HomeMy WebLinkAbout7.5 A Resolution Approving a Final Plat of Subdivision - 1101 - 1111 LinnemanBoardDocs® Pro Page I of 2
Agenda Item Details
Meeting Nov 07, 2018 - REGULAR MEETING OF THEM UT PROSPECT VILLAGE BOARD - 7:00 p.m.
Category 7. NEW BUSINESS
Subject 7.5 7.5a PZ -19-18 / 1101-1111 Linneman Road / ISL Ventures / A RESOLUTION APPROVING A
FINAL PLAT OF SUBDIVISION FOR PROPERTY LOCATED AT 1101-1111 LINNEMAN ROAD
Access Public
Type Action
Preferred Date Nov 07, 2018
Absolute Date Nov 20, 2018
Fiscal Impact No
Recommended Action Approval of:
1. A plat of subdivision titled "Mount Prospect Senior Living Subdivision";
2. A zoning map amendment to R-4 Multi -Family Development for Lot 2 of the "Mount Prospect
Senior Living Subdivision"; and
3. A Conditional Use for a residential planned unit development (PUD) consisting of one (1)
principal building used for senior housing as per plans by pi architects dated September 27, 2018,
subject to the conditions listed below.
1-iousing DeveIopirnent
Goals 02. Qua�ity Seni&�
Public Content
Information
The Petitioner, David Simon of ISL Ventures, is seeking a plat of subdivision, a zoning map amendment, and a conditional us
to allow a final residential planned unit development with senior housing (PUD) at 1101-1111 Linneman Road. The Subje
Property, commonly known as the St. Johns Lutheran Church of Mount Prospect, consists of one parcel of land zoned RX Singl
Family, that is proposed to be subdivided into two lots of record and rezoned to R4 Multi Family. The Subject Property is locate
south of Golf Road and west of S. Elmhurst Road, between S. Linneman Road and Hunt Club Drive. The Petitioner is proposin
to construct eighty-eight (88) senior housing dwelling units on this site comprised of both memory care units (32) and assiste
living (56) units. The construction of senior housing requires a Conditional Use for a Planned Unit Development in the R4 zonin
district.
The site plan indicates Lot 1 (northern lot) consists of St. Johns Lutheran School, which would remain with minor modifications
to the site's ingress/egress. Lot 2 would contain the senior housing development, which has a residential character. ThC
proposed building will have peaked roofs exterior finishes consisting of fiber cement lap siding, brick, asphalt shingles, and
metal accent roofs. Several patios and outdoor recreation areas are provided. Access to the site is provided via both
Linneman Rd and Hunt Club Drive. The Petitioner conducted a traffic study which indicates minimal traffic impact on thc
surrounding neighborhood.
The proposed development would generate approximately $264,000 in annual property taxes on what is currently a tax exemp
property. The project further diversifies senior housing options available in the Village, serves as a buffer between condominiu
and institutional uses, and provides quality housing for the Mount Prospect community. Providing additional market -rate senio
housing is a goal of the Village's Comprehensive Plan and achieves Village Strategic Plan objectives as well. I
Staff received a few concerns from the general public regarding the loss of open space, that the development changes the
character of the neighborhood, and that it creates traffic issues in the area. The Petitioner held a neighborhood meeting on
October 15, 2018 which had approximately 40 attendees. The Petitioner was able to address a variety of questions related t*
traffic, building characteristics and operations, construction phasing and stormwater drainage. At the Public Hearing held on
October 25, 2018, the Planning and Zoning Commission voted to approve the project unanimously by a vote of 7-0, subject t*
https://www.boarddocs.com/il/vomp/Board.nsf/Private?open&login 11/9/2018
BoardDocs® Pro
Page 2 of 2
the conditions in the staff report. Staff met with the Petitioner and is comfortable no longer requiring the water to be "looped"
on site, as was originally required by the Fire Department.
1. A plat of subdivision titled "Mount Prospect Senior Living Subdivision"
2. A zoning map amendment to R-4 Multi -Family Development for Lot 2 of the "Mount Prospect Senior Living Subdivision";
and
3. A Conditional Use for a residential planned unit development (PUD) consisting of one (1) principal building used for
senior housing as per plans by pi architects dated September 27, 2018, subject to the following conditions:
1. Fire hydrants shall be provided on the west side of the site/building;
2. Submittal of a landscape, irrigation, and photometric plan that meet the intent of the Village Code requirements;
3. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and
A building permit, in accordance with the current regulations and requirements of the Village of Mount Prospect,
must be issued within one (1) year from the date of adoption of the enabling ordinance by the Village Board which
authorized the development proposal."
2. Action at discretion of Village Board.
Staff Recommendation
Staff finds that the proposal meets the zoning map amendment and conditional use standards and that granting such requests
would be in the best interest of the Village. Staff recommends that the Village Board approve the proposed plat of subdivision,
zoning map amendment, and conditional use for a final planned unit development with senior housing requests with the
recommended conditions.
-u-iem&n resolutioin w ex ibit., pdf (283 KB)
Staff [Zeport.pdf (508 KB) 1.1.01. H�r
-i Elevati&ns 1:..loor Pl&n 11.01. Liir,u-iem&n.pdf (101850 KB)
Site Pl&r
--------------- - -
Eingiineeiii ing Pl&ns 1.1.01. [_Jir,u,iem&n.IPS f (1.61005 KB) Z&niing Applicati&n I....iir,u,iem&n.pdf (4-163 KB)
.............. . .
-u-iem&n (002).pdf (2 92 KB)
I-raffic Study [_..iir,u,ieis Seinior Housiing (002).pdf (1.1991. KB) PZ -1. 9-1.8 1.1.01. [_Jir
Sec&nd [Zea&ng Waiver [ZeqUest.pdf (91.1. KB)
Administrative Content
Executive Content
HO
[_Jir,u,iem&n Seinior [_Jviing ISI eig[-ibor[-mod M t g Summary.pdf (3,782 KB)
Motion & Voting
Approval of:
1. A plat of subdivision titled "Mount Prospect Senior Living Subdivision";
2. A zoning map amendment to R-4 Multi -Family Development for Lot 2 of the "Mount Prospect Senior Living Subdivision"; and
3. A Conditional Use for a residential planned unit development (PUD) consisting of one (1) principal building used for senior
housing as per plans by pi architects dated September 27, 2018, subject to the conditions listed below.
Motion by Richard Rogers, second by William Grossi.
Final Resolution: Motion Carries
Yea: William Grossi, Eleni Hatzis, Paul Hoefert, Richard Rogers, Colleen Saccotelli, Michael Zadel
https://www.boarddocs.com/il/vomp/Board.nsf/Private?open&login 11/9/2018
Village of Mount Prospect mmintp P -
Community Development Department
-M—
CASE SUMMARY — PZ -19-18
LOCATION: 1101-1111 Linneman Drive
PETITIONER: ISL Ventures
OWNER: St. John Lutheran Church of Mount Prospect
PARCEL #: 08-14-401-151-0000
LOT SIZE: 8.31 acres (362,130 sq. ft.)
ZONING: RX
LAND USE: School and Single Family Residence
REQUEST: 1) Plat of Subdivision titled "Mount Prospect Senior Living Subdivision"
2) Zoning Map Amendment
Lot 2 of the "Mount Prospect Senior Living Subdivision" to R-4 Multi -
Family Development
3) Conditional Use for a final planned unit development with senior housing
LOCATION MAP
Village of Mount Prospect McKimP P
Community Development Department
MEMORANDUM \i /
TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION
JOSEPH DONNELLY, CHAIRPERSON
FROM: JASON SHALLCROSS, DEVELOPMENT REVIEW PLANNER
DATE: OCTOBER 17, 2018
HEARING DATE: OCTOBER 25, 2018
SUBJECT: PZ -19-18 / 1101-1111 LINNEMAN DRIVE / PLAT OF SUBDIVISION, ZONING
MAP AMENDMENT, AND CONDITIONAL USE
BACKGROUND
A public hearing has been scheduled for the October 25, 2018 Planning & Zoning Commission meeting to review
the application by David Simon of ISL Ventures (the "Petitioner"), regarding the property located at 1101-1111
Linneman Drive (the "Subject Property"). The Petitioner is seeking a plat of subdivision, a zoning map amendment
of Lot 2 of the proposed "Mount Prospect Senior Living Subdivision" from RX to R4, and a conditional use to
allow for a planned unit development including senior housing. The P&Z Commission hearing was properly noticed
in the October 10, 2018 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 on the east side of Linneman Road, between Golf Road and Dempster Street. The
site currently contains the St. John Lutheran School with related improvements. The Subject Property is zoned RX
Single -Family Residence and is bordered by the RX District to the west (St. John Lutheran Church), R2 Attached
Single -Family Residence Planned Unit Development to the southwest (Courts of St. John), R4 Multi -Family
Planned Unit Development to the south and east, and RX and R4 to the north.
The Subject Property was originally located within unincorporated Cook County and developed under the County's
regulations. The Subject Property was later annexed into Mount Prospect. The properties involved with this
annexation were also zoned RX Single -Family Residence (as required by State statutes), but were later rezoned as
they were developed.
SUMMARY OF PROPOSAL
The Petitioner's proposal includes the subdivision of the property, creating a northern Lot 1 which is 3.34 acres
(145,769 sq. ft.) and contains an existing school that is to remain as existing. The southern Lot 2 is 4.97 acres
(216,361 sq. ft.), is to be rezoned to R4 Multi -Family Development, and redeveloped into an eighty-eight (88)
unit senior housing planned unit development with one hundred four (104) total beds.
Plat of Subdivision — The Subject Property would be subdivided into two separate lots of record. The proposed
northern Lot 1 (3.34 acres or 145,769 sq. ft.) would largely remain as existing, with minor alterations proposed to
the site's ingress, egress, and parking to accommodate the proposed development of the southern Lot 2. The
proposed Lot 2 (4.97 acres or 216,361 sq. ft.) is to be redeveloped into a senior housing facility with eighty-eight
(88) units and one hundred four (104) total beds.
PZ -19-18
Planning & Zoning Commission Meeting October 25, 2018 Page 3
Zoning Map Amendment — As noted previously, the Subject Property is currently zoned RX Single -Family
Residence. The Petitioner is requesting approval to rezone the proposed Lot 2 to R4 Multi -Family, which is
consistent with several surrounding properties to the south and east of the Subject Property.
Conditional Use for a Planned Unit Development — Senior housing may only be approved as part of a Planned Unit
Development (PUD) in the Village of Mount Prospect. This is because multi -family senior housing developments
have much less of an impact on surrounding neighborhoods than traditional multi -family development. For that
reason, residential PUDs incorporating senior housing or assisted living facilities are allowed a maximum density
of forty-eight (48) dwelling units per acre. They also have reduced parking requirements, as detailed later in this
report. The proposal calls for a density of 17.7 units per acre.
Site Plan — The attached site plan illustrates the proposed layout for the eighty-eight (88) unit senior housing
development. The development would consist of one building with two different wings: the first being a one (1)
story memory care unit consisting of twenty (20) private units and twelve (12) semi -private units. The second wing
is a two (2) story assisted living unit with nineteen (19) studio units, thirty-three (33) one bedroom units, and four
(4) two bedroom units. Several courtyards, patios, and outdoor recreation areas are provided.
Building Design — The building has a residential character and will have peaked roofs exterior finishes consisting
of fiber cement lap siding, brick, asphalt shingles, and metal accent roofs. Several patios and outdoor recreation
areas are provided.
Site Access — The proposed site plan indicates that the development will be accessible from both Linneman Road
and Hunt Club Drive.
Parking and Traffic — Senior housing developments are afforded a reduced parking stall requirement. Senior housing
developments require three quarters (3/4) of a space per each efficiency and one (1) bedroom unit, and one (1) space
per two (2) bedroom unit. The required parking is summarized in the table below. The memory care unit requires
one (1) space per four (4) residents, plus one (1) space per employee. The required and provided parking is detailed
below:
Linneman Senior
Housing Parking Analysis
Unit Type Parking Requirement
Variable
Number of Stalls
Number of Stalls
Required
Provided
1 Bedroom Units 3/4 stall per unit
52 Units
39
40
2 Bedroom Units 1 stall per unit
4 Units
4
4
Convalescent 1 stall per 4 residents, plus
44 residents,
24
24
1 space per employee
13 employees
67, including
68, including
Total
3 accessible stalls
3 accessible stalls
The attached traffic study indicates that during peak demand, the project would demand between 37 to 46 spaces.
As such, the proposed sixty-eight (68) parking spaces to be provided by the development will be sufficient in
accommodating the peak parking demand of the community. The number of peak hour trips estimated to be
generated during weekday mornings are twelve (12) vehicles traveling into the site and seven (7) vehicles leaving
the site. During weekday evening peak hours an estimated ten (10) vehicles would travel into the site and sixteen
(16) vehicles would leave the site. Daily volumes are projected at one hundred thirty (130) cars in, and one hundred
thirty (130) cars out of the site. Traffic would increase by less than six percent (6%) on Linneman Road and by less
than seven percent (7%) on Hunt Club Drive. This illustrates the minimal impact this development would have on
the surrounding neighborhood.
PZ -19-18
Planning & Zoning Commission Meeting October 25, 2018 Page 4
Landscape Plan — The Petitioner's landscape plan indicates that a variety of new landscaping materials will be
planted throughout the development. The landscape plan indicates that shade and ornamental trees will be the
primary screening material around the perimeter of the Subject Property.
Preliminary Engineering — The Petitioner has submitted preliminary stormwater detention plans and is working
with the Village's Engineer to document the design will comply with Village Code regulations. A final design is
typically submitted as part of the Building Permit process.
MAP AMENDMENT STANDARDS
The standards for map amendments are listed in Section 14.203.D.8.a of the Village Zoning Ordinance. When a
Map Amendment is proposed, the Planning and Zoning Commission shall make findings based upon the evidence
presented to it in each specific case with respect to, but not limited to, the following matters:
• The compatibility with existing uses and zoning classifications of property within the general area
of the property in question;
• The compatibility of the surrounding property with the permitted uses listed in the proposed zoning
classification;
• The suitability of the property in question to the uses permitted under the existing and proposed
zoning classifications; and
• Consistency with the trend of development in the general area of the property in question, and the
objectives of the current Comprehensive Plan for the Village.
The Petitioner states that the proposed senior living community will be a good transitional use between the
neighboring church campus and residential apartments. There will be a low impact on traffic, and the senior
residents will enjoy the walkability of the surrounding area. The Petitioner states that the proposed R4 zoning district
is found on the parcel immediately abutting the Subject Property to the south. The Petitioner further states that the
proposed senior living project is consistent with the surrounding area, and that it would have a lower impact than
the several multi -family developments in the area.
Staff has reviewed the proposed R4 zoning classification and believes that the proposal will not have a negative
impact to the surrounding properties or neighborhood. The Subject Property is adjacent to existing multi -family
residential developments, abuts a condominium development, and is across the street from an Institutional Use (St.
John's Church). The proposed development would be an appropriate use for the Subject Property. Providing
additional senior housing is a goal of both the Village's comprehensive plan and strategic plan.
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.
PZ -19-18
Planning & Zoning Commission Meeting October 25, 2018 Page 5
The Petitioner states that the proposed conditional use for a planned unit development (PUD) with senior housing
allows senior housing development on the Subject Property. The Petitioner states that the proposed PUD will not
be injurious to the surrounding uses or property values. A recent study by the j ournal Property Management (2016)
found that senior housing development has a significant positive impact on nearby residential properties. The
Petitioner states that the proposed development will enhance surrounding development, and the transaction will
allow St. John Lutheran to construct a new sanctuary on the west side of Linneman Road, furthering their mission
and growth. The Petitioner states that the provided traffic study clearly shows that the proposed development will
have only a minimal impact on the surrounding neighborhood.
Staff has reviewed the Petitioner's request for a conditional use to allow a residential planned unit development
including senior housing, and finds that the standards have been met, as set forth in the Petitioner's responses to the
standards. The proposed use will not have a detrimental impact on the health, safety, or general welfare of the
community. The proposed development will not significantly change the character of the surrounding
neighborhood. The proposed development will expand the senior housing options in the village, which is a key goal
of the village's comprehensive plan. Staff does not believe that significant amount of traffic will be generated as a
result of this development.
RECOMMENDATION
Staff finds that the proposal meets the zoning map amendment and conditional use standards 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 of the Planning and Zoning Commission and recommend approval of the
following motions:
I. A plat of subdivision titled "Mount Prospect Senior Living Subdivision"
2. A zoning map amendment to R-4 Multi -Family Development for Lot 2 of the "Mount Prospect Senior
Living Subdivision"; and
3. A Conditional Use for a residential planned unit development (PUD) consisting of one (1) principal building
used for senior housing as per plans by pi architects dated September 27, 2018, subject to the following
conditions:
a. The water main shall be "looped" on site;
b. Fire hydrants shall be provided on the west side of the site/building;
c. Submittal of a landscape, irrigation, and photometric plan that meet the intent of Village Code
requirements;
Compliance with all applicable development, fire, building, and other Village Codes and
regulations; and
A building permit, in accordance with the current regulations and requirements of the Village of
Mount Prospect, must be issued within one (1) year from the date of adoption of the enabling
ordinance by the Village Board which authorized the development proposal."
The Village Board's decision is final for this case.
I concur:
William J. Cooney, AICP
Director of Community Development
\\V f2\vfcdh$\PLAN\Pla-mg & Zoning COMM\P&Z 2015\Staff Repmts\PZ-19-15 1101-1111 Linneman Diive (ZMA, CU- Senior' Housing PUDIdo-
RESOLUTION NO.
A RESOLUTION APPROVING A FINAL PLAT OF SUBDIVISION
FOR PROPERY LOCATED AT 1101-1111 LINNEMAN ROAD, MOUNT PROSPECT, ILLINOIS
WHEREAS, David Simon of ISL Ventures, ("Petitioner") has requested approval of a Final Plat
of Subdivision for the purpose of subdividing one (1) parcel of land into two (2) lots of record
and granting public utility and drainage easements, as legally described in Exhibit "A" for the
property commonly known as 1101 - 1111 Linneman Road ("Property"); and
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES
OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS, A HOME RULE
MUNICIPALITY, AS FOLLOWS:
SECTION 1: That the Final Plat of Subdivision subdivides one (1) parcel of land into two (2) lots
of record and grants public utility and drainage easements for property located at 1101-1111
Linneman Road, attached as Exhibit "A" is hereby approved for appropriate execution and
recording. Such Plat and its legal description are incorporated into and made part of this
resolution.
SECTION 2: This Resolution shall be in full force and effect from and after its passage and
approval in the manner provided by law.
Passed and Approved this 7th day of November, 2018
AYES:
NAYS:
ABSENT:
Arlene A. Juracek
Mayor
ATTEST:
Karen M. Agoranos
Village Clerk
PLAT ORDERED BY:
JAMES J ROCHE & ASSOCIATES
642 N DEA BORN
CHICAGO, ILLINOIS W654
Rccor ,Am 324
S-
2333 Rrmre ear=BiLL. m:
rel Scnioc Living
]3'3 6v toA S.11300
12.
PINS:
W-14401-151
IIr�Ullltr P�QNjpP' tit 803—i107� BV-bd— 1u@�
BEING A RESUBDIVISION OF LOT 21N COURTS OF ST. JOHN, BEING A SUBDIVISION OF
PART OF THE WEST HALF OF THE NORTH HALF OF THE SOUTHEAST QUARTER OF
SECTION 14, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL
MERIDIAN, IN COOK COUNTY, ILLINOIS.
EXISTING ADDRESSES.
WHITE FRAME BACK HOUSE NEAR HUNT CLUB ROAD:
1107 LINNEMAN ROAD
BRICK HOUSE ON LINNEMAN ROAD NEAR ENTRANCE:
1111 LINNEMAN ROAD
SCHOOL BUILDING:
1101 LINNEMAN ROAD
9rveaoEll 161 ima ne (not q a�[mwulnrmlw rnler0:
Wwra'tis
} WC PLmiokd ZoueeC -ssiav olWr Y-ivageoMoovl Pmsxq Cook Camey,
jrek
Iw �Eoemeer.
)
o11..."
All—I 6t' ma wlaga Engmaer orma III— or Mmm P-r, coon Conry, Iluoo>a,
r a • noes) r
of )III
co inryMCook}sa
021(65)
—� . 0,
kr 6NIGREMLEYepB BIEDERMANN
2018-25916-001 � 16F11
�T�arya,a,�al�=��),a,a—zea,Fam a.,
Lee or FL It_ ue_
P
C y Oook�s
m �r aa�aa�saa a,as vo�am �o oervavaa °`
21
H>
Z.,
a coakwa
oarcrcy ms ,a ort' (sae aoe mr saki coao18 (sre)"malt' a
)o
anyaosorl
ne (movlssiq
er Itnstr) mna tree s aavomme�y scam ossa manmuauy orlo�mry,
wITNEss oy HsrPa aria nmsrialsmr�na asy or�2o�
nov g lneown.l.)11 PoM ls.C.11 vmnin Samol oislams 26
1.
l3
GRAPHIC SCALE
TA
TUC
e Aaom m, nTa.aremmsa
a,S;FIIATE
TV FL COU.. OF COOI�56
.F TUD AST CU__ 1110� 6�OTION i1 FAST ��TOWNSH6a HALF OF
— IN COOK CQU ILLINOIS
CONTAINING 352,1 S SQUARE FEET OR 8.31 ACRES MORE OR LESS.
SIXNIV ON
ay. ��,,00
FF-F
my LICENSE �1AZI FR�ao, lois NO
ARCHITECTURAL SITE PLAN a
IVEST ELEVATIOU
Fill
E�EVATION
I i I
0
10
/mg/ / Ilml (lfilll
IW� Oil
rs0n
how
fll
11
"77 01
y
v,
r
g
s
a
@ � FIRST FLOOR
SECOND FLOOR
a
/1 TREE �1.1,�01111101 IIAI��
/1 MASTERSIGNPLAN
/1 IRRIGATION PERFORMANCEPLAN
:.,.� _30.0 0 �� 30 00 ❑ ., �t ., - ., ., ,x- � ., �t ., - ., .,, - ....- � s �t.. ., ., .x-.,: � �..::x... ..,...,. _. ...,....,.
aM a.a�P.
X711111111
,.Mao, ME
,.Mao, ME
\
r i T
I
"r
r
/1 PLANTING PLAN
�m���� m,�nmx
�m���� m,�nmx
������ m,�nmx
17
9
(OtlOa 3SNOWWOn)
-8oao am emo tNnH -
JI� \ ` 4Y999
"�w I
� I?IAli
It
II
IZ'OSL nab ��
�,4Z
Otl0?J„y�bb s IT
I> .Jzyb J �^n ZL L04 �
3.
9
6g
LI
40
�
kk
E
��vve
i
$w
€ °”
m° R28
A
iE
u OH
i
z
�
- S F
6g
LI
40
�
kk
��vve
RUH
iE
I
HRrc
s
1
p
3
-
Id
u�
I _
i�
Proposed Improvements I
for
LINNEMAN SENIOR LIVING - PRELIMINARY
STANDARD SYMBOLS 1001 SOUTH LINNEMAN ROAD, MOUNT PROSPECT, ILLINOIS
EXISTING PROPOSED VILLAGE OF MOUNT PROSPECT, ILLINOIS INDEX OF SHEETS
SHEET N0. DESCRIPTION
F-SH
T EMST Ensnm
ET
1 rvG WrvpmU
arvs AND DEMOunoN RN
g _ l SOIL EROSION CONTROL PLAN =wtl
N 4 SIZE DIMENSIONAL AND PAMNO PLAN L a :
o i 5 DRPOIND PLPN
6 nLITT PLAN �IP„w,
J CONSMUCTON DETAILS =y„
xrr exm ® gI a 8 OD STRUCTON DETAILA
S _
o uxmr ® 6 Hyg _ g 9 CONSTRUCTON—CIFICATONS iix�
6:
v eaE
F
o�m =
PROJECT �w,"'p``'°
�>r
LOCATION
o
FEES
m�� a
�veo✓m v � z
O
® Z
® r
' ,ex LOCATION MAP ¢ E.
N rs Non:s: E.
G ME ROMOMI ONES AND MPOCRARxv FOR Ms R=11
BASE) ON A SURVEY PREPARED EY CRE1 Y kIEIEDERAPNNARE 1
" x" DINSON OF —E. PROFESSIONAL LAND SURVEYORS DAM ALWST 1
19i 1018. MECONTE-11SHALL VERIFY ME EMSDNO —DInOONOS !-
xA Z F
<vn GANZER CAPITAL HOLDINGS, LLC ONWLTnoxcon.D�IN cu xN� nvn nnc aF srvYYpft�axc AM
0 w
801 OAKMONT LANE, SUITE 400 µp IS rv0i FESPON518LE NFOfl MG HAS NOT E IACWRACY OFME SURVEY > N
WESTMONT, IL. 60559 SOMDARY Ano/OR MPatRARxY.
ABBREVIATIONS ; w
_ _ x =
w
rt�xrvR: •m rt�
OJT g2MNESi�COflNERQCONCflEIE Q
_ EASE OF IRPFFlCNS(NPL ON ME EAST SIM T6
SOUTHERLYROLM LAMxAF0CN5 CRa-OF MORS MREEROAO. OST W Z
.0 w ELEVAR.. - .DRI Z O
Z%USTREET W1� iL
l SE-1
Te�ileoe vies (QileTox wOCLW
ur rcx xmtiFercx•-':'m:
& N
�cK
�. -r Ma n ha rd. a EExx. :N�R,TREE
Ilii ISI IIII f IIII I C WPM.12E.—E W�X- WMEE
OR
nNOR
�Ln= ao�,.�� M�. D m.���Arctim H�rere as 1 x°Fr9
ROM FOR PJNRPIV hO 811 .Y
E (i0 BE RFLOC
(T l��—PGBRKWAA P ✓ �! k ff9 r
c ) f
'm fly V m -SnIGOf
xc ✓ xis 'a v f�
r
ECT Ell-
��✓�,r � � _ � r,�,T,���, (ra'RERaR� '�r � � x ��✓I
ma +r;� ✓
,i
Ii .P r,/"/ -
1;J - r r � � ✓ � °°' I ' °• I
J � I m r^rr T
JE
✓.I
� ��� - ✓ LOT 2 , II
✓
a
_a
✓ r �
° s
I
r °
l„ e
m r
s
l' r '✓
.7
GRAPHIC
xs;ALE
rexuoKo x enxo aux..Ex. E.c ,o eE
X x x „r ,Rx , RE ,a aE RE aKo
X
DE TENTI POND N
��f. i � i � ✓rim � it
PROPO6EO BIIILOWO41
i LJ O
\ 1
FF i � pl
i
o �
x BB�B'16' ER.kN. 359.90'
-----------------------------------------may
----------------------------
WEBT N¢NHOE L/.wE.mn ��Ip
L JF
nl
X000000000
•
•
•
V,
�41"7
CR A A
'T�J,
N 41111 WBMP
A Ar
F ,. o°°„ � ��. � °°° �;. ,I �. w.x�a PxxPEx aM a�xa�xmEx v
I
lo
0111 0111 —V—'XI IITP7V`
lo IIPIII .1/o,
0
0
101— —I-D —I
1-71L' r
-0
PROPOSED O"l—
F.F..668.5
=2M
GRAPHIC SCALE
—OE
A l P R�
AF Isla `�I311 W
I �
I � Y
n � a�om ens
I
s I III �Q
R66,6� 6 R
III•
III
I
I
II
PRo
--
I aA
GRAPHIC
=SCALE
d
Ile
Y� PROPOSED S"l-
n�aoxu F.F.668.5
O
n ...'�
fn
I
s I III �Q
R66,6� 6 R
III•
III
I
I
II
PRo
--
I aA
GRAPHIC
=SCALE
s
u
���.yu�w,u� L-L�
� 'xx 89"e ]6'E RkN 3A]9a — --—
.
r�aiMu rs'�m n —S ME cicasro�'ram m -nan svr�e ON PLM FR—nm Pnr`nx�`ran° a:I,xE
nxo/an caxmnc—n wu. a Issn.111 ran caurueRa wrx eu
r�a a rsov r�xcr x�a nnors rmuu .r,o auniunax or rxc cauru=,E S_p
I
s
i
u
,F
F
v u
fi
-
r
GRAPHIC SCALE
e e
u
���.yu�w,u� L-L�
� 'xx 89"e ]6'E RkN 3A]9a — --—
.
r�aiMu rs'�m n —S ME cicasro�'ram m -nan svr�e ON PLM FR—nm Pnr`nx�`ran° a:I,xE
nxo/an caxmnc—n wu. a Issn.111 ran caurueRa wrx eu
r�a a rsov r�xcr x�a nnors rmuu .r,o auniunax or rxc cauru=,E S_p
I
s
.. .. ..... .... . . .........
..........
"..v ........
Village
TRENCH SECTION DETAIL
UNDERDRAlll DETAIL
Village of P,,, , P",
UNDERDRAIN DETAIL
.... . ... ...
A17 ifi
7XIr
Village
of Mount Prospect
CURB AND GUTTER DETAIL
....... . ...
cuaa err
IT N 1— 11TAL'
Village of,Mount Prospect
... ... . ....
T
0
Z
t
0
z 1-5
z o
z
2
o 20 R
z .
z
< z
z 2 0
zw 0
Z
0
0
7 A
III -L11
tJ
71
i
Vi
Ilage of Mount Prospect
r
Village of Mount Prospect
_. .,.�. Village of Mount Prospect
X000000000
CLEANING UP
(1)Ductile iron pipe shall be per ANSI/AWWA C151/A21.51, Thickness Class 52, minimum 150 psi working pressure, cement lined in accordance withJURISDICTIONAL GOVERNING ENTITY. The CLIENT
and JURISDICTIONAL GOVERNING ENTITY shall observe and approve the proof rolling of the
Clayey SoilsStandard Proctor95%90%
The CONTRACTOR shall at all times keep the premises free from accumulations of waste material or rubbish caused by his employees or work, and at the
intended as a maximum deflection standard and that proof rolling of a majority of the area will have less deflection than specified above. In any case of
The CONTRACTOR shall notify the CLIENT if proper compaction cannot be obtained so that the CLIENT may determine what remedial measures may be
completion of the work he shall remove all his rubbish, tools, scaffolding and surplus materials and shall leave his work "broom clean" or its equivalent, unless
(2)Polyvinyl Chloride Pipe (PVC) conforming to the latest revision of ANSI/AWWA C900 (4-inch thru 12-inch) or ANSI/AWWA C905 (14-inch thru
deficiency, the subgrade and/or base course shall be repaired and retested before proceeding with the pavement construction.
needed.
more exactly specified.
48-inch) with a pressure rating of 235 psi, SDR 18 in accordance with ASTM D2241. Joints shall be pressure rated in accordance with ASTM D3139
with elastomeric seals in accordance with ASTM F477.Pavement subgrade material shall not be removed, placed or disturbed after proof roll testing has been completed prior to the pavement
construction.
ROAD CLEANING A soils testing firm employed by the CLIENT shall determine which soils are unsuitable. Materials in their natural state being defined as unsuitable that would
be suitable material if moisture conditioned, shall be conditioned by the CONTRACTOR and used as suitable embankment material or hauled from the site.Additional testing will be required
if the pavement subgrade is disturbed and/or material is removed from or placed on the pavement subgrade after proof
The CONTRACTOR shall maintain roadways adjoining the project site free from mud and debris at all times. If mud and/or debris is carried onto the roadways
Installation shall be in accordance with ANSI/AWWA C600 (Ductile Iron) or ANSI/AWWA C605 (PVC). All water main shall have mechanical joint cast iron or
rolling approval.
from vehicles entering onto the highway from either the CONTRACTOR's trucks, his employees' vehicles, or his material suppliers, the CONTRACTOR shall
ductile iron fittings in accordance with ANSI/AWWA C110/A21.10 or compact ductile iron fittings in accordance with ANSI/AWWA C153/A21.53 with 250 psi
For purposes of definition, unsuitable material shall be as follows unless determined otherwise by the Soils Engineer:
immediately remove said mud and/or debris.
working pressure.Trucks or heavy equipment shall not travel on any pavement subgrade after final testing prior to pavement construction.
1.Any soil whose optimum moisture content exceeds 25%.
SAFETY AND PROTECTION
Poured or monolithic concrete thrust blocks are required to brace all tees, plugs, caps, and bends of 11 1/4 degree deflection or greater. Minimum cover for HOT-MIX ASPHALT BASE COURSE
2.Any cohesive soil with an unconfined compressive strength of 1.5 tons per square foot or less.
all water mains, including services, shall be 5'-6" from the finished grade. Water main shall include bedding and backfilling.
The CONTRACTOR shall be solely and completely responsible for the conditions of the job site, including safety of all persons and property during
HMA Base Course shall meet the requirements of IDOT or N50 mix design as indicated and shown on the plans. The maximum amount of recycled asphalt
performance of the work. This requirement shall apply continuously and not be limited to normal working hours. The CONTRACTOR shall comply with all
3.Any soil whose silt content exceeds 60% by weight.
WATER VALVES pavement allowed shall be 30% in a N30 mix design and 25% in a N50 mix design.
applicable Laws and Regulations relating to the safety of persons or property, or to the protection of persons or property from damage, injury, or loss; and
4.Any soil whose maximum density is less than 100 pounds per cubic foot.
All valves shall be resilient wedge gate valves conforming to the latest revision of ANSI/AWWA C515, with a rated working pressure of 200 psi in accordance HOT-MIX ASPHALT BINDER AND
SURFACE COURSE
shall erect and maintain all necessary safeguards for such safety and protection. CONTRACTOR's duties and responsibilities for safety and for protection of
with JURISDICTIONAL GOVERNING ENTITY requirements, except that butterfly valves conforming to ANSI/AWWA C504 shall be constructed on all water
the work shall continue until such time as all work is completed and the CLIENT has notified CONTRACTOR that the work is acceptable. The duties of the
5.Any soil containing organic, deleterious, or hazardous material.
HMA binder and surface courses, shall be constructed to the compacted thickness as shown on the PLANS. The base course shall be cleaned and primed in
ENGINEER do not include review of the adequacy of either the CONTRACTOR's or the general public's safety in, on, or near the construction site.
accordance with the JURISDICTIONAL GOVERNING ENTITY. The surface course shall be placed after the base and courses have gone through one winter
Upon completion of excavation and shaping of the water retention areas intended to maintain a permanent pool of water, all silt seams and granular or sandy
HOLD HARMLESS
VALVE VAULTS season, or as directed by the CLIENT. Before applying the surface course, the binder course shall be thoroughly cleaned and primed in accordance with the
soils shall be removed to a minimum depth of three feet below the subgrade and replaced with an impermeable clay liner, including adjacent to and under
JURISDICTIONAL GOVERNING ENTITY. Prior to the placement of the surface course, the JURISDICTIONAL GOVERNING ENTITY shall examine the
storm sewer inlets and outlets. It is the intent of these PLANS and SPECIFICATIONS that the CONTRACTOR shall prepare the lake bottoms, side slopes,
To the fullest extent permitted by law, any CONTRACTOR; material supplier or other entity by use of these plans and specifications hereby waives any right
Valve vaults shall be constructed in conformance with Section IIIA Manholes, etc. above. Frame and lids shall be as approved by the JURISDICTIONAL
completed pavement, including curb and gutter, and all failures shall be corrected by the CONTRACTOR.
of contribution and agrees to indemnify, defend, save and hold harmless the CLIENT and ENGINEER and its agents, employees and consultants from and
GOVERNING ENTITY and shall be imprinted "WATER".
against all manner of claims, causes, causes of action, damages, losses and expenses, including but not limited to, attorneys' fees arising out of, resulting
CONCRETE PAVEMENTS
Ditches and swales are to be excavated to the lines and grades indicated on the PLANS. All suitable materials excavated from the ditches shall be used in
VALVE BOXES
from or in connection with the performance of any work, pursuant to or with respect to these plans and specifications. However, this indemnity shall not be
construction of the embankments.
Concrete pavements shall be constructed in accordance with American Concrete Institute Standard ACI330R-08 and as shown on the PLANS.
construed to indemnify ENGINEER, its consultants, agents or employees against its own negligence.
Valve boxes shall be constructed in conformance with the standard detail. Valve boxes shall be cast iron extension screw type having lids imprinted with the
The CONTRACTOR shall notify the CLIENT immediately upon encountering groundwater during excavation. If in the opinion of the CLIENT or the
Claims, damages, losses and expenses as these words are used in the Agreement shall mean and include, but not be limited to (1) injury or damage
JURISDICTIONAL GOVERNING ENTITY this condition necessitates the installation of perforated drain tile bedded in washed gravel or open storm sewer
occurring by reason of the failure of or use or misuse of any hoist, riggings, blocking, scaffolding or any and all other kinds of items of equipment, whether orconcrete pouring operation
will not be allowed.
FIRE HYDRANTS
joints wrapped with fabric, the CONTRACTOR shall install the same.
not the same be owned, furnished or loaned by any part or entity, including any contractor; (2) all attorneys' fees and costs incurred in bringing an action to
Sawing of joints shall commence as soon as the concrete has cured and hardened sufficiently to permit sawing without excessive raveling, but no later than
Fire Hydrants shall be per JURISDICTIONAL GOVERNING ENTITY requirements. All fire hydrants shall be located as shown on the PLANS and shall be
enforce the provisions of this indemnity; (3) costs for time expended by the indemnified party and its employees, at its usual rates plus costs or travel, long
During excavation and embankment, grades may be adjusted to achieve an overall site earthwork balance. The CONTRACTOR shall cooperate fully with the
eight hours after the concrete has been placed. All joints shall be sawed to a depth equal to 1/3 of the pavement thickness before uncontrolled shrinkage
painted in a manner acceptable to the JURISDICTIONAL GOVERNING ENTITY after installation and shall be adjusted to final grade.
distance telephone and reproduction of documents and (4) consequential damages.
CLIENT in adjustment of grades, construction methods and placement of material to meet the above goals and shall immediately advise CLIENT if he
cracking take place. If necessary, the sawing operation shall occur during the day or at night, regardless of weekends, holidays or weather conditions. The
believes that the earthwork will not balance.
In any and all claims against the CLIENT or ENGINEER or any of their agents or employees and consultants by any party, including any employee of the
TAP, STOPS AND BOX
CONTRACTOR shall be aware of jurisdictional noise ordinances and holiday restrictions for scheduling purposes.
CONTRACTOR or any Subcontractor, anyone directly or indirectly employed by any of them or anyone for whose acts any of them may be liable, the
It is the intent of these PLANS that storm waters falling on the site be diverted into sedimentation / lake / detention basins during construction. The
The CONTRACTOR shall determine from the JURISDICTIONAL GOVERNING ENTITY as to the exact style, type, and manufacture of corporation stops,
The CONTRACTOR is responsible to guard fresh concrete until it sets and hardens sufficiently to prevent people from writing, walking, riding bicycles or
indemnification obligation shall not be limited in any way by any limitation on the amount of type of damages, compensation or benefits payable by or for the
CONTRACTOR shall construct and maintain any temporary ditches or swales that are necessary to accomplish this prior to beginning mass excavation.
ground key stops and services boxes preferred by the JURISDICTIONAL GOVERNING ENTITY and shall furnish same.
otherwise permanently marking, defacing or causing depressions of any type in the concrete. Any concrete so marked will be removed and replaced by the
CONTRACTOR or any Subcontractor under workers' or workmen's compensation acts, disability benefit acts or other employee benefit acts or any insurance
CONTRACTOR at the CONTRACTOR's expense.
EROSION CONTROL
maintained by CONTRACTOR or any Subcontractor or any other party.
The CONTRACTOR shall protect the pavement against all traffic, including that of their own employees or other workers, until test specimens have attained
INSURANCE Suitable erosion control practices shall be maintained by the CONTRACTOR in accordance with Illinois Urban Manual and all applicable Soil Erosion and
Water services shall be type K copper size as shown on PLANS, and constructed where shown on the PLANS. The ends of all services shall be marked with
the specified strength.
Sedimentation Control ordinances and the PLANS.
a 4"x4" post extending 36" above grade and painted blue. The CONTRACTOR shall keep accurate records of tap locations and service box locations, as well
Any party using or relying on these plans, including any contractor, material supplier, or other entity shall obtain, (prior to commencing any work) general
as the service lengths and furnish same to CLIENT. Water services shall include bedding and backfilling.
public liability insurance insuring against all damages and claims for any bodily injuries, death or property damage arising out of any work, including the SIDEWALKS
UNDERCUTTING DURING EARTHWORK
construction work provided for in these plans, and shall name the CLIENT and ENGINEER and its consultants, agents and representatives as additional
DISINFECTION
If the subgrade cannot be dried adequately by discing as outlined above for placement of material to planned grades and if the CLIENT determines that the
insureds under such insurance policy; provided that any party using or relying on these plans having obligations to maintain specific insurance by reason of
subgrade does not meet the standards set forth above, the CLIENT may require undercutting.
Disinfections shall meet all of the requirements of the State of Illinois, Environmental Protection Agency, Public Water Supplies Division. The safe quality of
any agreement with CLIENT or any CONTRACTOR or ENGINEER shall provide evidence and certificates of insurance as required by such contract or
existing sidewalk.
the water supply shall be demonstrated by bacteriological analysis of samples collected at sampling taps on at least two consecutive days following
agreement. Such insurance must contain a clause stating that the insurance is primary coverage for ENGINEER and ENGINEER's other applicable coverage CONSTRUCTION SPECIFICATIONS
MISCELLANEOUS CONTRACT ITEMS
is considered secondary. Such insurance shall not limit any liability of any party providing work or services or providing materials.disinfection of the mains and copies of the said
report submitted to the JURISDICTIONAL GOVERNING ENTITY and the CLIENT.
CURB AND GUTTER
The following items may be required at the CLIENT's option, as indicated on the PLANS or as required by the JURISDICTIONAL GOVERNING ENTITY:
PRESSURE TEST
Curb and gutter shall be as per the detail shown on the PLANS, which shall include compacted aggregate base course under the curb and gutter. All
(1)GEOTEXTILE FABRIC
contraction and expansion joints shall be constructed as per the detail.
THIRD PARTY BENEFICIARY
LINNEMAN SENIOR LIVING - PRELIMINARY
Allowable leakage, test pressure and duration shall be as per the requirements of the JURISDICTIONAL GOVERNING ENTITY.
Geotextile fabric or approved equal shall be provided in areas as designated by the CLIENT, as indicated on the PLANS or as required by the
Manhard Consulting, Ltd., the ENGINEER, is intended to be a third party beneficiary of this willing agreement and requirement.CONCRETE CURB AND GUTTER REMOVAL AND REPLACEMENT
PRESSURE CONNECTION TO EXISTING WATER MAIN
JURISDICTIONAL GOVERNING ENTITY where proper compaction of embankments over existing soft soils is not possible. Geotextile fabric shall meet
Note: These Specifications are for Northern Illinois.
The CONTRACTOR shall saw cut and remove the existing concrete curb where shown on the PLANS and install a curb of similar cross section and pavement
the material specifications of and shall be installed in accordance with the above standards.
The CONTRACTOR shall maintain system pressure on existing water main at all times. Existing water main shall be located and material excavated, and
to that removed (or depressed curb and gutter if shown on the PLANS). Upon completion of the curb and gutter any voids between the existing pavement and
valve basin slab and main supports installed. The existing water main shall be cleaned and the exterior disinfected prior to installing the tapping tee (material
DETAILED SPECIFICATIONS
(2)EROSION CONTROL BLANKET
to conform to AWWA C110). The tapping valve shall be installed (valve to conform to AWWA C500) and the pressure tap completed in accordance with the
filled and compacted with embankment material within 6" of the top of the new curb. The CONTRACTOR shall then restore the remaining 6" to its original
Erosion control blanket or approved equal shall be provided in areas as designated by the CLIENT, as indicated on the PLANS or as required by the
detail on the plans. Valve shall be constructed in conformance with the detail. Payment for pressure connection to existing water main shall include
I. DEMOLITION
condition (i.e., sod, gravel, topsoil). Where proposed curb connects to an existing curb, the existing curb shall be saw cut and then two 18" long x
JURISDICTIONAL GOVERNING ENTITY for the stabilization of disturbed areas. Erosion control blanket shall meet the material specifications of and
disinfection, tapping valve and tee, valve vault, frame and lid, bedding, and trench backfill.
The CONTRACTOR shall coordinate with respective utility companies prior to the removal and/or relocation of utilities. The CONTRACTOR shall coordinate with the
shall be installed in accordance with the above standards, the Illinois Urban Manual and/or the details shown on the PLANS.
1001 SOUTH LINNEMAN ROAD, MOUNT PROSPECT, ILLINOIS
utility company concerning portions of work which may be performed by the Utility Company's forces and any fees which are to be paid to the utility company for their DRY CONNECTION TO
EXISTING WATER MAIN
curb.
services. The CONTRACTOR is responsible for paying for all fees and charges.
III.UNDERGROUND IMPROVEMENTS
FRAME ADJUSTMENTS
A dry connection to existing water main shall include a connection to an existing water main stub where shown on the PLANS. The CONTRACTOR shall
Should removal and/or relocation activities damage features indicated to remain, the CONTRACTOR shall provide new materials/structures in accordance with the
obtain approval of the JURISDICTIONAL GOVERNING ENTITY to shut down any main, including submittal of a schedule of the time of shut off and the time
The road contractor shall be responsible for making final adjustments and the setting on a bituminous mastic jointing compound all castings located in the
contract documents. Except for materials designed to be relocated on this plan, all other construction materials shall be new.
A. GENERAL
the line will be returned to service. All mains shut down that are opened to atmosphere must be disinfected prior to returning main into service.
roadway, sidewalks, and parking areas prior to construction of any curbing, sidewalk, or final surface. Any structures that need to be lowered, or raised in
Prior to demolition occurring, all erosion control devices are to be installed.
excess of 4" shall be completed and the work backcharged against the underground contractor. This Contractor shall also be responsible for cleaning all of
STANDARDSPOLYETHYLENE ENCASEMENT (FOR DUCTILE IRON WATER MAIN ONLY)
All existing utility lines and conduits located under proposed buildings shall be removed and properly backfilled. All utility lines and conduits located under drives, on-site
the above structures immediately upon completion of his phase of work. This work shall be incidental to the cost of the pavement.
All underground improvements shall be constructed and tested in accordance with the Standard Specifications for Water and Sewer Construction in IllinoisThe CLIENT, or JURISDICTIONAL
GOVERNING ENTITY may request that portions of the water main be enclosed in a polyethylene encasement in
roads, parking lots or sidewalks shall be filled with a flowable backfill and end plugged. All existing structures shall be removed. All existing utility lines located under
PAVEMENT MARKING - PAINT
and Standard Specifications for Road and Bridge Construction, Department of Transportation, State of Illinois, latest edition. In the event of conflicting
accordance with ANSI/AWWA C105/A21.5 should soil conditions so warrant its use.
landscape areas shall be left in place and plugged at all structures.
guidelines, the more restrictive shall govern.
The CONTRACTOR shall furnish and apply painted marking lines, letters & symbols of the patterns, sizes and colors where shown on the PLANS. Paint
The CONTRACTOR is responsible for demolition, removal and disposal (in a location approved by all JURISDICTIONAL GOVERNING ENTITIES) of all structures, pads,
FOUNDATION, BEDDING AND HAUNCHING
pavement marking shall be applied in accordance with the IDOT Standard Specifications.
walls, flumes, foundations, road, parking lots, drives, drainage structures, utilities, etc., such that the improvements shown on these plans can be constructed. All
SELECTED GRANULAR BACKFILL
PROJ. MGR.:
Foundation, Bedding and Haunching shall be wet coarse aggregate or moist fine aggregate in accordance with the above standards and placed as shown on
demolition work shall be in accordance with all applicable federal, state and local requirements. All facilities to be removed shall be undercut to suitable material and
PAVEMENT MARKING - THERMOPLASTIC
Selected Granular Backfill shall be required for all sewer and water main trenches lying under existing or proposed streets, driveways, parking lots and withinthe detail.
PROJ. ASSOC.:
brought to grade with suitable compacted fill material per the specifications.
24" thereof, and where noted on PLANS. All material placed in such trenches shall be in accordance with the above standards.
The CONTRACTOR shall furnish and apply extruded thermoplastic pavement marking lines, letters and symbols of the patterns, sizes and colors where
The CONTRACTOR is responsible for obtaining all permits required for demolition and disposal.TRACER WIRE
DRAWN BY:
shown on the PLANS. Thermoplastic pavement marking shall be installed in accordance with the IDOT Standard Specifications.
MANHOLES, CATCH BASIN, INLETS & VALVE VAULTS
Electrical, telephone, cable, water, fiber optic cable and/or gas lines needing to be removed shall be coordinated by the CONTRACTOR with the affected utility company.
If the distance between valves when installing PVC pipe exceeds 1,000', tracer wire stations will be required for current induction. Tracer wire stations in grass areas will
DATE:
QUALITY CONTROL
All Manholes, Catch Basins, Inlets, and Valve Vaults shall be constructed of reinforced precast concrete ring construction with tongue and groove joints inbe Rhino TriView Flex Tracing
Wire Stations or approved equal. In paved areas, they will be Valvco Tracer Wire Access Box for H2O loading or approved equal.
CONTRACTOR must protect the public at all times with fencing, barricades, enclosures, and other appropriate best management practices.
SCALE:
conformance with the latest revision of ASTM designation C-478. All joints between sections and frames (except sanitary manholes, see Section IIIB
For open cut construction, using PVC pipe, a continuous, insulated, 12 gauge copper wire suitable for direct burial shall be taped on top of all piping to provide for
Continuous access shall be maintained for surrounding properties at all times during demolition.The CONTRACTOR shall provide all testing necessary to ensure improvements are in accordance
with the project specifications and provide testing
Manholes, below) shall be sealed with mastic type bituminous jointing compound. CONTRACTOR shall remove all excess mastic on inside of structure and
locating following construction. This wire shall be securely terminated inside every valve vault on stainless steel hardware with an exposed lead of at least 12". A
documentation that specifications were met.
SHEET
All fire access lanes within the project area shall remain in service, clean of debris, and accessible for use by emergency vehicles.
butter joints with mortar. Manholes are to have offset cones except that no cone shall be used on storm manholes 6'-0" deep or less in which case a
mechanically secure and soldered connection shall be provided for all wire splices. Where construction is by directional drilling or similar trenchless technology the tracer
The CONTRACTOR shall coordinate water main work with the Fire Department and the JURISDICTIONAL GOVERNING ENTITY to plan the proposed improvementsreinforced concrete flat top section
shall be used, and Valve Vaults shall have concentric cones. Only concrete adjustment rings will be permitted where
wire shall be 3/16" 7x19 PVC coated stainless steel aircraft cable with minimum breaking strength of 3,700 lbs (Lexco, Chicago, IL). Or Trace-Safe water blocking
and to ensure adequate fire protection is available to the facility and site throughout this specific work and through all phases of construction. CONTRACTOR shall be
necessary and shall be limited to two adjustment rings totaling not more than 8" in height. All manholes and catch basin steps shall be copolymertracerwire RT series 19 gauge conductor
(RT 1802W water, RT 1803W sewer).
responsible for any required water main shut offs with the JURISDICTIONAL GOVERNING ENTITY during construction. Any costs associated with water main shut offs SHOULD A CONFLICT ARISE
BETWEEN THE MANHARD
OF
Before final approval of any water main, there will be a monitored tracer wire continuity test in order to confirm proper installation of any tracer wire.
will be the responsibility of the CONTRACTOR and no extra compensation will be provided.
SPECIFICATIONS AND THE VILLAGE SPECIFICATIONS,
THE VILLAGE SPECIFICATIONS TAKE PRECEDENCE.
INMUM Pa. Village 'l Mount nt Prosp pct
Community Development Department
50 S. Ernerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Zoning Request Application
Officiall Use Only o be completedby Allege Staff)
Case Number: b r: Dale of Subrvnd i ra:
Projed Name/Address:
Hearing Date:
1. Subject Property
erty
u„Idr s(es).
Zoning District drdcd o Ip X Property my r u . dA and/or � , 1 FI -4. 7 ac
Parcel Index Number(s) b r() (PINI((), lD��'d�d 4:D�-'ro, 'd® ID�D�D
Ilm Zoning Request(s) (Checkall thatapply)
,OCo nddddrarro l Use: For Senior Hu,s dnl"Ial„d„D.-Planned Unit Development
® ' rd fln(s)) To
prZoning Maps Amendment Rezone From To R4 -d uIdd IF Family ISI Vdernldall
n Zoning rext Amendment: Section(s)
If;;;;;;;;;11Other:
III. Summary of Ifni- p s.m lI (use sepainate shmet If ret wiry)
Apapldr ,irnd proposes s th a re -zone and sumla-ddwrd imam of the exisding Church property. IPary l sub,,,division would divide the
existing 8.31 are parcel into a 3.3 acre northern and 4.97 acre southern parcel. Applicant seeks to re -zone the newly
created 4. 97 acre pm rrell dror n R (single far nfly residential) to -4 (rrnuniti4 rmndly residential) with ma Conditional Use for ma
....................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
senior housing IP,.U.D., (lpl .rnrn d unit development) to arcornodate 84 apartmentsand apmpr¢aximat ly 'd'D residents [in
..............................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................
a two-story'76,000 squairefoot bu,sdldln .
® Applicant (all correspondence will be sentto the applicant)
blains; David Sirrion corporatiorr ISI Ventures
Address, 408 Cascade Ave, #855
City, State, ZIP Code: Hood d l::Uv r, Oregon 97031
Phone- (541) 490-2395 Email: ail: d Irnioirn@d�nlllmn>cormn
Interest in IPrap;uerty: Buyer„ developer
i rn er,, buyer,, developer, lessee, r hplw:1, pc...)
"Deed lii ta the parcel at 'p 100 1 i nermn .ran„ however Cook County assessor Nets the address at 1001 l..inmnman Road
I.
St. John Lutheran Church o4 W
M
In consideration of the information contained In this petition as well as all supporting documentation, It 6
requested that approval be given to this request. Th ppni rmt Is the owiner or authorized representative of the
owner of the property. The petitioner aid the owner of the property gr nt employees of the Village of Mount
(Prospect and theiragent's pennission to enter on the property during reasonable hours for visual Inspection of
the subject property.
.
U hereby affirm that all trent born provided herein mnd In 0 materials submmmitt d In association with this
application are true an ac rate to a best of my knowledge.
Applicant, Date; tr 24 2018
amid Simon
(Prom air °hype Name)
If appficant is net property owner,
appficafion and the associated suppoftg material.,
Property Owner, Dateh,
Pastor Jeff Gavin
(Print air Type Name) e)
FirstAmerican
Title Insurance Cowal
NA'UONAL COMMERCIAL SERVICES
Village of Mt.:Pr osir ect
Re: Seller: T. JOHN LUTHERAN CHURCH OF T. PROSPECT
Purchaser. ISL 'Ventures, LLC
Escrow Account NCS -918959
To whom this may concern:
This letter is to serve as confirmation that the above referenced parties are under
contract pursuant to that Real Estate Sale Contract to purchase approximately 5
acres of real property from the southerly portion of the Existing parcel commonly
known as 100 1 S. Liswan Road, Mt. Prospect, IL 60056, PIN: 08-14 401-151-
0000. First American Tit! e Insurance Company as Escrowee is currently holding
the earnest money deposit in escrow tinder its Escrow number NCS -918959.
Please con -tact the undersigned with any questions or comments.
MME=
Reginald Cunningham
VicePresident
Escrow Manager
30 Wiorflh IL.asillue SVIOM SWE, 270�0, Chkap 1111 60161102
mr�
Ackmowledg
Selle'r
�ST. UUTIFTERMS4 (.','.11l-lLJP,,.CH
INIII PR()SPEC.r
BY-
o� 0 ......... .•...................... ..................
mmm
. . .........
20
... . ...... ............................................
0,443TARY PUBLIC,
M= -Mol us I =muu
AAS,j GF ' umpa
Ul!
Oft ul Saw
DW
140tary PuWbfic mtale of an is
N
MY C�Vnmimlgkxl ExOres Mw 2,02 1
r
ISL Ven: R, LLC
IN I'l. (ST),j mmcl�
Its: Mp-nbev
N
7 SUBSOUBBDA114DS WN DBIFOREWRTHIS
-DAYOF 20
\,,,, IS 7
(NOTARY PLUM)
30 Modlii 11 aSeHaSiVeat, Slufta!270101, Chicap, L iBln6D!?,,
wivyw, ff,ra I CIO "W
notary public or other officer completing this
certificate verifies only the identity of the Individual
who signed the document to which this certificate is
attached, and riot the truthfulness, accuracy, or
valld1tv of that dociument.
State of California
County of San Diego
On September 25, 2018 before me, Cheryl A. Mast, Notary Public
(insert name and title of the officer)
personelly appeared Tracee DeGrande
who proved to me on the basis of satisfactory evidence to be the person(s) whose name(s) Were
subscribed to the within Instrument and acknowledged ed o me that he/she/they executed the sauce in
Luis/her/their auttiori apacity(les), and that by leis/her/their sIgnatur (s) on the Instrument the
person(s), or the entity upon behalf of which the person(s) acted® executed the instrument.
I certify under PENALTY OF PERJURY Kander the laws of the State of California that the foregoing
paragraph is true and correct.
01
Lid
September 2, 201
%iinnrm rrman Senior Living
1001 S. Unneirrn n Road
Mt. Prospect„ IIL 60056
IjBinernan Senior Living rrpru uu t pp tp rn
Conditional lUses and Zoniiilmn MAW% Amendment
unptprnt rm
1 v That t tune establishment maintenance, or operation of die conditional use will not be
detrimental t , or endanger the public health, safety, morals, comfort, or generalwelfare:
o ISL Ventures, LLG (proposes to operate a senior living community as a conditional use
that rm y incorporate ort independent, assisted and/or memory care operations. ISL
Ventures is th sister development rman of Integral Senior Il....living (IISQ, who operates
cornimunIties across the nation. II Ib,,, is well recognized un industry leader in service,
care and operations of these type of communities. The community will provide irnuch-
needed ,service and amenity to Mount Prospect by providing services to seniorsin
scale and quality not currently provided at Mount Prospect. The community will the
designed crud maintained to compliment the surrounding area pin a quality manor. nor. Th
operation its based upon a strong culture that attracts quality, long standing employees
that have empathy toward the residents, other employees and the neighbors. 'rhe
community will be licensed under with the Ilppiin lis Department off Public Health under
the Division of Assisted Living and will be umplliant with all current Life Safety Code
regulations.
I That the rnditio n l use will not be injurious to the uses and enjoyment of other property in the
immediate vicinity -for the purposes already permitted, nor substantially diminish and impair
property values within the neighborhood in which it is located:
The proposed P.U.D. for senior Ilpwprng will not be injurious t the surrounding uses and
property values. . recent study published in the journal Property Management (2016)
-found that senior houusi ng development teas a significant positive impact act o n inearby
residential per p ertl s, the highest !impact of which are found in underdeveloped
neighborhoods.. Ti the undeveloped southern portion off the parcel contains -two
structures, one of which is uurnlinhalmut d, creating both a public safety haz rd and
eyesore. A P.M.D. allowing senior houuspnng will einsure that this blighted building its
removed. The proposed project will improve the ww lkabpputy of the neighborhood by
completing sidewalks alks un the newly created parcel of the subject property.The
proposed community will additionally feature exterior w Wing paths pear assisted living
residents and enclosed courtyards with walking pais for those suffering from d rn'n irntp
to prevent unsafe wandering throughout the irn pgtntnortmo d.
. That the establishment of the rnditio n l use will riot irnpede the rn rimal and orderly
development rnd improvement of the surrounding property for uses permitted in the district:
a. The proposed P.U.D. to allow senior Ihn uusi ng will benefit the orderly development rnd
improvements of the surrounding property by allowing the Church to construct a new
sanctuary on the west side of Unne mn rn Road, allowing them to enhance their mission
rnd growth, , The operator (ISL), promotes integration tion w ith schools rnd churches t
allow healthy, engaging contact with seniors and the outside communities, forming
m upti-g ene rational it p tpornstniips. These relationships pr vide an enhanced quality of life
not only for the senior residents, buut for the outside community, churches and
communities s well.
September 23, 2018
IU nrn r nan Senior li...Wing
1001 S. U nunemm n Road
Il t. Prospect, ii...60056
,. That adequate public utifities, access roads, drainage aand/or necessary facilities have been or
will be prrnwiddo
. The utility service and rod system provided along the property perimeter is sufficient
for the development of the senior tiwimng community. A traffic study provided by KeNgb
I1....imndgr rn, allure Abooina Inc. (i i_ ) indicates that the project will have low traffic
generation and will have unnirroirnn t impacts rn the suirTounding road systems. The
already ions traffic generation wwill be further mitigated by providing residents with fire
local transportation by a community owwmn d or leased vehicle. This transportation will
include regular visits to medical service providers, shopping, avid cultural events. The
vehicle will The professionally mmn irnt iru d and staffed by appropriately trainer aind
licensed personnel. gine Lirnrn rn rn Senior Living development wiill use the existing topo
and will maintain the drainage aand -now as currently lit mnd in accordance to
government requirements. Puublic utilities are available adjacent to the site. These
include wt m/ it (int,. (Prospect Municipal), poww r (Commonwealth di rn), Gas
(I I OI )W solid waste (Republic Services), and pho n /imnt rnet/ lble (AT&T, Comcast,
WOW).
. That adequate imeasures have been or will the taken to provide ingress and egress so
designed to minimize traffic comnge ti rn in the public streets:
a. Senior living community provides Il w traffic generation, Th ppli mnt will provide :north
and south connections to the streets surrounding the proposed project to assist in
distributing the small amount of traffic as evenlypossible. i lL, Ventures will also
enhance the existing entraince of the neighboring church, by creating one joint eintraince
and streamlining i_irmnman traffic -now as imuu in as possible.
w That the proposed conditional use is not contrary to the objectives of the current
ComprehensivePlan for the Village:
. This proposed use its in compliance with the current Village of Mount (Prospect
ComprehensivePlan as it provides a low impact, m cid nti Vlin tiituutiiomn i use with
services that have been identified as greatly needed in the Village of Mount (Prospect.
T. That the conditional use shafl, in all other, respects, conform to the applicable regulations of the
district in which it is located„ except as such regulation m y, in each instance, be modified
d
pursuant to the recommendations of the Planning and Zoning Commission:
w The AIpplicant and operator intend to operate the senior living community in
accordance to industry standards including complying with all applicable State and
Village regulatory requirements. Additionally, the Applicant and operator will conform
with all conditions legally dictated by the Village of I( oauunt (Prospect Planning and
Zoning Commission.
September 23, 20118
h_ n nerrn n Senior Living
1001 S. Un neman I o d
Mt. Prospect, IIS. 60056
onhi mendiment Conditions
1. Compatibility within n ii ti ng uses in the general area of the Subject Property:
The proposed senior living community will be a good transitional use between the
neighboring ng church campus rnd residential psi amts, There will be low traffic impact,
and the senior iresidents will enjoy the hkbhphty of the surrounding area,
2. Compatibility with the zoning classification of the properties within the general area of the
Subject ct Props rty:
as The proposed change from RX (single family residential) to R4 (multi -family reside rnth ll)
will be in alignment with the residential pn rtme nt which border the subject property to
the east and south, These apartments fall in R4 zoning, which is the dominant zoning
class bordering the subject parcel. The northern portion of the subJect parce h will
r mal RX atter successful Ipnh t and rezone.. Two zoning classes are found on the
western portlorn of the subject parcel: to homes are found in R2 zoning adjacent to
the southwest corner off the subject Marcel; RX zoning will remain our the Church
property on the Qwest side of the h_hrnrn rnn ro Road, d, whhch currently houses a sanctuary
and the St. John's Church Cemetery.
The suitability of the u bj ct Property with regards to the uses permitted d uurnd r the property's
existing ornhrng classification-.
v The current property is classified as under the RX Zoning Class ii'ic thorn and houses the
Church school and administrative offices. The proposed senior living community will
not be faith based, however the operational management respects the various faith of
the senior residents. As such, there will the space allocated within the building for
visiting clergy of imultiple, faiths to visit and serve residents. To that point, It is
anticipated that the neighboring church, which currently owns the land, will continue
strong neighborly relationship offering opportunities for the senior residents 'lo join the
church for various activities and also allowing the church members to john the senior
residents for various volunteer programs.
4. Consistency with the trend off development in the general area of the Subject Property,
including cha nge that have occurred under the existing oni ng classification:
. There is no apparent developable land surrounding area of the proposed development.
pent.
The proposed project, however, its highly compatible with the existing develop mernt iiia
this area, which comprises of apartment rentals ind the church. There are no other
devellop mernt projects proposed in the area.
w The compatibility of the surrounding property with the permitted uses listed in the proposed
zoning classification:
o Applicant rnt pnropo a P.U.Il ,, development under a R4 zoning which will the consistent
with the surrounding area. The proposed zoning classification will be consistent with
the dominant zone class !in the area; when developed as senior living, the subject will
have a Ilower traffic and parking impact than typical it ultp-ffarnnplly develop irrneint in the
area.
September 23, 201
Urine an Senior Living
'1001 ry S. II...innema � Road
Mt. prospect, IL 60056
w The objective of the current Comprehensive Plan 'for the Village and the impact of the
proposed amendment on the said objectives:
u "T"he project supports the strategic (planning of the Village's comppr he n i pian by
providing an amenity and services that the Village currently lacus. With the proposed
nese, the quality of life of IMount Prospect residents wiii be enhanced, allowing seniors
to stay within the Tillage as they age, and allowing Village families place for their
aging parents a place to live nearby and receive quality care issued Icy a national
leader in senior housing,
w The suitability of the property in question 'p r permitted uses listed in the proposed z ding
ao TheApplicant's proposed operation is in compliance with the permitted use of the
Village's Senior IHou ing ,.U,D,,
Pastor Jeff G. Gavin
Village of Mount Prospect, Illinois
Director of Community Development: William Cooney
October 1, 2018
Dear Bill;
Church
"Christ's Famif Reaching Out In Love"
As you know, for many years the leaders of Mt. Prospect have been seeking to have a senior care facility
within the confines of the Village. For some trustees it has even been spoken of as a major goal. During this
same period of time, St John Lutheran Church has been seeking the same goal. A number of developers
offered project concepts, but nothing had the chance to become a reality until recently.
I hope you are as delighted as I am at the proposed project of ISL -Ventures. Here is a proposal for a full care
senior project, offering the residents of Mt. Prospect both, assisted care living and memory care living within
one grand facility.
The membership of St John Lutheran is pleased that we can offer one of the finest available properties in the
Village for this senior facility. It would not be located on a busy, noisy, multilane though -fare, but on a
tranquil secondary street. It would be close to an array of shopping, yet surrounded by a sufficient amount
of peaceful property, with ponds and fountains on one side, and the spirituality of a church on the other.
Many people as they age are seeking a greater a sense of the spiritual. Faith becomes more of a priority for
the elderly as their bodies grow weaker and the length of their life grows shorter. I and my congregation
recognize this stage of life as an opportunity for mission and ministry. Should it happen that a senior care
facility be constructed on our property, on the doorstep of our church, with persons seeking a spiritual
presence and a renewal of faith in their life, you can be assured that we will gladly reach out to such people
with care and comfort, and a message of hope and peace.
Some time back I spoke to David Simon of ISL -V of our desire to work with him and the staff which he
would assemble to operate this senior facility, in a "partnership of care", to offer both physical and spiritual
benefits to his residents.
I believe that the quality of the senior facility proposed by ISL -V and the close proximity of my congregation,
working together, would become a valued asset for the Village and the citizens of Mt Prospect.
Yours in our Lord's Service,
Pastor1"etfG. Gavin
1100 Linneman Rd a Mount Prospect, IL 60056 * (847) 593-7670
www.luther95.net/SJLC-MPIU
Y icmg.�urm Oren
V,r .. ; I I ki �,iw; l'.tmd ';iii[,. WO [IL IICiTwok 00011
„1" , ,,,�
MEMORANDUM TO: Peter Robinson
Charles Hall Construction, LLC
FROM: Michael Werthmann, PE, PTOE
Principal
DATE:
October 11, 2018
SUBJECT: Preliminary Traffic Evaluation
Proposed Senior Residential Community
Mount Prospect, Illinois
This memorandum summarizes the results and findings of a preliminary traffic evaluation
conducted by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for a proposed senior
residential community to be located in Mount Prospect, Illinois. The site, which is vacant and
currently contains several soccer fields, is bounded by the St. John Lutheran Church School on the
north, Hunt Club Drive on the east, the Countryside Apartments on the south, and Linneman Road
on the west. As proposed, the community is to consist of 56 assisted living units and 32 memory
care units (100 total beds). Primary access to the senior residential community is to be provided
via a full access drive on Linneman Road that will be shared with the St. John Lutheran Church
School with secondary access to the senior residential community provided via a full access drive
on Hunt Club Drive. Figure 1 shows the location of the site in relation to the area roadway system.
Figure 2 shows an aerial view of the site.
The purpose of this preliminary memorandum is to review the existing roadway system, determine
the peak hour traffic to be generated by the community, and to preliminarily review the site access
and circulation systems.
Existing Roadway System
The following summarizes the roadway system serving the site.
Linneman Road is generally a north -south, local roadway that extends from Golf Road to
Algonquin Road. Within the vicinity of the site, Linneman Road has one lane in each direction
with parking generally permitted on both sides of the road. A school pedestrian crossing is located
on Linneman Road at the north boundary of the site that serves the St. John Lutheran Church
School and the church. Both school warning signs and school crossing signs are located along
Linneman Road and the pedestrian crossing includes a high -visibility, ladder style crosswalk.
Linneman Road has a posted speed limit of 30 mph and a six-ton weight limit. Based on daily
traffic counts conducted by KLOA, Inc. between 2007 and 2009, Linneman Road has an
approximate daily traffic volume of 900 vehicles.
KLOA, hic r�ij1,,po1M1io11 �Ijld P° Ijl iwi I°hljlr�Jmi r ollsuhl l.ji1s
Site Location
2
Figure 1
Aerial View of Site Figure 2
Hunt Club Drive is generally a north -south, local roadway that extends from Golf Road, where it
is aligned opposite Wa-Pella Avenue, to Huntington Commons Road. It has one lane in each
direction with parking generally prohibited on the west side of the road. Hunt Club Drive has a
posted speed limit of 25 mph and a six-ton weight limit. Based on daily traffic counts conducted
by KLOA, Inc. between 2007 and 2009, Hunt Club Drive has an approximate daily traffic volume
of 1,120 vehicles.
Trip Generation Estimates
As discussed previously, the senior residential community is to consist of 56 assisted living units
and 32 memory care units (100 total beds). The peak hour and daily traffic generated by senior
housing communities, in general, is reduced due to the characteristics of these communities. First, the
memory care residents are not permitted to drive or keep a vehicle at the community and most of the
assisted living residents do not own and keep a vehicle at the community. Second, the proposed
community will provide various services and amenities where residents do not need to own a vehicle.
Third, the community will have a total of approximately 76 employees that will work one of six shifts
per day with a maximum of 40 employees working at any one time. In addition, most of the employees
work a shift where the start and end times occur outside of the weekday morning and evening peak
hours of traffic. Further, many of the non-professional or administrative employees will carpool or
use public transportation. A summary of the projected employees that will work per shift is located
in the Appendix and was provided by the operator.
The number of weekday morning and weekday evening peak hour and daily trips estimated to be
generated by the proposed senior residential community was based on "Assisted Living" (Land -Use
Code 254) trip generation rates contained in Trip Generation Manual, 10th Edition, published by the
Institute of Transportation Engineers (ITE) and the number of beds. These estimates provide for a
worst-case analysis as the community will include 32 memory care units (44 memory care beds).
Table 1 summarizes the traffic estimated to be generated by the proposed senior residential
community during the weekday morning and weekday evening peak hours and on a daily basis.
The ITE trip generation rates are provided in the Appendix.
Table 1
ESTIMATED DEVELOPMENT -GENERATED TRAFFIC VOLUMES
Assisted Living/
Memory Care Community 12 7 19 10 16 26 130 130 260
(100 Beds)
E
Daily Traffic Assignment
The directions from which traffic will approach and depart the proposed senior residential
community were estimated based on existing travel patterns, as determined from the traffic counts,
and the location of the site relative to the existing roadway system. Figure 3 illustrates the
directional distribution of the development -generated traffic. The peak hour and daily traffic
volumes to be generated by the proposed senior residential community were assigned to the
roadway system based on the directional distribution and are shown in Figure 4.
Traffic Evaluation.
Table 2 shows the existing daily traffic volumes, the daily traffic volumes projected to be
generated by the proposed senior residential community, and the percent increase in traffic on both
Linneman Road and Hunt Club Drive. From the table it can be seen that the proposed senior
residential community will increase the daily traffic on the two roads by approximately five to
seven percent. Further, the daily traffic will be distributed throughout the day, which will minimize
the volume of traffic generated in any one hour. It should be noted that the daily projected trips
provide a worst-case analysis as the trip generation estimates are based on assisted living rates
although 32 units (44 beds) of the total units will be occupied by memory care residents. In
addition, with a daily traffic volume between 900 and 1,120 vehicles, both Linneman Road and
Hunt Club Drive are operating well below the capacity of a two-lane road. As such, the traffic to
be generated by the proposed senior residential community will have a limited impact on the
existing operation of both Linneman Road and Hunt Club Drive.
Table 2
EXISTING AND PROJECTED DAILY TRAFFIC VOLUMES
The proposed senior residential community is projected to increase the peak hour traffic volumes
at the Golf Road/Hunt Club Drive intersection by approximately six to eight vehicles per peak
hour and at the Golf Road/Linneman Road intersection by four to six vehicles per peak hour. This
represents, on average, one additional vehicle traversing either intersection every eight to 15
minutes. As such, given the low traffic volumes projected to traverse the two intersections during
the peak hours, the proposed senior residential community will also have a limited impact on the
operation of these two intersections.
Existing
Daily Traffic
Senior Community
Daily
Hunt Club Drive north of site
1,120
78
6.9%
Hunt Club Drive south of site
1,120
78
6.9%
Linneman Road north of site
900
52
5.7%
Linneman Road south of site
900
52
5.7%
The proposed senior residential community is projected to increase the peak hour traffic volumes
at the Golf Road/Hunt Club Drive intersection by approximately six to eight vehicles per peak
hour and at the Golf Road/Linneman Road intersection by four to six vehicles per peak hour. This
represents, on average, one additional vehicle traversing either intersection every eight to 15
minutes. As such, given the low traffic volumes projected to traverse the two intersections during
the peak hours, the proposed senior residential community will also have a limited impact on the
operation of these two intersections.
Proposed Access Drives
Access to the community is proposed via the following two access drives:
® Primary access to the senior residential community is proposed to be provided via one
access drive on Linneman Road that will replace the southern access drive to the St. John
Lutheran Church School. This access drive will be a shared access drive that will serve
both the proposed senior residential community and St. John Lutheran Church School. As
part of the proposed development, a portion of the circulation system and parking lot
serving the St. John Lutheran Church School will be modified and improved. This access
drive will provide one inbound lane and one outbound lane with the outbound lane under
stop sign control. The access drive will continue to be located just south of the school
crossing on Linneman Road.
® Secondary access to the community will be provided via one access drive located on Hunt
Club Drive at the south end of the site. The access drive will be located just north of the
access drive serving the Countryside Apartments. However, the off -set intersection should
not pose any operational issues given the limited volume of traffic generated by the
proposed community and the lower traffic volumes traversing Hunt Club Road and the
Countryside Apartments. Further, field observations and a preliminary sight distance
analysis, which is included in the Appendix, have shown that the location of the access
drive will exceed the minimum stopping sight distance (200 feet for a 30 mph design speed)
along Hunt Club Road, specifically looking south where Hunt Club Road has an S-curve.
This access drive will provide one inbound lane and one outbound lane with the outbound
lane under stop sign control.
A copy of the proposed site plan is included in the Appendix. The two access drives located on
two different roads will provide the senior residential community with excellent access flexibility
and will only further reduce the impact of the senior residential community on the roadway system.
Further, the two access drives will be more than sufficient to accommodate the limited traffic to
be generated by the senior residential community.
Parking Evaluation
The senior residential community is proposed to provide a total of 66 parking spaces. Surveys
provided in the Parking Generation Manual, 4h Edition, published by the Institute of
Transportation Engineers (ITE) indicate that Assisted Living Communities (Land -Use Code 254)
have an average peak parking demand of 0.41 parking spaces per unit and a 95 percent Confidence
Interval of 0.37 to 0.46 parking spaces per unit. Based on the ITE surveys, the proposed community
is projected to have a total peak parking demand of 37 to 46 spaces. As such, the 66 parking spaces
to be provided by the development will be sufficient to accommodate the peak parking demand of
the community.
171
RII
IMP 0101
Page 1 of 1
Assisted Living
(254)
Vehicle Trip Ends vs: Beds
On a: Weekday
Setting/Location: General Urban/Suburban
Number of Studies: 2
Avg. Num. of Beds: 135
Directional Distribution: 50% entering, 50% exiting
Vehicle I rip Generation per Bea
Average Rate Range of Rates Standard Deviation
2.60 1.86-4.14
Data Plot and Equation Caution - Small Sample Size
400
300
w
Q
h
200
100
0L
0
50 100
X = Number of Beds
X Study Site
Fitted Curve Equation: Not Given
150
X
- - - - Average Rate
R=_ ....
Trip Generation Manual, 10th Edition • Institute of Transportation Engineers
200
https://itetrlpgen. org/PrintGraph.htm?code=254&ivlabel=BEDS&timeperiod=AWDVTE... 10/10/2018
X
260
i
50 100
X = Number of Beds
X Study Site
Fitted Curve Equation: Not Given
150
X
- - - - Average Rate
R=_ ....
Trip Generation Manual, 10th Edition • Institute of Transportation Engineers
200
https://itetrlpgen. org/PrintGraph.htm?code=254&ivlabel=BEDS&timeperiod=AWDVTE... 10/10/2018
Assisted Living
(254)
Vehicle Trip Ends vs: Beds
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 7 and 9 a.m.
Setting/Location: General Urban/Suburban
Number of Studies: 9
Avg. Num. of Beds: 123
Directional Distribution: 63% entering, 37% exiting
Vehicle I rip Generation per Esea
Average Rate Range of Rates Standard Deviation
0.19 0.08-0.43 0.12
Data Plot and Equation
60
50
40
w
a
30
20
10
0
0
X
X
X
19 -X X
"X"
X X X
i
:100
50 100
X = Number of Beds
X Study Site
Fitted Curve Equation: Not Given
150
- - - - Average Rate
R=_ —*
Trip Generation Manual, 10th Edition • Institute of Transportation Engineers
Page 1 of 1
200
https:Hitetripgen. org/PrintGraph.htm?code=254&ivlabel=BEDS&timeperiod=TASIDE&... 10/10/2018
Assisted Living
(254)
Vehicle Trip Ends vs: Beds
On a: Weekday,
Peak Hour of Adjacent Street Traffic,
One Hour Between 4 and 6 p.m.
Setting/Location: General Urban/Suburban
Number of Studies: 9
Avg. Num. of Beds: 123
Directional Distribution: 38% entering, 62% exiting
ehicle Trip Generation per Bed
Average Rate Range of Rates Standard Deviation
0.26 0.11 -0.53 0.13
Data Plot and Equation
60
❑- 40
H
u
H
20
0
Ir
0
50 100
X = Number of Beds
X Study Site
Fitted Curve Equation: Not Given
150
- - - - Average Rate
R=_ —*
Trip Generation Manual, 10th Edition • Institute of Transportation Engineers
Page 1 of 1
200
https://itetripgen. org/PrintGraph.htm?code=254&ivlabel=BEDS&timeperiod=TPSIDE&... 10/10/2018
X
X
X
2 6
--- -
-- XX
X-
X
100
X
0
50 100
X = Number of Beds
X Study Site
Fitted Curve Equation: Not Given
150
- - - - Average Rate
R=_ —*
Trip Generation Manual, 10th Edition • Institute of Transportation Engineers
Page 1 of 1
200
https://itetripgen. org/PrintGraph.htm?code=254&ivlabel=BEDS&timeperiod=TPSIDE&... 10/10/2018
n ARCHITECTURAL SITE PLAN
pi architects
C7
Z
J
z E
W
CO
27 2
� N �
W
Z
Z
J
FINAL
SITE PIAN
-F IIN
wA1.1
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -19-18 Hearing Date: October 25, 2018
PROPERTY ADDRESS: 1101-1111 Linneman Drive
PETITIONER ISL Ventures
PUBLICATION DATE: October 10, 2018
REQUEST: Plat of Subdivision, Zoning Map Amendment, Conditional
Use
MEMBERS PRESENT: Sharon Otteman
William Beattie
Norbert Mizwicki
Agostino Filippone
Walter Szymczak
Lisa Griffin
Joseph Donnelly
MEMBERS ABSENT: Thomas Fitzgerald
STAFF MEMBERS PRESENT: Jason Shallcross, AICP - Development Review Planner
Connor Harmon, Long Range Planner
INTERESTED PARTIES: ISL Ventures, St. John Lutheran Church of Mount Prospect
Chairman Donnelly called the meeting to order at 7:01 pm. Commissioner Beattie made a motion
seconded by Commissioner Otteman to approve the minutes from the Planning and Zoning Commission
meeting on September 27, 2018. The minutes were approved 7-0 with Commissioner Otteman
abstaining. Chairman Donnelly introduced case, PZ -19-18 as 1101-1111 Linneman Drive.
Mr. Shallcross gave a brief description of the Subject Property explaining it was originally located within
unincorporated Cook County and developed under the County's regulations. The Subject Property was
later annexed into Mount Prospect. The properties involved with this annexation were also zoned RX
Single -Family Residence (as required by State statutes), but were later rezoned as they were developed.
Mr. Shallcross summarized the proposal stating that it includes the subdivision of the property, a zoning
map amendment, and a conditional use for a planned unit development. He explained, per the site plan,
that the proposal shows eighty eight (88) unit senior housing development consisting of one building
with two different wings : the first being a one (1) story memory care unit consisting of twenty (20)
private units and twelve (12) semi -private units. The second wing is a two (2) story assisted living unit
with nineteen (19) studio units, thirty-three (33) one bedroom units, and four (4) two bedroom units.
Planning & Zoning Commission- October 25, 2018 PZ -19-18
Joseph Donnelly- Chair
Mr. Shallcross also summarized a parking analysis of the subject property and stated per the traffic
study, during peak demand, the project would demand between 37 to 46 spaces. As such, the proposed
sixty-eight (68) parking spaces to be provided by the development will be sufficient in accommodating
the peak parking demand of the community. He further explained that the Subject Property would share
a drive aisle with adjacent school.
He summarized the standards for a map amendment, and further explained that per Staff's review, the
proposal will not have a negative impact to the surrounding properties or neighborhood. The Subject
Property is adjacent to existing multi -family residential developments, abuts a condominium
development, and is across the street from an Institutional Use (St. John's Church). The proposed
development would be an appropriate use for the Subject Property. Providing additional senior housing
is a goal of both the Village's comprehensive plan and strategic plan.
He further summarized the standards for a conditional use and stated per Staff's review, the standards
have been met, as set forth in the Petitioner's responses to the standards. The proposed use will not
have a detrimental impact on the health, safety, or general welfare of the community.
Mr. Shallcross further stated, Staff finds that the proposal meets the zoning map amendment and
conditional use standards and that granting such requests would be I the best interest of the Village.
Staff recommends that the Planning & Zoning Commission make a motion to adopt staff's findings of the
Planning and Zoning Commission and recommend approval of the following motions:
A plat of subdivision titled "Mount Prospect Senior Living Subdivision"
A zoning map amendment to R-4 Multi -Family Development for Lot 2 of the "Mount Prospect
Senior Living Subdivision"; and
A Conditional Use for a residential planned unit development (PUD) consisting of one (1) principal
building used for senior housing as per plans by pi architects dated September 27, 2018, subject
to the following conditions:
a. The water main shall be "looped" on site;
b. Fire hydrants shall be provided on the west side of the site/building;
c. Submittal of a landscape, irrigation, and photometric plan that meet the intent of Village
Code requirements;
d. Compliance with all applicable development, fire, building, and other Village Codes and
regulations; and
e. A building permit, in accordance with the current regulations and requirements of the
Village of Mount Prospect, must be issued within one (1) year from the date of adoption
of the enabling ordinance by the Village Board which authorized the development
proposal."
The Village Board's decision is final for this case.
Commissioner Beattie verified that the drive aisle leading out on to Hunt Club Drive will not be shared
with Countryside Apartments.
Planning & Zoning Commission- October 25, 2018 PZ -19-18
Joseph Donnelly- Chair
Mr. Shallcross stated the only shared drive aisle will be on Linneman.
Commission Filippone asked what limitations does the R4 zoning place on the property.
Mr. Shallcross stated that the density would be limited and depending on the proposal the Planning and
Zoning Commission would need to approve.
There was general discussion about hypothetical scenarios regarding the Subject Property's future.
Mr. Shallcross stated that the planned unit development for the senior housing proposal would be the
only development permitted to be on eh subject property. Any different use would have to come before
the Planning and Zoning Commission.
Chairman Donnelly swore in David Simon, 408 Portway Drive Hood River, Oregon and Charles Hall, 601
Oakmont Lane, Westmont Illinois.
Mr. Simon gave a brief history of Integral Senior Living and the demographic of their product. He
explained they provide care with day to day management. He specified this is not a medical facility. He
also clarified that they are purchasing the land from the St. John's Lutheran Church and will have an
informal relationship with them.
Mr. Hall gave a brief description of his company and stated that they are involved in Senior Living
Developments all of the nation. He also stated that in his twenty year (20) experience he has never seen
a senior housing development transition to an apartment building.
Mr. Hall explained that the proposal is for an assisted living facility and has to follow different state
codes.
Mr. Simon discussed the traffic and parking impact the development will have on the site and to the
surrounding community. He stated that half of their residents are a part of the memory care unit and
aren't allowed to drive, he explained on average 5-10% of the assisted living residents will have a car.
However, transportation is provided to all social, medical and community events.
There was some general questions regarding partnership between ISL and Solstice Senior Living and the
assurance of a reputable owner/operator for the future.
Mr. Simon addressed the Commission's questions regarding the food service and recreation rooms;
stating residents aren't forced to come to dining hall for meal but breakfast, lunch, and dinner will be
served on a daily basis.
Mr. Simon gave more details about the amenities offered to the residents.
Mr. Hall stated that the project would take about 12 months to build and if all is approved they plan to
break ground in spring 2019.
Planning & Zoning Commission- October 25, 2018 PZ -19-18
Joseph Donnelly- Chair
Mr. Simon stated that the facility will be staffed by approximately 76 people, and the construction of the
building would generate about 120 local tradesmen jobs.
Chairman Donnelly swore in the following citizens:
Citizens to Be Heard:
Rose Disilvestro 632 Cedarcrest Drive. Schaumburg. IL- Citizen asked for clarification regarding the
owner operator of the property and how they can ensure the quality of the property will maintain as
ownership change happens. She asked about extending the side walk through to Golf road off of Hunt
Club Drive; to ensure construction workers won't be parking in the Countryside parking lot; if the
workers will be unionized; and if they can mitigate the mice problem.
Mr. Shallcross interjected and stated that Village Code only requires for them to finish sidewalks on their
property.
Chairman Donnelly stated that she can address that questions to Village Board.
Pastor Jeff Gavin 914 Tower Drive Mt. Prospect., He gave a history about St Johns Church and his
appreciation and support of the project. He stated that St John's Church will offer a support system to
the residents. He also stated the Church offered an excess of the parking spaces to overflow if needed.
There was general discussion between Mr. Gavin and the Commission regarding the history of the parcel
and the various development opportunities that didn't come to fruition.
Eva Gonzalez 1191 S. Linneman Rd- Concerned about the possibility of the development changing use
over the years and disrupt the community. She also stated concern about parking along Linneman.
Commissioner Beattie addressed her concern and stated that the building is tailored to a senior living
development and would have to come back through the process.
Natalia Kaczmarek 1101 Hunt. Club Dr #306- Concerned about exits and fire and rescue access and the
greenspace on the condo's private property.
Kathv Moran 1137 S. Linneman Rd.- Stated she is against the proposal because it will lower her property
values.
Stan Adamczak 1023 S. NaWaTa- Asked if the development will be available to only Mount Prospect
residents.
Steve Bena 1026 S. Lirrneman- Concerned about signage.
Mr. Shallcross stated that there has been no relief requested from sign code.
Mr. Simon and Mr. Hall addressed the following questions:
Are the employees / Facility unionized? No
Planning & Zoning Commission- October 25, 2018 PZ -19-18
Joseph Donnelly- Chair
Commissioner Otteman made a motion seconded by Commissioner Beattie and the meeting was
adj rnec at 8:28 pm.
' .s
li a Moder, Community Development
Planning & Zoning Commission- October 25, 2018 PZ -19-18
Joseph Donnelly- Chair
How are major events handled/scheduled? Mother's Day and Easter Sunday are the most visited
holidays. Mr. Simon stated they will take a proactive approach to work with the church and
surrounding community to help with parking on those days.
Will Hunt Club Drive be the main fire rescue entrance point?- Both accesses will be used
however, the fire panel is located in the front of Linneman and that it is very unlikely for visitors
to park behind the building in neighboring lots.
• How will construction workers know to not park in neighboring lots?- Construction entrances
will be posted and will work with staff to designate those areas.
o Rodent control?- Mr. Hall stated he doesn't have any experience with excessive rodents on open
land but will do their best to mitigate the problem if one exists.
Chairman Donnelly confirmed the Petitioner agrees to the conditions set forth in the Staff Report.
Mr. Simon and Mr. Hall agreed but said they needed clarification from the fire department regarding the
looped water main on the site.
Hearing no further discussion, Commissioner Beattie made a motion seconded by Commissioner
Mizwicki to approve the following motion:
Staff recommends that the Planning & Zoning Commission make a motion to adopt staffs findings of the
Planning and Zoning Commission and recommend Apprqval of the following motions:
A plat of subdivision titled "Mount Prospect Senior Living Subdivision"
A zoning map amendment to R-4 Multi -Family Development for Lot 2 of the "Mount Prospect
Senior Living Subdivision"; and
A Conditional Use for a residential planned unit development (PUD) consisting of one (1) principal
building used for senior housing as per plans by pi architects dated September 27, 2018, subject
to the following conditions:
a. The water main shall be "looped" on site;
b. Fire hydrants shall be provided on the west side of the site/building;
c. Submittal of a landscape, irrigation, and photometric plan that meet the intent of Village
Code requirements;
d. Compliance with all applicable development, fire, building, and other Village Codes and
regulations; and
e. A building permit, in accordance with the current regulations and requirements of the
Village of Mount Prospect, must be issued within one (1) year from the date of adoption
of the enabling ordinance by the Village Board which authorized the development
proposal."
UPON ROLL CALL AYES: Otteman, Beattie, Mizwicki, Filippone, Szymczak, Griffin, Donnelly
NAYS: None
The vote was approved 7-0 with a positive recommendation to Village Board.
Planning & Zoning Commission- October 25, 2018 PZ -19-18
Joseph Donnelly- Chair
October 27, 2018
William J. Cooney, AICP
Village of Mount Prospect
50 S. Emerson Street
Mount Prospect, IL 60056
Via email: bcooney@mountprospect.org
RE: 1101-1111 LINNEMAN ROAD / PZ -19-18 /PLAT, ZMA, & CU -PUD
Dear Mr. Cooney,
The Planning & Zoning Commission recommended approval of our above refenced matters on
October 25, 2018 by a 7-0 vote. Our request is scheduled to go before Village Board for the
ordinance's first reading November 7, 2018.
We are requesting that the Village Board waive the second reading, tentatively scheduled for
November 20, 2018, and take final action at the November 7, 2018 meeting because we are eager
to move this project forward as quickly as possible and we believe the Planning and Zoning
Commission's unanimous approval of our requests last Thursday supports our belief that our
requests before The Village meet The Village's requirements and goals.
I appreciate your assistance in facilitating this request. Should you have any questions, feel free
to contact us at dsimon(ea�,islllc.com or (541) 490-2395.
Respectfully
D/id'
Simone
cc: Jason C. Shallcross, via email ishallcross@mountpros ect.or
Rocky Goins, via email r,m o" o"�ns@leadinglightdev.com
408 Cascade Avenue, # 855, Hood River, OR 97031 - (541) 490-2395