N Y P:. p p
P. p
E&
0 o p p p P. w E E 9 P P P P 9 Y
v
2t
p p p p E v � m
$ $ p ',, .,_,_..,, i 4 w E w p p p me a 4 p "
o p E} N H w p p p u a E m N
o p 4 0 m o o p m cc p p p p p 4 u " 4\
L
m
Fri
v
RESPONSE LETTER
May 2't, 2017
Community Development Department
50 South Emerson Street
Mount Prospect, Illinois 60056
RE: 2090 W. Golf Road/Zoning application
Dear Community Development Department,
In pursuant to the Village's comments of Feb, 10th, enclosed please find our responses and corrections.
COMMENTS:
1) Per Chapter 15 of the Village Code, the construction of a new building is subject to the requirements listed
below:
a) All requirements listed under section 15.502, "Site Improvement Requirements".
Response: complied.
b) Storm water detention for the entire site.
Response: Please see engineering drawing and response letter from engineering company.
c) Curb and gutter around the perimeter of all parking lots and driveways.
Response: Please see engineering drawing and response letter from engineering company.
d) Parking lot lighting. Submit a photometric plan and fixture cut sheets that comply with the outdoor lighting
regulations listed in Section 14.314 of Chapter 14 of the Village Code.
Response: Please see added photometric plan.
e) Streetlights.
Response: Please see added revision cloud(A!— 1-e) on zoning1-1, 1-2 and photometric drawing.
f) Site landscaping. Submit a revised landscape plan that complies with the landscape
requirements listed in Section 14.2306 of the Village Code.
Response: Please see added revision cloud (. !-�1-f) on 1-2 drawing.
g) All construction specifications contained in chapter 16 of the Village Code, and the tree protection
standards contained in chapter 9 of the Village Code.
Response: Please see engineering drawing and response letter from engineering company.
2) One of the four accessible parking spaces does not include the required access aisle. Each handicap
accessible space is required to measure 16' wide, including its own dedicated striped access aisle; spaces
may not share a striped access aisle. Also, we suggest locating two (2) of the handicap accessible spaces
near the new building.
Response: Please see added revision cloud (/1\2) on zoningl-1/1-2 drawing, engineering
drawing and response letter from engineering company.
3) Submit a revised engineering plan that accurately shows the existing utilities:
a. The water service for the existing house taps the service to the church building, which in turn taps the
watermain along Meyer Road, not Golf Road as shown.
b. The sanitary services for the existing house and church building are located along the west property
line, eventually discharging into a sanitary sewer along Lonnquist Boulevard.
Response: Please see engineering drawing and response letter from engineering company.
4) The sanitary sewer along the south side of Lonnquist Boulevard into which the site discharges is
actually the private service for St. Cecilia Church. As part of this project, a manhole will have to be installed on
the St. Cecilia Church service in the west parkway of Meier Road, and the portion of the private service east of
this new manhole must be turned over to the Village. Staff has televised this pipe and confirmed that it is in
good condition. Staff has also had contact with St. Cecilia Church, and confirmed that they would be
acceptable to turning that portion of their service in the public right of way over to Village ownership.
Response: Please see engineering drawing and response letter from engineering company.
5) The plan notes an area designated as "Stormwater BMP Rain Garden". This will likely satisfy the
Volume Control requirements for the Metropolitan Water Reclamation District (MWRD), but will not satisfy
stormwater detention requirements. Note any area to be utilized for stormwater detention.
Response: Please see engineering drawing and response letter from engineering company.
6) It should also be noted that the area into which the proposed building will extend and in which the stormwater
BMP Rain Garden will be located was originally a septic field. This septic filed was abandoned in the 1974s/ but
soils testing should be performed to confirm that the existing soils in place are suitable for the intended uses.
Response: The result of soil test indicates that the area is suitable for the intended uses.
END OF RESPONSE
Thank you.
Sincerely,
Sangwon Kang, President, D.S.C.
16G1 ❑ - tip I —
MOM
May 2, 2017
Mr. Jason Shallcross
Development Review Planner
Community Development
50 South Emerson Street
Mount Prospect, IL 60056
Re: 2090 W. Golf Road
Response to Comments
MEI Project Number 16-09-2003
Dear Mr. Shallcross,
We are in receipt of your comments dated February 10, 2017. Please find our responses in blue
below.
Per Chapter 15 of the Village Code, the construction of a new building is subject to the
requirements below:
a. All requirements listed under Section 15.502, "Site Improvement Requirements".
b. Storm water detention for the entire site.
c. Curb and gutter around the perimeter of all parking lots and driveways.
d. Parking lot lighting. Submit a photometric plan and fixture cut sheets that comply with
the outdoor lighting regulations listed in Section 14.314 of Chapter 14 of the Village
Code.
e. Streetlights.
f. Site landscaping. Submit a revised landscape plan that complies with the landscape
requirements listed in Section 14.2306 of the Village Code.
g. All construction specifications contained in Chapter 16 of the Village Code, and the
tree protection standards contained in Chapter 9 of the Village Code.
a„ AIIII requirements have been addressed in the plan.
b.. l'.)etentiion its being provided by the existing parking lot.
c„ Curb and gutter its beiiing installed around the proposed islands in the parking lot. INo
curlb its being installed around the r;xiistiiing parking Ilot„
d.. I[3y others„
e.. II:::3y others.
f. I[.3y others„
g.. l'.)one„
515 Wa.rrenvilllle Rd. a II...'islle, IIII... 60532 e (630) 271-0770 o (630) 271-0774 Fax e www,ecivill.com
2. One of the four accessible spaces does not include the required access aisle. Each handicap
accessible space is required to measure 16' wide, including its own dedicated striped access
aisle; spaces may not share a striped access aisle. Also, we suggest location two (2) of the
handicap accessible spaces near the new building.
Two of the handicap spaces Ihave been relocated to Ibe near the new building. A11 of the
Ihandicap spaces on the site w1i1111 Ibe Al'.)A compliant.
3. Submit a revised engineering plan that accurately shows the existing utilities:
a. The water service for the existing house taps the service to the church building, which
in turn taps the watermain along Meyer Road, not Golf Road as shown.
b. The sanitary services for the existing house and church building are located along the
west property line, eventually discharging into a sanitary sewer along Lonnquist
Boulevard
a.. The water service Ihas been revised on the plan.
Ib„ The sanitary serviico Ihas been revised on the Allan„
4. The sanitary sewer along the south side of Lonnquist Boulevard into which the site discharges
is actually the private service for St. Cecilia Church. As part of this project, a manhole will have
to be installed on the St. Cecilia Church service in the west parkway of Meyer Road, and the
portion of the private service east of this new manhole must be turned over to the Village. Staff
has televised this pipe and confirmed that it is in good condition. Staff have also had contact
with St. Cecilia Church, and confirmed that they would be acceptable to turning that portion of
their service in the public right of way over to Village ownership.
A manhole Ihas been added to the Ipllans in the west parkway of Meyer l:3oad. (Notes Ihave been
added regarding the private service being turned over to the Village.
5. The plan notes an area designated as "Stormwater BMP Rain Garden". This will likely satisfy
the Volume Control for the Metropolitan Water Reclamation District (MWRD), but will not
satisfy stormwater detention requirements. Note any area to be utilized for stormwater
detention.
The Sforrnwater I1::.31M11::'1 Ihas been calculated and sized appropriately on the site f he existing
parking (lot currently serves as detention for the site and wiillll confiinue to serve as detention for
the sine„
6. It should also be noted that the area into which the proposed building will extend, and in which
the Stormwater BMP Rain Garden will be located was originally a septic field. This septic field
was abandoned in the 1970s, but soils testing should be performed to confirm that the existing
soils in place are suitable for the intended use.
INoted, upon completion of soiills testing, tlhe 11::31Ml::1 area wiillll Ibe relocated to a more suitable area
if necessary„
Should there be any questions regarding the above, please do not hesitate to contact me directly.
can be reached by phone at (630) 271-0770 ext. 107, or via email at stevedaul@ecivil.com.
Sincerely,
Steve Daul, P.E.
Vice -President
515 Warrenvilllle Rd.. 9 II...'isVe, (III... 60532 a (630) 271-0'7'70 9 (630) 271-0774 Fax 9 www,ecivill.com
l .. r.u. w / � � fc 8
01 A
..._.
(i s @s ar0rarnate rca;aBr purr arrlr�:.acrr
March 15, 2017
File No. 23171
Mr. Junyeoung Jean
D.S.C. Architecture & Construction
1901 Raymond Drive, Suite 13
Northbrook, IL 60062
Re: Geotechnical Investigation
2090 W. Golf Road
Mount Prospect, Illinois
Dear Mr. Jean:
The following is our report of findings for the geotechnical investigation completed at 2090 W.
Golf Road in the Village of Mount Prospect, Illinois.
The investigation was requested to determine current subsurface soil and water conditions at
select boring locations. The findings of the field investigation and the results of laboratory
testing are intended to assist in the planning, design and construction of proposed site
improvements.
PROPOSEDIMPROVEMENTS
We understand that it is proposed to construct a single -story brick building supported on
shallow depth foundations. The interior is expected to have at -grade slabs supported on
prepared subgrade soils. Improvements exterior to the building are expected to include
pavement areas, sidewalks and related underground improvements.
SCOPE OF THE INVESTIGATION
The field investigation included obtaining 5 borings at the locations requested and as indicated
on the enclosed location sketch. The boring locations were established using field taping
methods and accuracy. Surface elevations were estimated to the nearest 1.0 ft. using data
presented on the topographic survey.
We auger drilled the 4 structure borings to depths of 15.0 feet below existing surface
elevations. Soil samples were obtained using a split barrel sampler advanced utilizing an
automatic SPT hammer. The proposed rain garden boring was drilled and sampled in a similar
manner to a depth of 10.0 feet. Soil profiles were determined in the field and soil samples
returned to our laboratory for additional testing including determination of moisture content.
Cohesive soils obtained by split barrel sampling were tested further to determine dry unit weight
and unconfined compressive strength.
The results of all field determinations and laboratory testing are included in summary with this
report.
8 WE ..r �,0LL. E r�r VE,' r�r�r..nNG r0N r�EIGPHS, IL 000
OIL B urtigNG'5 °. � 9 E INVESTlGA1 IONS Fat4V4..Mr" tp G YNVISTB(iiA'"'VONS 11 GEO ED MCAL C.N4.aNk ERNG
'I'Es"rIING O SUL ",1, ASr"r0,AI T " G0NK,RE1F 11, 100V C.rAR 10, STEEL
File No. 23171 Page 2
Re: 2090 W. Golf Road
Mount Prospect, Illinois
RESULTS OF THE INVESTIGATION
Enclosed are boring logs indicating the soil conditions encountered at each location. Site
surface conditions include the existing structures, vegetation, topsoil and fill soil conditions.
The topsoil is classified as black silt/clay mixtures with traces of roots.
Fill soil conditions were encountered at boring B-2. Composition of the fill includes the
presence of topsoil and clay/silt mixtures extending to a depth of 6.0 feet at this boring location.
The limits of fill placement were not determined within the scope of this investigation. Larger
debris may also be present within the fill but was not encountered during the investigation.
Underlying natural soil conditions include the presence of cohesive soils. These are classified
as tough to very hard clay/silt mixtures with lesser portions of sand and gravel. Non -cohesive
soils were also encountered as indicated at borings 1, 3 and 4. These include loose to medium
dense silt/clay mixtures in a damp to very damp condition. Cobbles and boulders may be
present within the site soils at any elevation, although none were encountered while drilling.
The following table summarizes depth ranges below existing grade, the magnitude of soil
strength within these ranges and other information:
* Not recommended for support of foundations. Deeper foundation depths
or foundations supported on coarse crushed stone fill may be needed
to reduce the magnitude of long-term total and differential settlement.
It is expected that foundations can be supported on undisturbed natural soils located at any
elevation within the depth ranges indicated in the above table, except as noted at borings B-2
and B-4. Above these depth ranges the soils are not considered able to support foundations,
even at reduced design bearing values, due to long-term settlement considerations.
Surface
Depth Range Below
Soil
Recorded Water
Elevation
Existing Surface
Strength
Levels, W.D./A.D.
Boring
iftlen
jftLen
(lbs./sg.ft.)
feet
1
696.0
3.0 to 4.5
3,000
dry/dry
4.5 to 12.0
4,000
2
696.0
2.5 to 6.5
'1,000
dry/dry
6.5 to 12.0
6,000
3
696.0
3.0 to 9.0
3,000
dry/dry
9.0 to 12.0
5,000
4
696.0
1.5 to 4.0
*1,000
9.0/6.0
4.0 to 10.5
3,000
10.5 to 12.0
5,000
5
696.0
3.0 to 7.0
6,000
dry/dry
* Not recommended for support of foundations. Deeper foundation depths
or foundations supported on coarse crushed stone fill may be needed
to reduce the magnitude of long-term total and differential settlement.
It is expected that foundations can be supported on undisturbed natural soils located at any
elevation within the depth ranges indicated in the above table, except as noted at borings B-2
and B-4. Above these depth ranges the soils are not considered able to support foundations,
even at reduced design bearing values, due to long-term settlement considerations.
File No. 23171 Page 3
Re: 2090 W. Golf Road
Mount Prospect, Illinois
SUBSURFACE WATER
The boring logs and the above table indicate the depth at which subsurface water was
encountered in the bore holes at the time of the drilling operations and during the period of
these readings. It is expected that fluctuations from the water levels recorded will occur over a
period of time due to variations in rainfall, temperature, subsurface soil conditions, soil
permeability and other factors not evident at the time of the water level measurements.
SUBGRADE SOIL PREPARATION
Subgrade soil preparation should be accomplished where needed within the building area prior
to excavation for foundations. The procedure in all areas of subgrade supported improvements
should include the removal of unsuitable surface conditions including vegetation, topsoil,
unsuitable fill soils, significant debris, weak or unstable soils, and other deleterious conditions
which may be encountered. Above grade areas should be cut to design subgrade elevations.
Exposed subgrade soils should be leveled, compacted and proof -rolled in the presence of the
Soil Engineer.
Proof -rolling may reveal areas of unstable soil conditions. Discing and aeration of high
moisture content soils can be effective to depths of up to 1.0 foot, depending upon the
equipment utilized. Removal of unstable soils may be necessary if high moisture content
conditions extend to depths greater than the effective depth of discing. If the depth of undercut
appears to be significant, it may be economical to limit the depth of undercut to that needed to
establish adequate support of slabs and remediate weak soil conditions at foundation
elevations at the time of foundation construction.
Soft or unstable soil conditions in pavement areas can often be bridged by use of an effective
depth of crushed granular material. The placement of the crushed granular bridging material,
possibly in conjunction with the use of an appropriate geotextile fabric, should only proceed
after review of the proof -roll conditions by the Soil Engineer. Long-term settlement of pavement
surfaces may occur locally as the bridged soils desiccate.
Structural fill can be placed on soils prepared to the satisfaction of the Soil Engineer. The fill
should be placed in lifts not to exceed 8.0 inches when uncompacted. Each lift should exceed
minimum compaction requirements prior to placement of the next lift. We recommend a
minimum of 95% compaction based on the modified Proctor test, ASTM D-1557, be achieved
within building areas. A minimum of 90% compaction should be achieved beneath exterior
improvements such as pavements and sidewalks. Compaction requirements also apply to
backfill placement around foundations and within trench excavations located below subgrade
supported improvements.
FILL SOURCES
The onsite non-organic soils are generally suitable for reuse as fill. Offsite sources may also be
used provided they are approved in advance by the Soil Engineer. Aeration may be necessary
to reduce soil moisture content prior to compaction. Soil borrowed from near the surface where
File No. 23171
Re: 2090 W. Golf Road
Mount Prospect, Illinois
Page 4
seasonal fluctuations in soil moisture content occur may require particular attention. The
moisture content of fill soils should be within approximately 3.0% of optimum moisture content
as determined by the modified Proctor test for the soils to meet or exceed minimum compaction
requirements.
FOUNDATIONS
Based on the results of this investigation it is our opinion that continuous and isolated footing
foundations may be considered for support of building loads. These foundations can be
supported on undisturbed natural soils located below all topsoil, debris, unsuitable fill soils, low
strength soils and other unsuitable conditions which may be encountered. Soil strength values
and the depths at which they are expected to be encountered at these boring locations are
indicated in the above table. A net allowable bearing value of 3,000 lbs./sq.ft. is available for
design. This value can be used to size foundations for support of structure dead and live loads.
Weak soil conditions are expected to be discovered locally at design foundation elevations,
especially in the areas of borings B-2 and B-4, and may require extending the foundation to a
deeper elevation. Alternately, removal of the weak soil followed by replacement with properly
compacted coarse crushed granular fill (CA01) may be feasible. When removal is approved by
the Soil Engineer, the removal of the weak soil should also extend beyond the face of footings
and/or piers to a distance at least equal to the depth of fill that will be present beneath the
footings and/or piers. A capping layer of finer crushed granular fill (CA06) can be utilized to
establish a working surface.
All exterior building foundations should extend at least 42.0 inches below exposed surface
elevations to provide adequate protection against uplift due to freezing of the supporting soils.
Foundations for unprotected improvements should extend at least 48.0 inches below exposed
surface elevations. We recommend providing adequate reinforcing steel in foundation walls
and piers to minimize the effects of long-term differential settlement.
FLOOR SLABS
Floor slabs planned for support on the existing soil conditions are expected to undergo some
degree of long-term settlement as the soils consolidate under loading and as they shrink due to
desiccation. Slabs may be considered for support on suitable natural soils or on properly
placed and compacted fill soils. This is feasible when the soils supporting the slabs are
prepared in accordance with the recommendations for Subgrade Soil Preparation. These
include the removal of topsoil as well as removal or aeration of underlying high moisture content
soils.
DEWATERING
Excavations may require dewatering due to subsurface water seepage and/or surface
precipitation. This water can likely be removed to depths of several feet by standard sump and
pump operations. Soils exposed at foundation, slab or undercut elevations should not be
File No. 23171
Re: 2090 W. Golf Road
Mount Prospect, Illinois
Page 5
permitted to become saturated. Loss of bearing strength and stability may occur, requiring
additional soil excavation.
Organic soils, non -cohesive soils and others can be unstable when saturated. These soils tend
to cave or run when submerged or disturbed. The stability of exposed embankments is minimal
to non-existent as confining soil pressures are removed. Proper drainage within excavations is
necessary at all times, particularly when excavations extend below anticipated water levels and
below saturated soils.
The contractor should be made responsible for designing and constructing stable temporary
excavations. Also, the contractor should shore, slope, bench or restrain the sides of the
excavations as required to maintain stability of both the excavation sides and bottom. In no
case, should the slope, slope heights, or excavation depth exceed those in the local, state, and
federal safety regulations.
SOIL PERMEABILITY
It is our understanding consideration is being given to creating a rain garden in the area of
boring B-5. Grain -size analysis testing was performed on a selected sample from B-5 and
confirmed the underlying soils consist of silty clay loam. These soils have very low infiltration
rates due to the high percentage of clay and silt. The estimated seasonal high ground water
elevation at this location is expected to be below EL. 976 feet which is where the boring was
terminated.
CONCLUSION
The information within this report is intended to provide initial information concerning
subsurface soil and water conditions on the site. Variations in subsurface conditions are
expected to be present between boring locations due to naturally changing and filled soil
conditions.
Our understanding of the proposed improvements is based on limited information available to
us at the writing of this report. The findings of the investigation and the recommendations
presented are not considered applicable to significant changes in the scope of the
improvements or applicable to alternate site uses. We recommend that proposed foundation,
pavement and grading plans be reviewed by our office to determine if additional considerations
are necessary to address anticipated subsurface conditions.
The soils exposed in soil undercut areas should be evaluated for suitability prior to placement of
structural fill, as previously indicated in this report. Soils and aggregates placed as structural fill
should be tested as the work progresses to verify that minimum compaction requirements have
been met. We recommend that soil conditions encountered at foundation elevations be tested
to verify the presence of design soil strength prior to concrete placement.
File No. 23171
Re: 2090 W. Golf Road
Mount Prospect, Illinois
Page 6
If you have any questions concerning the findings or recommendations presented in this report,
please let me know.
Very truly yours,
SOIL AND MATERIAL CONSULTANTS, INC.
Thomas P. Johnson, P.E.
President
TPJ:ek
Enc.
cc: Mr. Steve Daul, P.E. — Morris Engineering, Inc.
��
��' --
SOIL AND MATERIAL
CONSULTANTS, INC.
LOCATION
SKETCH
Client:
D.S.C. ARCHITECTURE &
CONSTRUCTION
Project:
2090 W. GOLF ROAD.
Location:
MT. PROSPECT, ILLINOIS
File No.
23171
Date: 3-10-17
scale: 1" = 40'
SOIL AND MATERIAL CONSULTANTS, INC.
(847) 870-0544
Client: D.S.C. Architecture & Construction
SOIL BORING LOG l
Logged By: DB Page: I of
File No. 23171 Date Drilled: 3/10/17
Reference: 2090 W. Golf Road
Mount Prospect, IL
Comments,
0
-2
y
0
E
"Lo' A
0 unconfined compressive
strength, tons/sq.ft.
0 penetrometer reading, tons/sq.ft.
10 2.0 3.0 4.0
Equipment: IN CME 458 13 CME 55 0 Hand Auger 0 Other
X standard penetration "N", blowsM
A moisture content, %
10 20 30 40
CLASSIFICATION
Elevation 696-0! Existing Surface
Black silt,some clay,trace sand & roots,
damp (topsoil)
10
16
14
13
15
12
30.9
27.8
19.1
19.2
16.6
20.3
17.4
19.3
90x6
107.8
112.2
108.5
116.1
1.7
5.6
5.7
3.5
2.8
..
-------
...... - ...
..........
.........
............
.......................
-----
...........
IAJ
--------------
... .i- ...
.....
......
A
A
--
--------------
......
...... ... ...
............
....
...
--------------
--------------
.. ... - .. .
..............
....... - ..
........ I .....
I .......... - .
......
--------- ----
.....
-0
. ...... -
. ............
...... 11 ......
....
.............
............
.. ... ......
---------
Brown to brown -gray clay,some silt,trace
sand & gravel,damp,tough to hard
5-
--
Brown -gray silt,some clay,trace sand &
gravel ,dam p,medium dense
10-
Brown gray clay,some silt,trace s--a—na-=
av e-1- damg, very tough.
Gray silt some clay,trace sand,very damp
medium dense
15--
End of Boring
20-
..............
.
................................................
...... ......
.......... ..
........
......
.......
.... .........
..............
..............
..............
25-
..............
......... ----
-------
........ .. ..
..........
..............
............
30-
..............
....
......
..........
. ... ....
....... ......
......... I ..
.... - .
......... ....
............
.......
35-
..............
............
..........
.. ...........
..............
..............
..
.. ......
... - .........
....
..
.....
AA
Water encountered at dry feet during drilling operations (W.D.).
Water recorded at dry feet on completion of drilling operations (A D.).
G-303 Water recorded at feet hours after completion of drilling operations (A.D.).
SOIL AND MATERIAL CONSULTANTS, INC.
Client: D.S.C. Architecture & Construction
SOIL BORING LOG 2
Logged By: DB Page: I of
file No. 23171 Date Drilled: 3/10/17
Reference: 2090 W. Golf Roadrn
Mount Prospect, IL
Comments*
-2 0
CL
x
P-
E 8
A
3
E
8
0
0 unconfined compressive
strength, tons/sq.ft,
0 penetrometer reading, tons1sq.ft.
1.0 2.0 3.0 4.0
Equipment: EBCME 45B OCME 55 ElHand Auger 00ther
X standard penetration "N", blowsffi
A moisture content, %
10 20 30 40
Z
CLASSIFICATION
Elevation 696.0' Existing Surface
Black silt,some clay,trace sand & roots,
damp,loose (topsoil) - Fill
8
8
16
13
17
14
41.1
31.8
29.9
17.8
19.1
19.5
19.5
91.9
111.9
109.4
110.2
111.5
1.9
9.*7
8.7
5.8
3.6
.....
..............
\j
.......
................
.... ....
. ...........
AW -J
V....
...... . .
V /K
.....
...... ..
L
....................................
....
......
.............
-3
........
............
..............
........ .
..........
A
. .
........
..............
Dark brown -brown -black clay,some silt,
trace sand & gravel,damp,tough - Fill
5-
Brown -gray clay,some silt,trace sand &
gravel,damp,very hard to hard
10-
Gray clay,some silt,trace sand & gravel,
damp,yp.ry tough
Endof Boring
—
15-
20-
....................
-----------
..............
...
--------
...... ......
..............
...........
---------
.....
.......
........... -
...... -
.......
--------------
25-
............
..........
..
....... ....
... .
.............
........ ....
..............
..............
.........
....... ......
........ I .....
... ..........
.... .........
.............
30-
...........................
.........
...........
...........
..............
............
..... I --------
..
. ... -.-.
......
........
..........
-, ..........
..... I .....................
35-
..........................................
..............
........... I.-
.............
........
........
.......
... .....
- ............
............
....
AA
G-303
Water encountered at dry feet during drilling operations (W.D.).
Water recorded at dry feet on completion of drilling operations (A, D.).
Water recorded at feet hours after completion of drilling operations (A.D.).
SOIL AND MATERIAL CONSULTANTS, INC.
Client: D.S.C. Architecture & Construction
SOIL BORING LOG 3
Logged By: DB Page: 1 of
File No. 23171 Date Drilled: 3/10/17
Reference: 2090 W. Golf Road
Mount Prospect, IL
Comments,
0
-2 =
4g .2
(D
x
W
E 0
A
co
g
—
23
9)
8
0
0 unconfined compressive
strength, tons/sq.ft,
penetrometer reading, tons/sq.ft.
1.0 2.0 3.0 4.0
13
Equipment: Q CME 45B CME 55 0 Hand Auger 0 Other
X standard penetration "N", blows/ft
A moisture content, %
10 20 30 40
CLASSIFICATION
Elevation 696.0' Existing Surface
Black silt,some clay,trace sand & roots,
damp,loose (topsoil)
8
10
8
18
14
10
37.1
32.2
16.7
20.6
20.0
19.4
19.6
107.7
110.3
112.8
5.4
3-8
2.5
....
...
.. ...... ..
......... ...
A
........
.......
...........
......
... .... I .....
.. .... ......
... ... .
... ........
Brown -gray silt,some clay,trace fine
sand & gravel,damp-very damp,medium dense
5-
...........
.......... x
..............
.............
- ... I .......
.........
...
.. I ......
----- -
Brown -gray silt,some clay,trace fine
sand & gravel,damp-very damp,100SE
—
Brown -gray clay,some silt,trace sand &
gravel,damp,hard
10
......
.......
....... -
.............
.............
.....
......
---------- ---
..............
...... ..
----------
. .......
-------- - ---
I -N
......
..............
........ I .....
..............
.. ..... ._
0 .
-------
.......
. ...........
..
. .........
.....
.... ......
...
...........
Brown -gray clay,some silt,trace sand &
gravel,damp,very tough
Gray clay,some silt,trace sand & gravel,
damp,very tough
15-
End of Boring
20-
............
........ .
1
........
...... : .....
..........
..
..............
25-
...
............ .
......... .
........
......
.........
1
...... - -----
....
.......
...
30-
.............
....
..
.....
- .... ......
...........
---- ---
..... .. .....
......
...... .
............. I
......
.......
......
........
35-
..............
----------- ..
......
. .......
...... ......
........
..
.............
...... ......
].
.......
... ....
..... 1-1 ....
......
......
... . .....
AA
Water encountered at dry feet during drilling operations (W.D.).
Water recorded at dry feet on completion of drilling operations (A. D.).
G-303 Water recorded at feet hours after completion of drilling operations (A.D.).
SOIL AND MATERIAL CONSULTANTS, �INC.
Arlington Heights, Illinois (847) 8704
Client: D.S.C. Architecture & Construction
SOIL BORING LOG 4
Logged BY: -DB Page: I of I
File No. 23171 Date Drilled: 3/10/17
Reference: 2090 W. Golf Road
Mount Prospect, IL
Comments'
0
TL
x
Js
E
&
3
-:e:j
�.g
Z
IF
Fi 8
0
0 unconfined compressive
strength, tons/scift
penetrometer reading, tons/sq.ft.
1.0 2.0 3.0 4.0
Equipment: OCME 45B OCME 55 13 Hand Auger 0 Other
X standard penetration "N", blowsM
A moisture content, %
10 20 30 40
CLASSIFICATION
Elevation 696.0l Existing Surface
(a) see below
4
9
10
10
16
16
34.9
19.6
16.9
15.4
20.1
20.9
19.2
114.4
128.4
6.3
2.5
.......
....
.... ..
.
.. ..
A
........ .....
...................................
..............
... ...
.............
. ........ ...
4�-
..........
.. ....
..........
....... ......
... ......
... ..........
..... .
.
Brown clay,some silt,trace sand & gravel
Very damp,soft
Brown–gray silt,some clay,trace fine
sand & gravel,damp,loose to medium dense&
5-
—
10-
Brown–gray clay,some silt,trace sand &
gravel,damp,hard
.......
.......
........ .....
..............
..
4
........ I .. ..
............ I .
..
------
........
.. ....
W%.10F
..............
.......
........ I .... 1.11
..
............
........
..... ......
........ I ....
.... I..........-........
.............
......
.. .... 0
.......
.........
...........
—
-
Brown–gray clay,some silt,trace sand &
grg9vel damp.vpry toughAWIN
—
15--
Endof Boring
(a) Black silt,some clay,trace sand &
roots,damp, (topsoil)
20- 1
...........
..............
.......
25-
---------
------------
........
... .
.
... ..........
..............
..............
.... ........
......... 11 ..
....... ......
....
30-
........... I ..
....
......... I ....
.......... ---
..........
.......................................
..... ... I ....
----- .... I
..............
..........
I ........
.........
..............
......... ...
35-
.
......
.............
...... ..
...........
..... 1. � .....
..... ......
........................
...... ....
...........
...........
... I .. ....
Al
Water encountered at 9.0 feet during drilling operations (W.D.).
Water recorded at 6.0 feet on completion of drilling operations (A. D.).
G-303 Water recorded at feet hours after completion of drilling operations (A.D.).
SOIL AND MATERIAL CONSULTANTS, INC.
Client: D.S.C. Architecture & Construction
SOIL BORING LOG 5
Logged By: DB Page: I of 1
File No. 23171 Date Drilled: 3/10/17
Reference: 2090 W. Golf Road
Mount Prospect, IL
Comments -
0
F
x
E
A
rn
1%
e
CL
E
=3 8
0
0 unconfined compressive
strength, tons/sq.ft.
0 penetrometer reading, tons/sq,ft.
1.0 2.0 3.0 4,0
Equipment: ECME 458 13CME 55 0 Hand Auger 0 Other
X standard penetration "N", blows/ftL
A moisture content, %
10 20 30 40
CLASSIFICATION
Elevation 696.01 Existing Surface
Black silt,some clay,trace sand & Toots,
damp, loose (topsoil)
5
9
26
18
35.9
26.9
18.5
17.9
17.7
110.9
116.1
103.5
3.6
9.3
4.8
....... 11- .
........ I ...
......
7.
............
.......
........
.......... -
..... ----
....
....
A
.....
...... ...
....
..
I
---- .........
... .....
.. ...........
..
.. ..
........ -- ..
...... ......
... -a-
..........
..... I ......
.......
...... .. .
......... -
.........
.
.........
-
.. .... ......
-
...... 0
. .....
.
Brown -gray clay,some silt,trace sand &
gravel,damp,very tough to very hard
5-
Brown .. gray claysome silt; sand &
.
gravel.aamp,hard
10-
End of Boring
15
.............
........
..............
...........
.......
..
.. .....
....... I ......
.........
1
..............
............
. ........
20-
............
.......
............
............ I .
....
..
..... ........
.........
..........
.......
..... - ......
.......
.........
....... -..
.............
25-
....
..............
........
..............
.....................
....... ......
..............
........
30-
.......................
..............
.......
.... -1 ....
...... ... -
....
... ..
..... ..... -
..1- .........
...........
............................
-- ........
........ -'.-
......
1
......... ....
...... -1.
......... ....
35-
..............
.. ...... ....
..............
..........
..............
..............
.............
. I ............
. ......
.....
en....
G-303
Water encountered at dry feet during drilling operations (W.D.).
Water recorded at dry feet on completion of drilling operations (A.D.).
Water recorded at feet hours after completion of drilling operations (A.D.),
aX CSOIL AND MATERIAL GONS�LT=NTS. 17
SAMPLE CLASSIFICATION
�M � M I hilk
Soil sample classification is based on the Unified Soil Classification System, the Standard practice for Description
and Identification nfSoils (Visual-Menue]ProoedunA.ASTM D-2488.the Standard Test Method for Classification
of Soils for Engineering Purposes, ASTM D-2487(when applicable), and the modifiers noted below.
CONSIST-ENCY &F COHESIVE SOILS RELATIVE. DENSITY OF GRANULAR SOILS
TernlTerm
N (unreliable)
_ �
Very Soft
0.00-0.25
O- 2
Very Loose
O- 4
Soft.
[i26 -(I49
3- 4
Loose
B- Q
StJ[
0.60-0.99
5' 8
Medium Dense
10-20
Tough
1.00-1.99
9-15
Den§b
30-49
Very Tough
2.00-3.99
16-30 -
Very Dense
SO+
Hord
4.00-7.99
-
30+
Very Hard
B.00+
IDENTIFICATION AND ' �
Term Size Range
Boulder
over 8in.
Cobble
3in. b/8in.
Gravel
-coarse
1 in. to 3in.
-medium
3/8in. to 1 in.
-fine
#4sieve to 3/8 in.
Sand
-coarse
#1Osieve to#4sieve
-medium
#4Dsieve to#1Osieve
-fine
#2OOsieve to#4Osieve
silt
O.002rnnnto#2OOsieve
Clay
smaller than O.002O00
Modifying Term
Trace
uoe
Some
And
Percent by Weigh
Moisture -Condition
Dry
Damp
Very Damp
Saturated
�
DRILLING, SAMPLING & SOIL.PROPERTY SYMBOLS
CF Continuous Flight Auger
HG Hollow Stem Auger
HA Hand Auger
RD Rotary Drilling
AX - Rock Core, 1-3V16 in. diameter
B}( - Rock Core, 1-5/8 in. diameter
N)( - Rock Core, 2-1/8in. diameter
S -Gamp|e .umber
T - Type ofSample
J -Je[
AS - 4uger Sample
G8 - |it-spooO/2in. O.D. with 1-8/8 in. I.D.)
BT - Shelby Tube (2 in. OD. with 1-7/8 in. 1, D.)
R -Renove[yLength.kz
B - B|ovvo/G in. interval, Standard Penetration Test (SPT)
N -B|ows/ foot to drive 2iR. {ID.a sampler
with 140 lb. hammer failing 3Oin.. (STP)
Pen. - Pocket Penetrometer reading, tons/ sq. ft.
VV' -WatCo �
er�aOt,%�d�mmig�
UvV - Dry Unit \8eightufsoil, |bs./uu. ft'
Qu - Unconfined Compressive Strength, tons/ sq. ft.
S1T -96 Strain atQu.
\88- -VVaterLove|
VVQ -While Drilling
AD - After Drilling
DCI -DryCeve-in
VVC|-VVetCeve-iD
LL - Liquid UDld' 96
PL - Plastic limit, 96
P| - Plasticity Index (LL-PU
Particle Size Distribution Report
100
90
80--
70
� li li li li li li li li li li li li li li li
W 60
Z
W
Z 50
W
U li li li li li li li li li li li li li li li
W 40
0-
30
20--
10
0
100 10 1 0.1 0.01 0.001
GRAIN SIZE - mm
% +3" % Gravel % Sand % Fines
Coarse Fine Coarse Medium Fine Silt Clay
0.0 0.0 3.1 2.2 2.9 3.5 53.7 34.6
SIEVE
SIZE
PERCENT
FINER
SPEC."
PERCENT
PASS?
(X=NO)
3/8
100.0
#4
96.9
#10
94.7
#40
91.8
#100
89.9
#200
88.3
Material Description
Silty Clay Loam
Atterberg Limits
PL= LL= PI=
Coefficients
D90= 0.1578 D85= 0.0449 D60= 0.0080
D50= 0.0045 D30= 0.0014 D15=
D10= Cu= Cc=
Classification
USCS= AASHTO=
Remarks
(no specification provided)
Location: Boring 5
Sample Number: 3 Depth: 3.5' to 5.0' Date:
Client: D.S.C. Architecture & Construction
Project: 2090 W. Golf Road
'l( SOIL AND MATERIAL CONSULTANTS, INC.
Mount Prospect, IL
Project No: 23171 Figure
Village of Mount Prospect
Community Development Department
CASE SUMMARY — PZ -01-17
LOCATION:
2080-2090 W. Golf Road
PETITIONER:
Cornerstone Design Studio
OWNER:
The Great Love Presbyterian Church
PARCEL #:
08-15-200-006-0000
LOT SIZE:
2.25 acres (98,051 sq. ft.)
ZONING:
RX Single Family Residential
LAND USE:
House of worship
REQUEST:
1) Conditional use for a house of worship planned unit development to allow the
construction of a new building
2) Code exception from stormwater requirement
3) Code exception from curb and gutter requirement
LOCATION MAP
v mage of Mount Prospect
Community Development Department
MEMORANDUM \ V
1 0
FROM:
DATE:
HEARING DATE:
SUBJECT:
BACKGROUND
MOUNT PROSPECT PLANNING & ZONING COMMISSION
JOSEPH DONNELLY, CHAIRPERSON
JASON C. SHALLCROSS, DEVELOPMENT REVIEW PLANNER
JUNE 14, 2017
JUNE 22, 2017
PZ -01-17 / 2080 — 2090 W. GOLF ROAD / CONDITIONAL USE & CODE
EXCEPTIONS
A public hearing has been scheduled for the June 22, 2017 Planning & Zoning Commission meeting to review the
application by Cornerstone Design Studio (the "Petitioner"), regarding the property located at 2080-2090 W. Golf
Road (the "Subject Property"). The Petitioner is seeking a conditional use to allow a house of worship planned
unit development and code exceptions from stormwater and curb and gutter requirements, and other relief from
the Village of Mount Prospect Village Code as may be required for this project. The P&Z Commission hearing
was properly noticed in the June 7, 2017 edition of the Daily Herald newspaper. In addition, the Petitioner
completed the required written notice to property owners within 250 -feet and staff posted public hearing signs on
the Subject Property.
PROPERTY DESCRIPTION
The Subject Property is located at the northeast corner of Meier Road and Golf Road. The parcel is zoned RX
Single Family Residential. The Subject Property is bordered by an RX Single Family Residential PUD to the
west, the R1 Single Family Residential District to the north, the R1 and RX Single Family Residential Districts to
the East, and an R2 Attached Single Family PUD and a strip mall located in Arlington Heights to the south.
SUMMARY OF PROPOSAL
The Subject Property, consists of one parcel with two existing buildings, a church and a two (2) story house in
which the pastor resides. The Petitioner is proposing to construct an additional building to serve as the Sunday
school for churchgoers and make related improvements, including providing a trash enclosure, street lighting and
landscape islands. The elements of the proposed redevelopment are outlined below.
Conditional l Use for aPlatined (,Jn,t g1,nc
velo nt — The Petitioner is requesting approval of a conditional use for a
house of worship planned unit development (PUD) consisting of three (3) principal buildings. The Village Code
requires conditional use approval of a PUD when more than one principal building will be located on a zoning lot.
The PUD process also allows for unified zoning control over the entire development, which would require formal
Village approval if any modifications to the development are proposed in the future.
Site Plan — The attached site plan indicates the proposed development will consist of three (3) buildings totaling
approximately 8,200 square feet of building area with 6,900 square feet dedicated to religious uses and 1,350
square feet for the pastor's home. The existing church is 3,365 square feet and the proposed building for Sunday
PZ-01-17
Planning & Zoning Commission Meeting June 22, 2017 Page 3
school is 3,524 square feet. The Petitioner is also proposing to install a new garbage enclosure as part of this
project, expand the landscape islands on site, and provide additional street lighting.
1m, t Cover g w- The RX District has a lot coverage limitation of seventy-five percent (75%) for non-residential
uses. The attached plans indicate the overall lot coverage will be fifty-seven percent (57%).
3Ltilig,latic°>n —The attached elevation drawings show that the proposed building will be nineteen feet (19')
tall. The RX District allows non-residential buildings to be up to forty feet (40') tall.
aijkt S — The Village Code requires one (1) parking space per three (3) worshipers for religious institutions and
three and one half (3.5) spaces per 1,000 square feet of gross floor area for cultural institutions. The proposed
development would require a total of fifty-two (52) parking spaces, including three (3) accessible parking spaces.
The attached plans indicate a total of seventy-nine (79) parking spaces, including four (4) accessible parking
spaces.
l,.,andscapia1 — Landscape improvements are proposed for this project. The proposed landscape plan indicates
expanded parking lot islands that will have shade trees and interior landscaping. Perimeter landscaping along the
west, north and east lot lines is also proposed. The ground mounted equipment will be screened as well. The
landscape plan will be subject to comply with the Village Code's landscape requirements.
�;; glh in — All exterior lighting will be brought into compliance as part of this project. The proposal includes two
new street lights. The Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total
cutoff angle of not more than ninety (90) degrees, and it also requires flat lenses for all lighting fixtures.
ADDITIONAL STAFF COMMENTS
l�wEn ine rjgg — Based on the proposed improvements, Village Code requires that stormwater detention be provided
for the entire site. Although the proposal does not meet current standards, stormwater detention was provided in
the parking lot when the parking lot was installed in 1987. Staff supports a request for a code exception to
provide stormwater detention only for the disturbed area.
Regarding the required curb and gutter around the perimeter of the parking lot, Staff understands it is the
applicant's intent to minimize work on the parking lot, but that that curb and gutter will be installed around the
proposed islands in the parking lot. Staff supports a request for a code exception to defer installation of the
perimeter curb to such a time when the parking lot is reconstructed. Simply resurfacing or sealcoating the existing
parking lot would not trigger the requirement to install curb and gutter. Other remaining issues will be addressed
as part of the building permit process.
Fire — The Fire Department has no objections to the use that was requested, but indicates several items must be
addressed in the building permit process. A fire sprinkler system in accordance with NFPA 13, a fire alarm
system, an egress plan for the entire building will be required for the project. All new sprinkler risers and
associated equipment will be required to be located in a separate room with a minimum of one hour construction.
A minimum of three feet (3') clear space shall be maintained around the circumference of any new or existing fire
hydrant, fire department connection, fire protection control valve, or any other fire protection system component.
These items do not need to be addressed during the zoning request process, but have been listed here to make the
Petitioner further aware of them.
CONDITIONAL USE STANDARDS
The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include
seven specific findings that must be made in order to approve a conditional use. The following list is a summary
of these findings:
PZ -01-17
Planning & Zoning Commission Meeting June 22, 2017
Page 4
• The conditional use will not have a detrimental impact on the public health, safety, morals, comfort or
general welfare;
• 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;
• There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion
on Village streets; and
• The request is in compliance of the conditional use with the provisions of the Comprehensive Plan,
Zoning Code, and other Village Ordinances.
Staff has reviewed the Petitioner's request for a conditional use to allow a house of worship planned unit
development and finds that the standards have been met, as set forth in the Petitioner's responses to the standards.
Staff believes it will not have a detrimental impact on the public health, safety, morals, comfort or general welfare
of the community. The proposed improvement to add another building for Sunday school would be consistent
with other religious institutions found throughout the Village. It is not uncommon for houses of worship to
consist of more than one building. For example, the property adjacent to the west of the Subject Property
currently consists of five (5) buildings. The proposed development would allow for the existing religious facility
to provide a dedicated space for children to learn.
CODE EXCEPTION STANDARDS
The standards for code exceptions are listed in Section 15.109 of the Village Code and include seven specific
findings that must be made in order to approve an Exception. The following list is a summary of these findings:
• The exception will not have a detrimental impact on the public health, safety, morals, comfort, or general
welfare;
• The hardship is caused by the particular physical surroundings, shape, or topographical conditions of the
specific property involved, and is not merely an inconvenience;
• The conditions upon which an application for an exception are based are unique to the property for which
the exception is sought and are not generally applicable to other property within the same zoning
classification;
• The purpose of the exception is not based primarily upon a desire to increase financial gain;
• The alleged hardship has not been created by any person presently having an interest in the property;
Staff has reviewed the Petitioner's request for code exceptions from providing stormwater detention for the entire
site and curb and gutter for the perimeter of the parking lot and supports these requests. Some stormwater
detention is currently provided on site, and detention is being provided for the disturbed area. The applicant
intends to minimize parking lot improvements at this time, and is providing street lighting and expanding
landscape islands so that they meet Village Code requirements. Staff recommends that if the parking lot is ever
substantially repaired or replaced, more than simply resurfacing or seal coating the existing parking lot, that curb
and gutter be installed for the entire parking lot.
RECOMMENDATION
Staff finds that the conditional use and code exception standards have been met and that granting such requests
would be in the best interest of the Village. Staff recommends that the Planning & Zoning Commission make a
motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend
p 2rovgl of the following motions:
"To approve a:
I . Conditional Use for a house of worship PUD, subject to the following conditions:
a. Site landscaping shall satisfy Village Code requirements;
b. Outdoor lighting shall satisfy Village Code requirements;
PZ -01-17
Planning & Zoning Commission Meeting June 22, 2017
Page 5
c. All ground and roof mounted mechanical equipment shall be screened;
d. Submittal of an irrigation plan for the proposed landscaping for staff review and approval;
e. Development of the site in general conformance with the plans prepared by DSC Corner Stone,
dated May 1st, 2017;
f. A building permit, in accordance with the current 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 and
improvements completed within ?a period of eighteen (18) months;
2. Code Exception from the requirement to provide storm water detention for the entire site as required by
Section 15.402.B of the Village Code, subject to the following condition:
a. Providing stormwater detention for all new impervious surfaces.
3. Code Exception from the requirement to provide curb and gutter around the perimeter of the parking lot
and driveways as required by Section 15.402.C, subject to the following condition:
a. Future reconstruction of the parking lot will require curbing to be installed around the perimeter
of the parking lot and driveways."
The Village Board's decision is final for this case.
I concur:
William J, ooney A�.�� �� �_.........
.._._.. .�.-_ ICP
Director of Community Development
HAFLAM1PImdm g & Zoewig COh4M%P&Z 20I Mt.(T Repmre \PZ -O [-t7 2090 W. Goff Rd (CU- PUD & Code Exwpti—n d.cx
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -01-17
PROPERTY ADDRESS:
PETITIONER:
PUBLICATION DATE:
Hearing Date: June 22, 2017
2080-2090 W Gold Rd.
The Great Love Presbyterian Church
June 7, 2017
REQUESTS: Conditional Use for a house of worship planned unit
development and code exceptions from the requirement to
provide stormwater detention for the entire site as required
by Section 15.402.B of the Village Code and the requirement
to provide curb and gutter around the perimeter of the
parking lot and driveways as required by Section 15.402.0 of
the Village Code.
MEMBERS PRESENT
MEMBERS ABSENT:
STAFF MEMBERS PRESENT:
INTERESTED PARTIES:
Walter Szymczak
Agostino Filippone
William Beattie
Norbert Mizwicki
Sharon Otteman
Thomas Fitzgerald
Joseph Donnelly, Chair
None
Consuelo Arguilles- Deputy Director of Community
Development
Jason Shallcross- Development Review Planner
The Great Love Presbyterian Church ownership and
members
Chairman Donnelly called the meeting to order at 7:32 pm. Commissioner Beattie made a motion
seconded by Commissioner Otteman to approve of the minutes from the Planning and Zoning
Commission meeting on May 25, 2017. The minutes were approved 5-0 with Commissioners Otteman
and Fitzgerald abstaining. Chairman Donnelly introduced Case PZ -01-17 2080-2090 W. Golf Road.
Mr. Shallcross stated that the Subject Property is located at the southwest corner of Meier Road and Golf
Road. He stated that the parcel is zoned RX Single Family Residential. He stated that the Subject Property
is bordered by the RX Single Family Residential PUD to the west, an RI Single Family Residential
District to the north, RI and RX Single Family Residential District to the east, and an R2 Single Family
Attached PUD and strip mall located in Arlington Heights to the south.
Mr. Shallcross stated that the subject property consists of one parcel with two existing buildings, a church
and a two story house in which the pastor resides. The petitioner is proposing to construct an additional
building which will serve as a Sunday school for churchgoers, and to make related improvements
including providing a trash enclosure, street lighting, and landscaped islands.
Planning and Zoning Commission- June 22, 2017 PZ -01-17
Joseph Donnelly, Chair
Mr. Shallcross stated that the petitioner is requesting a conditional use for a house of worship PUD
consisting of three principal buildings. He then stated the Village requires conditional use approval of a
PUD when more than one principal building is located on a zoning lot. He explained that the process
allows for a unified zoning control for the entire development which would require formal Village
approval if any modifications or changes are proposed at any point in the future.
Mr. Shallcross then elaborated that the site plan indicates that the development will consist of three
buildings totaling approximately 8,200 Square Feet (sq. ft.) of building area with 6,900 sq. ft. of building
area dedicated to religious uses and 1,350 sq. ft. dedicated toward the pastor's home.
Mr. Shallcross then stated that the church is approx. 3,300 sq. ft. and the proposed building for Sunday
school is 3,500 sq. ft. He then stated that the petitioner is also proposing to install a new garbage
enclosure, expand the landscaped islands on site and provide additional street lighting.
Mr. Shallcross then reviewed the RX non-residential lot coverage standards and stated that the proposed
lot usage would limit lot coverage to fifty-seven percent. (57%)
Mr. Shallcross then reviewed the proposed Sunday school elevations and stated the RX Zoning district
height restrictions. Mr. Shallcross then stated that required parking restrictions for religious use structures.
He then stated that the proposal includes seventy-nine (79) parking spaces and four (4) accessible parking
spaces.
Mr. Shallcross then stated that the proposed landscape improvements include expanded parking islands
which will include shade trees and interior landscaping, perimeter landscaping along the west, north, and
east edges of the lot and ground equipment will be screened per Village Code.
Mr. Shallcross stated that all lighting on site will be brought up to the standards of the Village Code. He
then stated that the proposal includes two (2) new street lights. Mr. Shallcross then reviewed the lighting
standards.
Mr. Shallcross then reviewed additional staff comments.
Mr. Shallcross stated that staff supports the Petitioner's request for a code exception to provide storm
water detention only for the disturbed area. Mr. Shallcross then stated that staff supports the Petitioner's
intent to minimize work on the parking lot and that curb and gutter will only be installed around the
proposed islands. He then stated that staff supports a request for a code exception to defer installation of
the perimeter curb to such a time when the parking lot is reconstructed. Resurfacing and resealing part of
the parking lot will not trigger the requirement to install curb and gutter. He then stated the other issues
will be addressed as part of the building process.
Mr. Shallcross also stated that the fire department has no objections to the use requested but they have
indicated several items that will need to be taken care of or addressed as part of the building process.
Mr. Shallcross then reviewed the conditional use standards.
Mr. Shallcross stated that staff has reviewed the Petitioner's request for a conditional use to allow a house
of worship and finds that the standards have been met, as set forth in the Petitioner's responses to the
standards. He stated that the proposed unit development would not have a negative impact on the health
and public safety, or general welfare of the community. Mr. Shallcross stated that the proposal to add an
additional building to the site would be consistent with other religious institutions found throughout the
Planning and Zoning Commission- June 22, 2017 PZ -01-17
Joseph Donnelly, Chair
Village. He then stated that it is not uncommon for religious institutions to contain more than one
building. The space would also allow a new dedicated space for children to learn.
Mr. Shallcross stated that staff finds that the conditional use and variation standards have been met and
that granting such requests would be in the best interest of the Village.
Mr. Shallcross stated that staff recommends that the Planning and Zoning Commission make a motion to
adopt staff's findings as the findings of the Planning and Zoning Commission and approve the following
motion:
"To approve a:
Conditional Use for a house of worship PUD, subject to the following conditions:
a. Site landscaping shall satisfy Village Code requirements;
b. Outdoor lighting shall satisfy Village Code requirements;
c. All ground and roof mounted mechanical equipment shall be screened;
d. Submittal of an irrigation plan for the proposed landscaping for staff review and
approval;
e. Development of the site in general conformance with the plans prepared by DSC
Corner Stone, dated May 1 st, 2017;
f. A building permit, in accordance with the current 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 and
improvements completed within a period of eighteen (l 8) months;
2. Code Exception from the requirement to provide storm water detention for the entire site
as required by Section 15.402.B of the Village Code, subject to the following condition:
a. Providing stormwater detention for all new impervious surfaces.
3. Code Exception from the requirement to provide curb and gutter around the perimeter of
the parking lot and driveways as required by Section 15.402.C, subject to the following
condition:
a. Future reconstruction of the parking lot will require curbing to be installed around
the perimeter of the parking lot and driveways."
Mr. Shallcross stated that the Village Board's decision was final for this case.
Mr. Shallcross then closed by mentioning that staff received several phone calls from neighbors. Many
were concerned about possible use of the proposed school. However, once informed that it would be used
for Sunday school purposes only, many were supportive.
Chairman Donnelly then asked members of the commission for their questions for Staff regarding the
proposed development.
Commissioner Beattie questioned if current storm water conditions lead to an overflow in the parking lot.
Planning and Zoning Commission- June 22, 2017 PZ -01-17
Joseph Donnelly, Chair
4
Mr. Shallcross stated that Commissioner Beattie's inquiry was correct. He explained that the parking lot's
completion in the 1980's in its current state was approved under Village Code. He also explained that the
reason it has not been addressed until now is that, in accordance with Village Code, all new structures
being built on a site will trigger the requirement to update storm water detention for the rest of the site.
Commissioner Beattie then questioned as to where storm water would end up going under the proposed
plan.
Mr. Shallcross responded by explaining the proposal for a rain garden between the existing church and
existing two (2) story home along Golf Road.
Chairman Donnelly questioned as to whether the water gathered in the proposed rain garden would
completely supplement the current parking lot in holding excess water.
Mr. Shallcross responded that the proposed rain garden would only hold water for all new impervious
structures on the site.
Chairmen Donnelly then interjected and questioned further if the rain water, as displayed in the PUD,
would remain on the site.
Mrs. Arguilles clarified Chairman Donnelly's questioning by stating that there is no record of a PUD for
the site at hand.
Commissioner Beattie then asked Mr. Shallcross to explain the proposed rain garden to clarify his
understanding of it.
Mr. Shallcross explained that the Village of Mount Prospect engineering department is currently working
with the Applicant to determine the necessary area of the garden. He explained the garden will have a
layer of rocks and sand along with wet plantings and natural grasses.
Mrs. Arguilles then highlighted the addition of site drawings, including the proposed rain garden, in the
programming packet for the meeting.
Chairman Donnelly then swore in Petitioner Jing -Gu Kim.
Mr. Kim also introduced Senior Pastor Yu of The Great Love Presbyterian Church. Mr. Kim also
introduced Mr. Kan, a parishioner of the church and the architect of the project.
Chairman Donnelly invited Mr. Kim to explain his reasoning for proposing the project.
Mr. Kim explained the necessity to update the church spaces to continue the practice of religion for the
community and the importance of maintaining the site as to improve the image of the church around the
community. Mr. Kim also explained that he is very welcoming of neighbors and invites neighboring
homes to park their cars in their parking lot when the church is not making use of it.
Chairman Donnelly asked Mr. Kim what the use of the proposed school would be and how many patrons
would make use of the space.
Planning and Zoning Commission- June 22, 2017 PZ -01-17
Joseph Donnelly, Chair
Mr. Kim explained that the school would serve as a community center and a space for religious education
and spiritual classes. He also explained that the center would serve about twenty (20) or more children
during weekends with other planned activities for the community.
Chairman Donnelly then invited members of the commission to ask any questions they may have.
The members of the Planning and Zoning commission had no questions for Mr. Kim.
Chairman Donnelly opened the case to public comment.
Chairman Donnelly swore in Mr. Gregg Grummel of 2003 W. Lonnquist Boulevard.
Mr. Grummel expressed concern that the church will not keep up their property and their proposed
improvements. He cited cases in which plantings died due to lack or care and were not promptly replaced.
Mr. Grummel was also concerned about trash that has not previously been picked up. Mr. Grummel also
explained that he had, in fact, cleared much of the overgrown brush on the Petitioner's plot which he said
had grown onto his property.
Chairman Donnelly clarified Mr. Grummel's concerned as ones regarding the overall upkeep and
management of the property.
Mr. Grummel concurred with Chairman Donnelly's assessment and also mentioned his concerns with
upkeep in regards to a shed built on the property previously. He stated that the shed is attractive from the
street but the sides facing away from the street are rotting and unkempt with piles of loose wood and
piping. Mr. Grummel also believed that animals were living in the shed.
Mr. Grummel then presented pictures of the concerns previously stated on the projector.
Chairman Donnelly then swore in Mrs. Kathy Grummel of 2003 W Lonnquist Boulevard.
Mrs. Grummel expressed concern with the location of the garbage dumpster. She expressed gratitude that
it will be covered but was still concerned with the smell and hoped it will be moved in the final proposal
of the project.
Mrs. Grummel also inquired as to where water will go upon the completion of the proposed PUD.
Chairman Donnelly asked Mrs. Grummel if there were any issues with flooding onto their own property.
Mrs. Grummel stated that water has come close to their property but it never caused a serious issue.
She also argued that the lack of proper curbs around the perimeter of the site could lead to additional
flooding issues or safety issues regarding parking.
Mrs. Grummel also showed concern with noise coming from the church on weekends; most likely due to
lack of air conditioning in the existing church and the requirement to keep windows open.
Chairman Donnelly explained that the proposed structure will likely have air conditioning which may
decrease audible noise.
Mrs. Grummel concurred with Chairman Donnelly's assessment.
Mrs. Grummel also inquired on the effects of the proposed lighting on her home.
Planning and Zoning Commission- June 22, 2017 PZ -01-17
Joseph Donnelly, Chair
Chairman Donnelly stated that no light is allowed to spill into neighboring properties per the Village
Code. He cited his experience with new lighting at other properties in the Village and stated that the light
is rarely ever an issue.
Mr. Shallcross added that the proposed lighting is all within the guidelines of the Village Code. He stated
that proposed street lighting will be added along Meier Road at the behest of the Village.
Chairman Donnelly also stated that a drawing of the proposed lighting is included in the site plans
displayed to the public. He expressed certainty that the lighting would satisfy neighboring property
owners.
Mrs. Grummel thanked Chairman Donnelly for his reassurance.
Mrs. Grummel then asked for clarification of the location of the rain garden.
Chairman Donnelly stated that it will be by Golf Road, not by the home of the resident.
Mr. Shallcross stated that it will be very far away from the home of Mrs. Grummel.
Chairman Donnelly then swore in Mr. Donald Losey of 804 S Carol Ln.
Mr. Losey stated that he has been a long time member of the Village of Mount Prospect and stated that he
has no issues with the owners of the property. However, he stated that he had concerns with the upkeep of
the property along with frequent flooding issues.
Mr. Losey continued by stating that the property lighting does not present any problems to him but he
questions their upkeep of the lawn. He suggested that the Village pay closer attention to the Petitioner's
property.
Chairman Donnelly then swore in Mrs. Barbara Markowski of 806 S Carol Ln.
Mrs. Markowski expressed similar concerns as previous community members did including the upkeep of
the property and issues regarding noise coming from the property.
Chairman Donnelly asked if there was anything that any additional community members would like to
add.
No additional community members wished to comment on the proposed project.
Chairman Donnelly asked the Community Development staff if the proposed PUD status given to the
Petitioner would allow the Village to enforce tighter restrictions on the Petitioner's landscaping.
Mrs. Arguilles stated that landscaping and upkeep of the site can be enforced whether the site is a PUD or
not.
Commissioner Beattie argued that issues regarding landscaping and site upkeep are another issue
altogether and should not impact the proposed site improvements.
Planning and Zoning Commission- June 22, 2017 PZ -01-17
Joseph Donnelly, Chair
Mr. Shallcross stated that the PUD status of this site would be a positive since the Village could require
the replanting of foliage in accordance with the landscape plan approved by the Planning Division should
foliage continue to die.
Commissioner Beattie argued that the PUD status would be a net positive for all parties involved.
Chairman Donnelly stated that having an approved landscape plan that the Village would enforce would
help combat any issues with upkeep of the Petitioner's property.
Chairman Donnelly then asked Community Development staff if the Village of Mount Prospect can
enforce constraints on noise coming from a particular site.
Mrs. Arguilles stated that there is no restriction on hours of operation for a business in the Village per the
Zoning Ordinance but there may be some restrictions in the Village Code. She stated that if there are
further issues regarding noise, they can be taken up with the Community Development department.
Commissioner Beattie stated that Saint Cecilia's Church is just across the street from the Petitioner's
property. He stated that the Church likely has a much larger congregation and stated that he did not think
a Sunday school should create too many noise complaints.
Commissioner Yonnquist asked the Community Development department staff if there is any way to
move the proposed trash enclosure. He suggested moving it by Lonnquist Boulevard away from the
homes of neighbors.
Mr. Shallcross stated that the location of the trash enclosure would be at the discretion of the Petitioner
since its current location meets all required setbacks for garbage enclosures.
Mrs. Arguilles added that the current location of the trash enclosure is close to adjacent single family
homes and it would continue to be at any point along the Eastern edge of the lot.
Chairman Donnelly invited The Petitioner, Mr. Kim, back to answer questions from the Planning and
Zoning Commission and from local residents.
Chairman Donnelly asked Mr. Kim if the proposed one (1) story structure would have air conditioning.
Mr. Kim responded stating that the proposal would include it.
Chairman Donnelly asked Mr. Kim if the proposed usage of the site would mean programming into the
late evening.
Mr. Kim stated that they would not likely have programming too late into the evening and stated that they
would try to be more aware of their noise levels in the evening.
Chairman Donnelly asked if the Church's pastor currently lives on the Petitioner's property.
Mr. Kim stated that Pastor Yu does not live on the property but someone else does live there.
Chairman Donnelly stated that a number of residents had issues regarding the upkeep of the property.
Planning and Zoning Commission- June 22, 2017 PZ -01-17
Joseph Donnelly, Chair
Mr. Kim acknowledged that he heard the concerns and thanked the community members for their
comments and promised to keep the lawn and property in better circumstances for the betterment of the
community.
Chairman Donnelly then asked the Petitioner if they would consider moving the garbage enclosure away
from the adjacent homes.
Mr. Kim stated that he would be willing to do so and that he would discuss this matter with Pastor Yu and
the architect, Mr. Kan.
Commissioner Beattie added that it is not required of the Petitioner to move the trash enclosure but it
would be neighborly to do so.
Chairman Donnelly stated that the Petitioner would be able to change plans as needed before the final
plans go before the Village Board.
Commissioner Mizwicki stated that it is important that the Petitioner move the trash enclosure, especially
in light of the pictures displayed earlier detailing issues with site upkeep. Commissioner Mizwicki also
asked who specifically lives in the home on the property if the pastor does not.
Mr. Kim stated that the home is currently being lived in by a tenant.
Commissioner Mizwicki asked if the tenant was a member of the congregation of the church.
Mr. Kim stated that the tenant was not a member of the church and was a member of a Hispanic
congregation that shares spaces with The Great Love Presbyterian Church. Mr. Kim stated that he would
discuss hours of worship with the Hispanic congregation.
Commissioner Mizwicki asked if the Hispanic congregation has any religious functions on the site.
Mr. Kim stated that they do and that most of their events take place on Sunday evenings. Mr. Kim added
that if the music and noise coming from the Hispanic congregation's events is too loud for neighbors,
they would discuss reducing the noise coming from the Petitioner's property.
Commissioner Mizwicki asked if all of the Hispanic congregation's events take place solely in the home
on the property.
Mr. Kim stated that they currently hold events in the Church as well on Tuesday, Thursday, and Sunday.
Commissioner Mizwicki asked if the Hispanic congregation holds events outdoors and if so, why they are
not present at the meeting.
Chairman Donnelly stated that the Hispanic congregation is not the owner or the property so they are not
needed at the Planning and Zoning Commission meeting.
Commissioner Mizwicki concurred with Chairman Donnelly's observation.
Chairman Donnelly then asked if there were any additional public comments.
Planning and Zoning Commission- June 22, 2017 PZ -01-17
Joseph Donnelly, Chair
Mr. Losey stated that he had observed garbage from Sunday events at the church overflowing out of the
current dumpster and sitting on the ground. This resulted in garbage being left by the sanitation
department and emitting a foul odor.
Chairman Donnelly asked the Community Development staff what the requirement for pickup in a given
area was.
Mrs. Arguilles stated that it varies given the area of the site. She added that given the feedback, the
Petitioner may have to evaluate the size of the dumpster on the site.
Chairman Donnelly clarified to Mr. Losey that the Petitioner should have a big enough dumpster to hold
all of the garbage on the site. If they do not have one large enough, they need to obtain a larger dumpster.
Commissioner Fitzgerald asked if the existing shed will be coming down to make way for the proposed
Sunday school.
Mrs. Arguilles stated that the shed will be removed. She stated that if a new shed is to be added, the
Petitioner will need to include it in their proposal.
Chairman Donnelly asked Mr. Kim if the proposal includes a new shed.
Mr. Kim stated that there will be no new shed to replace the one removed in the construction of the
Sunday school.
Chairman Donnelly closed the case to public comment for further discussion.
Commissioner Beattie made a motion seconded by Commissioner Fitzgerald to approve the following
motion:
"To approve a:
Conditional Use for a house of worship PUD, subject to the following conditions:
a. Site landscaping shall satisfy Village Code requirements;
b. Outdoor lighting shall satisfy Village Code requirements;
c. All ground and roof mounted mechanical equipment shall be screened;
d. Submittal of an irrigation plan for the proposed landscaping for staff review and
approval;
e. Development of the site in general conformance with the plans prepared by DSC
Corner Stone, dated May 1 st, 2017;
f. A building permit, in accordance with the current 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 and
improvements completed within a period of eighteen (18) months;
2. Code Exception from the requirement to provide storm water detention for the entire site
as required by Section 15.402.B of the Village Code, subject to the following condition:
a. Providing stormwater detention for all new impervious surfaces.
Planning and Zoning Commission- June 22, 2017 PZ -01-17
Joseph Donnelly, Chair
10
3. Code Exception from the requirement to provide curb and gutter around the perimeter of
the parking lot and driveways as required by Section 15.402.C, subject to the following
condition:
b. Future reconstruction of the parking lot will require curbing to be installed around
the perimeter of the parking lot and driveways."
IWI ONi1110)I11[��
AYES: Beattie, Mizwicki, Szymczak, Donnelly, Otteman, Fitzgerald, Filippone
NAYS: None
The vote was approved 7-0 with a positive recommendation to the Village Board.
Commissioner Beattie made a motion seconded by Commissioner Otteman to close the hearing and the
meeting was adjourned at 8:28 pm.
Jason C. Shallcross
Development Review Planner
Planning and Zoning Commission- June 22, 2017 PZ -01-17
Joseph Donnelly, Chair
June 30, 2017
Mr. William J. Cooney, AICP
Director of Community Development Department
Village of Mount Prospect
50 S. Emerson St.
Mount Prospect, IL 60056
Re: PZ -01-17 (2080 W. Golf Rd.)
Dear Mr. Cooney:
The Planning & Zoning Commission recommended approval of our conditional use and
code exception requests by 7-0 vote. Our request is scheduled to go before the Village
Board for the ordinance's first reading on July 18, 2017.
We are respectfully requesting that the Village Board waive the second reading,
tentatively scheduled for August 1, 2017, and take final action at the August 1, 2017
meeting because we desire to start the project as soon as possible.
I appreciate your assistance in facilitating this request. If you need more information or
have any questions, please contact me at 608-886-5700.
Sincerely,
Sangwon Kang, President
DSC Architecture & Construction
Phone: 608.886.5700 Email: info@ds-cornerstone.com Homepage: www.ds-cornerstone.com
1901 Raymond Dr. Suite 13, Northbrook, IL 60062
SOP
` Wwd
The Great Love Presbyterian Church
2090 W Golf Rd., Mt. Prospect, IL 60056 (Phone: 847-612-6055)
June 30, 2017
Mr. Jason C. Shallcross
Development Review Planner
Community Development Department
Village of Mount Prospect
50 S. Emerson St.
Mount Prospect, IL 60056
Re: PZ -01-17 (2080 W. Golf Rd.)
Dear Mr. Shallcross:
Per your request for some follow-up information in connection with Planning & Zoning
Commission meeting of June 22, 2017, we respectfully submit additional information as
follows:
1. Evidence regarding yard maintenance issues (e.g., plants and bushes, long grass,
storage barrels, trailer and other refuse & debris near the dumpster):
We have removed trailer and storage barrels, trimmed bushes and long grass, and cleaned
up the debris nearby the dumpster and shed areas.
• See attached photos showing current condition near the dumpster and shed areas.
2. Proposed plan for landscaping improvement:
We are currently getting a lawn care service from a contractor once a week. For the
landscaping improvement of our church, we will organize a TF group that will take a
responsibility for routine removal of any overgrown and unwanted plants. In addition, we
will hire a professional landscaper quarterly basis to ensure and maintain the good
condition of the landscape around our church.
3. Revised site plan showing the new location for dumpster and enclosure.
See attached site plan revision
4. Statement of Hispanic Congregation regarding outdoor music issues
+ See Letter from Pastor of Hispanic Congregation
As a host congregation, we have cooperated with Alpha & Omega Hispanic congregation
since 2009. It is a common practice among community churches to share church facility
with other smaller group of congregations. As disciples of Jesus Christ, we are convinced
that we ought to share our church facilities with congregations of other cultural groups. In
fact, hundreds of churches across the country share their building harmoniously with
Hispanic, Asian, Middle Eastern, Black, and Eastern European congregations.
We also recognize that the church property belongs to the Lord, not to us (Psalm 24:1).
As His stewards, we should expand its use to include congregations who speak other
languages. Furthermore, learning about other cultures better equips us for the missionary
task. To reflect now the future unity which will be realized when "a great multitude from
every nation, from all tribes and peoples" shall stand before the God's throne (Revelation
7:9; 5:9).
The Hispanic congregation has Tuesday and Thursday worships from 7:30 pm to 9:00 pm
and Sunday worship service from 5:00 pm to 8:00 pm. To remedy the complaints from
our neighbors regarding the loud music sound during the worship services, we, both of
host and guest congregations, have agreed to carefully adjust worship practices and
schedules. In addition, as a host pastor, I will meet regularly with the guest pastor for
sharing and prayer "how we can maintain our church facility better without causing any
interruptions to our neighbors." We also plan to set up an inter -congregational relations
committee to meet with the Hispanic congregation to meet quarterly to discuss about
cooperative maintenance of our church facilities.
5. General information of the pastor's home.
Current resident at the pastor's home is a member of the Hispanic congregation and has
been resided since June 2016. The resident couple has four children. Prior to June 2016,
a youth group pastor of our church had resided. Based on our mutual understanding, the
current resident has agreed to lease the pastor's home for yearly basis, but there is no
formal lease agreement signed.
If you need more information or have any questions, please contact me at 847-612-6055..
Sincerely,
Revn on Ha Yu
Senior Pastor
The Great Love Presbyterian Church
iad - 1-)�.istorwojnyu(�, otniad.corn
2090 As Golf Road Mm.%nt Prospect, K, 60056
-ro mi�orrs it may rorw,errw,
ot,dc)ok, five.. coni/ owa/'?j,)ath-:"/ni ail/ jn1.,)w(/ iy)
We, 9&sia lnternaciofW Casa de Dios Affa V Ornega wiM do oxur very best to nok fmve musk after
9PM. Our sex -vices are usuisUy ovo,,-r before that time and we wiH he einindfu,' of oursurrounding
irreighbors.
fhallk YOU and God Ness!
Sinc,erely,
AksuO Leon
Pastor
847-401-9133
Rafael Rak R061gUO/
-""Z_ .... ... . . .. 'Z'
RAM Rodru guez
Asair slant
847-373-7234
As of June 29, 2017
As of June 29, 2017
As of June 29, 2017
"s
I
-j
0
0
3:
u
C) ui
ui
0
z
Lol CL
M!R -Z
0 C<�: on
U,CL
Pt
CL k 0 0::
z d
, �
U CL.
ul
W,
z
x o0
tie
Z
Z
0
N
ORDINANCE NO.
AN ORDINANCE GRANTING A CONDITIONAL USE TO ALLOW A PLANNED UNIT
DEVELOPMENT AND CODE EXCEPTIONS FOR THE GREAT LOVE
PRESBYTERIAN CHURCH LOCATED AT 2080-2090 W. GOLF ROAD,
MOUNT PROSPECT, IL
WHEREAS, Cornerstone Design Studio, ("Petitioner'), has filed a petition for a
Conditional Use for a Planned Unit Development (PUD) and Code Exceptions from
stormwater and curb and gutter requirements for property located at 2080-2090 W. Golf
Road ("Property') and legally described as;
LOT 5 (EXCEPT THE EAST 454.40 FEET THEREOF AS MEASURED ON THE
NORTH LINE THEREOF) IN MEIER BROTHERS SUBDIVISION, BEING A
SUBDIVISION OF PARTS OF SECTION 10 AND 15, TOWNSHIP 41 NORTH, RANGE
11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
Property Index No. 08-15-200-006-0000
WHEREAS, the Petitioner seeks 1) Conditional Use for a house of worship Planned
Unit Development, consisting of three (3) principal buildings, to construct one (1)
additional building, and 2) Code Exceptions from stormwater and curb and gutter
requirements; and
WHEREAS, a Public Hearing was held on the request for Conditional Use and Code
Exceptions designated as PZ -01-17, before the Planning and Zoning Commission of the
Village of Mount Prospect on the 22nd day of June 2017, pursuant to due and proper
notice thereof having been published in the Daily Herald Newspaper on the 7t" day of
June, 2017; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and
recommendations to the President and Board of Trustees in support of the request
being the subject of PZ -01-17; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have
given consideration to the request herein and have determined that the same meets the
standards of the Village and that the granting of the proposed Conditional Use and
Code Exceptions would be in the best interest of the Village.
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: That the recitals set forth hereinabove are incorporated herein as
findings of fact by the President and Board of Trustees of the Village of Mount Prospect.
SECTION TWO: The President and Board of Trustees of the Village of Mount
Prospect grant 1) a Conditional Use permit for a Final Planned Unit Development for
one (1) new outlot building as shown on the Site Plan, a copy of which is attached and
made a part of as Exhibit "A."
SECTION THREE: The President and Board of Trustees of the Village of Mount
Prospect grant a conditional use for a house of worship PUD with the following
conditions:
1. Site landscaping shall satisfy Village Code requirements;
2. Outdoor lighting shall satisfy Village Code requirements;
3. All ground and roof mounted mechanical equipment shall be screened;
4. Submittal of an irrigation plan for the proposed landscaping for staff review and
approval;
5. Development of the site in general conformance with the plans prepared by DSC
Corner Stone, dated May 1, 2017;
6. A building permit, in accordance with the current requirements of the Village of
Mount Prospect, must be issued within on (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 and
improvements completed within a period of eighteen (18) months ;
SECTION FOUR: The President and Board of Trustees of the Village of Mount
Prospect grant a code exception from the requirement to provide storm water detection
for the entire site as required by Section 15,402.13 of the Village Code, subject to the
following condition:
1. Providing stormwater detention for all new impervious surfaces.
SECTION FIVE: The President and Board of Trustees of the Village of Mount Prospect
grant a code exception from the requirement to provide storm water detention for the
entire site as required by Section 15.402.13 of the Village Code, subject to the following
condition:
1. Future reconstruction of the parking lot will require curbing to be installed around
the perimeter of the parking lot and driveways.
SECTION SIX: 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 18th day of July, 2017.
Arlene A. Juracek
Mayor
ATTEST:
Karen M. Agoranos
Village Clerk
2080-2090 W. Golf Road
PIN: 08-15-200-006-0000
EXHIBIT A