Loading...
The URL can be used to link to this page
Your browser does not support the video tag.
Home
My WebLink
About
7.1 PZ - 23-18 1st Reading of an Ordinance Granting a Conditional Use for a Private School
BoardDocs® Pro Page I of 2 Agenda Item Details Meeting Feb 05, 2019 - REGULAR MEETING OF THEM UT PROSPECT VILLAGE BOARD - 7:00 p.m. Category 7. NEW BUSINESS Subject 7.1 PZ -23-18 / 901 S. Busse Road / A+C Architects / 1st reading of an ORDINANCE GRANTING A CONDITIONAL USE FOR A PRIVATE SCHOOL AND VARIATION TO THE FENCE LOCATION REQUIREMENTS FOR PROPERTY LOCATED AT 901 S. BUSSE ROAD Access Public Type Action Preferred Date Feb 05, 2019 Absolute Date Feb 19, 2019 Fiscal Impact No Recommended Action 1. Approve an ordinance granting a conditional use permit for a private school located at 901 S. Busse Road. 2. Deny the request for a variation from the fence location requirements for the property at 901 S. Busse Road. Public Content Information The Petitioner, Raffi Arzournanian of A+C Architects, is seeking a conditional use for a private school and a variation from th fence location requirements for 901 S. Busse Road (PIN #08-14-106-002). The subject property is vacant and located on th east side of Busse Road between Golf Road and Lonnquist Boulevard. The Petitioner is proposing to construct a Montesso School that would operate Monday through Friday between 7:00 a.m. and 5:30 p.m. The school would have a capacity fo eighty-three (83) students and thirteen (13) teachers. Private or parochial schools are a permitted use in the RX zoning district; however, a conditional use is required when, 1) residential dwelling unit is being converted to the proposed school use, or 2) A new building or structure is to be constructed o property less than 40,000 square feet not currently in use for the proposed use. Since the subject property is vacant and i 33,636 square feet, aforementioned item 2 applies. The proposed school and associated parking lot would meet all zonin setback, bulk, and lot coverage requirements in the RX zoning district. The proposed building height (20') and amount o parking (22 spaces) also meet zoning requirements. )I The Petitioner submitted a traffic study conducted by KLOA, which is attached (see Administrative Content). The report notes that the existing roadway can accommodate traffic generated by the proposed use, that proposed full turning movements t* the site ensure adequate access, and the design of the drop-off/pick-up location (which utilizes parking spaces on site) will meet the needs of the proposed school operations. The proposal also includes a fenced -in play area located in the required front yard setback, in front of the primary structure. Staff is not supportive of this request as it would be inconsistent with the front yard setback in the area and creates potential safety concerns having the proposed play area located near Busse Road. The elimination of this fence would likely result in the removal or relocation of the proposed play area. It is staff's opinion that this project further diversifies schooling options in the Village, serves as a buffer between commercial and residential uses, and provides a quality school environment for the Mount Prospect community. Staff did not receive comments from the public prior to the Planning and Zoning Commission meeting on January 10, 201 There was testimony from a property owner in the neighborhood, citing increased traffic and noise from the proposal. Afte hearing from the public and the petitioner, the Planning and Zoning Commission recommended approval of the conditional us request by a vote of 3-1 and denial of the variation unanimously by a vote of 4-0. 1 Planning and Zoning _Commission Recommendation https://www.boarddocs.com/il/vomp/Board.nsf/Public 2/5/2019 BoardDocs® Pro Page 2 of 2 The Planning and Zoning Commission found that the standards for a conditional use have been met, while the standards for a variation have not been met. Based on these findings, they recommend that the Village Board approve the Petitioner's conditional use request for a private school at 901 S. Busse Road (3-1 vote) and deny the Petitioner's variation request for fence location requirements (unanimous 4-0). Alternatives 1. Approve an ordinance granting a conditional use permit for a private school located at 901 S. Busse Road, and deny the request for a variation from the fence location requirements for the property at 901 S. Busse Road. 2. Action at discretion of the Village Board. A -ial pl&ns 1.pdf (9,506 KB) dmiinistrative C&nteint.pdf (2,91.4 KB) i&r Rrofess P '7 1.2 K B) lat Of SLUryey.pdf (31.3 KB) 901. S Busse Map.pdf (4, P -iial ord c&nditi&nal use &nd de�nial variati&n 901. S BLIsse.pdf (17 KB) Z 2 3 1.8 d e �r Administrative Content Executive Content https://www.boarddocs.com/il/vomp/Board.nsf/Public 2/5/2019 Nor „-,P-7,7 Village of Mount Prospect Community Development Department 50 S. Emerson Street Mount Prospect, Illinois 60056 Phone: (847) 818-5328 Zoning Request Application Official Use Only (To be completed by Village Staff) Case Number: P&Z - - Date of Submission: Hearing Date: Project Name/Address: I. Subject Property Address(es): 903 S BUSSE RD Zoning District (s): RX Property Area (Sq.Ft. and/or Acreage): 33,636 SF Parcel Index Number(s) (PIN(s): 08-14-106-002-0000 II. Zoning Request(s) (Check all that apply) ® Conditional Use: For MONTESSORI SCHOOL ❑ Variation(s): To ❑ Zoning Map Amendment: Rezone From To ❑ Zoning Text Amendment: Section(s) ❑ Other: III. Summary of Proposal (use separate sheet if necessary) PROPOSED ONE STORY MONTESSORI SCHOOL, WITH OUTDOOR PLAYGROUND SPACE, AND PARKING. IV. Applicant (all correspondence will be sent to the applicant) Name: RAFFI ARZQUMANIAN Corporation: A+C. ARCHITECT,'; Address: 4840 MAIN ST. City, State, ZIP Code: SKOKIE IL 60077 Phone: 847 - 829 - 0801 Email: INFO@ACARCHITECTS.NET Interest in Property: ARCHITECT (e.g. owner, buyer, developer, lessee, architect, etc...) 1 V, Propefty OWner C] Check �f Same as Appik;wt ---- - - ------ - BRANDSON TRUST coapotafivm Addi city, State, Zip code, Phone: In cwtsideration of the inforrnation oonta9ned In this ipefltlon as well as an supparting documentation, it is requested that approval be given to this roquest, Ple applicant is the owner or authorized reprnentat!ve of the owner of the properbl, The pelffioner and the owner of 'the property grant ampioyaes of the VMage of Mount Prospect, Lind their agent's permission to enter on the property during reasonable hours for visual inspec.tion of the subject property, I hc,reby affinn that all information pro N104 and bi all rnaterials submitted in association with this app4cation are true and aGcurat 01 t o ry y wMedge. AprAcant- Date: (S �gnat u �e (Pdrit or Type Name) ff appicant is not pmperty owrr� I heraby designate tne appiicar�44 to act as my agert for the purpose of ,eeking the zorung request(s) described irr this app�icalion and the assoLnata:,�d SUPPOrtillo rlatWaL Property Owner. nature) e— f:� N -in re Affidavit of Ownership COUNTY OF COOK STATE OOF_ ILLINOIS j� ) " t • �tJ06 0 t under oath, state that I am _ (print name) ��`Y'UISTe� � &cc )dacr'1 the sole owner of the property an owner of the property ❑ an authorized officer for the owner of the property commonly described as 903 S. BUSSE RD, MOUNT PROSPECT, IL 60056 (property address and PIN) PIN: 08141060020000 and that such property is owned by Subscribed and sworn to before me this )l —7 day of QC , 20A. ��NOW� JeAtjt'� R. ?�Wc)'CD � as of this date. (print name) Signature OFFIC4IAL �SE~ q� �. JILL M REYES NOTARY LIC _ STATE OF ILLINOIS MY COMM1SSfON EXPIRE&G4/05/22 November 2, 2018 Response to the guidelines of the conditional use standards Re: 903 S. Busse Rd 1. That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare; The establishment of a Montessori school in this location will not have a negative impact on the public health, safety, moral and comfort. It will improve a vacant lot that, if not improved, can have negative impact on the above listed concerns. 2. That the conditional 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 to be located; The proposed school will provide a needed service to the community and therefore it should have a positive effect on the property values. Given the use proposed, as school will not be injurious to the existing uses. 3. That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district; The proposed use is a school that serves the neighborhood. It will serve the residential community in the area and it may encourage the growth of the residential uses in the area. 4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided; There are adequate utilities, access roads, drainage and /or necessary facilities. 5. That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets; Yes. Please see submitted architectural and engineering drawings and documents. 6. That the proposed conditional use is not contrary to the objectives of the current Comprehensive Plan for the Village; To the best of our knowledge there are no conflicts with the current comprehensive plan of the village. 7. That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the Planning & Zoning Commission. We shall comply 4840 main street I skokie illinois 60077 usa I office 847 . 829 . 0801 1 fax. 847 . 763 . 8708 1 www.acarcl7itects.net November 23, 2018 Standards of Variation: Re: 903 S. Busse Rd 1. The proposed use is a Montessori school. There are groups of children that use the site. The proposed fences are to provide additional security, control and safety for the children. It is the specific use type that demands a better control of the boundary of the site. 2. The request for the variation from the fence ordinance is based on the use mentioned above. This type of variation is not generally applicable to other property within the same zoning classification. 3. The purpose of variation does not have any financial implications. As mentioned in item 1, the purpose is to increase safety and security of the children. 4. The request for the variation is not a difficulty; however, is a measure t increase the safety of the users as well as public in the area. 5. The granting of the variation will not have a negative impact on the public welfare or be injurious to other property or improvement in the neighborhood. It enhances the safety and public welfare by creating a safer environment and reduces the possibility of accidents or incidents. 6. The proposed fence is an open decorative metal fence of 42" high. It is minimally visible, and it has no impact on the character of the neighborhood. 7. As mentioned in item 6, the fence is minimally visible, and it will have no effect on the supply of light and air to adjacent property or increase the congestion of the public streets, or increase the danger of fire, or impair natural drainage or increase drainage problems on adjacent properties or endanger the public safety. It is being proposed primarily to increase public safety. It will not have any negative impact on the values of properties in the neighborhood. 4840 main street I skokie illinois 60077 usa I office 847 . 829 . 0801 1 fax. 847 . 763 . 8708 1 www.acarchitects.net December 8, 2018 Play are use narrative Re: 903 S. Busse Rd The play area will be used on daily basis weather permitting. There is a bike / walking path proposed for the area surrounded by lawn and landscape. The children can ride their bikes or walk along the compacted gravel path. In addition, we are planning to use the trunks of some of the cut trees on the site to create small seats (12" in height) so the children can sit on them. A maximum of 10 children, depending on age group, will be supervised by two teachers at any given time. 4840 main street I skokie illinois 60077 usa I office 847 . 829 . 0801 1 fax. 847 . 763 . 8708 1 www.acarcl7itects.net 1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -23-18 Hearing Date: January 10, 2019 PROPERTY ADDRESS: 901 S. Busse Road PETITIONER: A+C Architects PUBLICATION DATE: December 26, 2018 REQUEST: CU: Private School VAR: Fence location MEMBERS PRESENT: William Beattie Agostino Filippone Walter Szymczak Thomas Fitzgerald MEMBERS ABSENT: Sharon Otteman Norbert Mizwicki Lisa Griffin Joseph Donnelly STAFF MEMBERS PRESENT: Jason Shallcross, AICP - Development Review Planner Connor Harmon - Long Range Planner Consuelo Arguilles- Deputy Director INTERESTED PARTIES: A+C Architects Commissioner Beattie called the meeting to order at 7:04 pm. Commissioner Filippone made a motion seconded by Commissioner Fitzgerald to approve the minutes from the Planning and Zoning Commission meeting on November 8, 2018. The minutes were approved 4-0 with. Commissioner Beattie introduced case, PZ -23-18 as 901 S. Busse Road. Mr. Shallcross gave a brief description of the Subject Property and surrounding parcels. He stated that the Subject Property is vacant and zoned R -X Single Family Residential. Mr. Shallcross further explained that the Petitioner is proposing to construct a private Montessori school on the Subject property with related improvements including a parking lot, outdoor play area, and garden. The project requires conditional use approval to allow the proposed private school because the Subject Property is less than forty -thousand square feet (40,000 sq. ft.) in size. He further explained that the Petitoner is requesting a variation to construct a fence in the front yard setback. After explaining the details of the project and addressing Staff's comments, Mr. Shallcross summarized the Conditional Use Standards as the following: Planning and Zoning Commission Meeting- January 10, 2019 PZ -23-18 Joseph Donnelly -Chair N • 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. Mr. Shallcross stated that Village staff believes the Petitioner's conditional use request complies with the conditional use standards and is supportive of that request. It is staff's belief that the proposed use will not adversely impact traffic, if approved. The proposed use is listed as a compatible use in the Village Comprehensive Plan and satisfies all zoning requirements other than the proposed fence location for the play area located in the required front yard. Staff believes the proposed use complements other uses in the immediate area and will increase the value of surrounding properties. Mr. Shallcross summarized the Variation Standards as the following:. • A hardship due to the physical surroundings, shape, or topographical conditions of a specific property not generally applicable to other properties in the same zoning district and not created by any person presently having an interest in the property; • Lack of desire to increase financial gain; and • Protection of the public welfare, other property, and neighborhood character. Mr. Shallcross stated Village staff believes the Petitioner's variation request does not meet the standards and is not supportive of the request. Staff does not believe there is a hardship due to the physical surroundings, shape, or topographical conditions of the property. The applicant's desire to create a fenced -in play area in the required front yard setback does not satisfy the hardship requirement. Further, no other structures are located in the required front yard setback in the immediate area. The proposed fence location is not in keeping with the character of the neighborhood. Staff believes that the variation standards are not met and that the area unnecessarily exposes children to auto traffic along Busse Road. Mr. Shallcross stated, Staff finds that the private school meets the conditional use standards subject to complying with the conditions listed below and that granting such request would be in the best interest of the Village. Based on these findings, staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: 1. "To approve a Conditional Use permit for a private school at 901 S. Busse Road (PIN #08-14-106- 002-0000), Case No. PZ -23-18, subject to the following conditions: 1. Compliance with all Development, Fire, Building, and other Village codes and regulations; 2. Submittal of a landscape, irrigation, and photometric plan that comply with Village Code requirements; and 3. Development of the site in general conformance with the site plan and elevations prepared by A+C Architects, dated November 2"d, 2018." Planning and Zoning Commission Meeting- January 10, 2019 PZ -23-18 Joseph Donnelly -Chair 3 Staff finds that the fence variation request does not meet the variation standards and that granting such request would not be in the best interest of the Village. Based on these findings, staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend denial of the following motion: 2. "To approve a Variation from the fence location requirements at 901 S. Busse Road (PIN #08-14- 106-002-0000), Case No. PZ -23-18, subject to the following conditions: 1. Fence location shall be in general conformance with the site plan prepared by A+C Architects, dated November 2nd, 2018. 2. The fence shall be open -style and no more than forty-two inches (42") tall." He stated that the Village Board's decision is final for this case. Commissioner Filippone asked for clarification on the requested fence's purpose and location. Mr. Shallcross stated that the proposed fenced in location is for a children's outdoor play area and also as a storm water detention area. Hearing no further questions for Staff, Commissioner Beattie swore in the Petitioners. Raffi Arzoumanian (architect) 4840 Main Street Skokie, Illinois; Maricela Marta (business owner) 824 S. Ridge Avenue Arlington Heights, Illinois. Javier Millan (KLOA consultant) 9575 W. Higgins Road Rosemont, Illinois. Mr. Arzoumanian gave a brief description of the project. He clarified the comments regarding the storm water and fenced area stating that there isn't a detention area designated and that majority of the storm water removal will be underground. The detention area will be a backup if needed but not as a basin. He further explained that the purpose of the fenced in area will be for children to use as a play area with teacher supervision. He said that majority of the space will be grass and landscaped with a compacted gravel bike path. Commissioner Beattie commented that the proposal has a large designated play area that is fenced in behind the Subject Property, and that he didn't see the need for the additional one in the front. There was general discussion regarding the history of the Montessori school and details of the business. Mr. Arzoumanian acknowledged that they understand Staff's conditions and agree to fully comply with all of the Village's requirements. He emphasized that the building was designed to incorporate natural elements and create a creative learning space. Hearing no further questions for the Petitioners, the hearing was opened to the public for comments. Citizens to be heard: Planning and Zoning Commission Meeting- January 10, 2019 PZ -23-18 Joseph Donnelly -Chair 4 AI)Iy & Jason Chi ulas 902 S. Fd ewood- Concerned about the increased traffic, noise and nuisance of the proposal. Stated that they are concerned about the increase of commercial properties along Busse Road and that it's taking away from the neighborhood feel of the single family residences. Commissioner Beattie asked Staff questions regarding the bulk regulations for the single family district in which the Subject Property is located. Commissioner Beattie stated that the maximum height allowed to build is forty feet (40') which could be done without permission from the zoning board. Mr. Shallcross clarified that certain use groups have different lot coverage percentage regulations. Single family homes have a maximum of thirty five percent (35%) and businesses have a maximum of seventy five percent (75%). The Petitioner addressed the concerns of the citizens. Ms. Marta stated that the students arrive between 7:00-8:30 am and usually get picked up between 3:00- 5:50 pm. She stated that there is about thirteen employees that come in and leave at staggered times between 6:45 am — 6:00 pm. Ms. Marta also gave a brief outline of the day's activities stating that they are typically outside depending on weather between 10:30am-12:00pm. She also stated they are currently located in a residential neighborhood in town and haven't had any noise complaints. Mr. Arzoumanian verified that the lighting will all be to Village Code and includes full cut off fixtures that area mainly used as pathway lighting at exit doors. He also stated that the drainage issue will improve on the site and surrounding properties with the site work proposed. Mr. Arzoumanian addressed the traffic concerns, stating the traffic study that was conducted found little to know impact on the current traffic situation at the Subject Property. Mr. Millan briefly described in detail the traffic study his company conducted on the Subject Property. He stated that the impact would be less than 2% on Busse Road during peak hours. Commissioner Fitzgerald asked Staff to give some examples of other permitted uses on the Subject Property. Mr. Shallcross stated that single family homes, churches, and or schools are only allowed in the RX zoning district. There was general discussion between the Commissioners regarding the concerns and the Petitioner's solutions to the citizens' concerns. Commissioner Filippone made a motion seconded by Commissioner Szymczak to approve the following motion: Planning and Zoning Commission Meeting- January 10, 2019 PZ -23-18 Jose -h Donnelly -Chair 1. "To approve a Conditional Use permit for a private school at 901 S. Busse Road (PIN #08-14-106-002- 0000), Case No. PZ -23-18, subject to the following conditions: 1. Compliance with all Development, Fire, Building, and other Village codes and regulations; 2. Submittal of a landscape, irrigation, and photometric plan that comply with Village Code requirements; and 3. Development of the site in general conformance with the site plan and elevations prepared by A+C Architects, dated November 2"d, 2018." UPON ROLL CALL: AYES: Beattie, Filippone, Szymczak NAYS: Fitzgerald The motion was approved with a 3-1 positive recommendation to the Village Board for final decision, Commissioner Fitzgerald made a motion seconded by Commissioner Filippone to approve the following motion: 2. "To approve a Variation from the fence location requirements at 901 S. Busse Road (PIN #08-14- 106-002-0000), Case No. PZ -23-18, subject to the following conditions: 1. Fence location shall be in general conformance with the site plan prepared by A+C Architects, dated November 2"d, 2018. The fence shall be open -style and no more than forty-two inches (42") tall." UPON ROLL CALL: AYES: None NAYS: Fitzgerald, Beattie, Filippone, Szymczak The motion was denied with a 0-4 negative recommendation to the Village Board for final decision.. After hearing one additional case, Commissioner Fitzgerald made a motion seconded by Commissioner Fillippone and the meeting was adjourned at 10:38 pm. en�istrative Assistant Planning and Zoning Commission Meeting- January 10, 2019 PZ -23-18 Joseph Donnelly -Chair V 1 0 II Wageunt Prospect Community Development Department CASE SUMMARY — PZ -23-18 LOCATION: 901 S. Busse Road PETITIONER: A+C Architects OWNER: Jeanne Brandson l"ARCEL #: 08-14-106-002-0000 LOT SIZE: 0.772 acres (33,636 sq. ft.) ZONING: RX Single Family Residential LAND USE: Vacant 1UEST: Conditional use to allow a private school Variation to fence location V 1,11age of Mount Prospect Community Development Department MEMORANDUM TO: MOUNT PROSPECT PLANNING & ZONING COMMISSIOI JOSEPH DONNELLY, CHAIRPERSON DATE: JANUARY SUBJECT: PZ -23-18 / 901 S. BUSSE ROAD / CONDITIONAL USE (PRIVATE SCHOOL) AND VARIATION TO FENCE LOCATION BACKGROUND 1 sc.1i.,e4,uled for the January 10, 2019 Plannin.� & Zonini Commission meeting to review tneappiicaiionb-y-&-aMi-Arz—oumaniantroff73P-,7(---7Vr-c7l=e T_(fffZ77Pwr ZUL1011C;1 S. Busse Road (the "Subject Property"). The Petitioner is seeking a conditional use to allow a private school and a variation to the fence location requirements. The P&Z Commission hearing was properly noticed in the December 26, 2018 edition of the Daily Herald newspaper. In addition, the Petitioner completed the required written notice to property owners within 250-fect and staff posted public hearing signs on the Subject Property. PROPERTY DESCRIPTION The Subject Property is located on the east side of Busse Road between Lorinquist Boulevard and Golf Road. The Subject Property is vacant and zoned R -X Single Family Residential. It is bordered by the R -X Single Family _%w_i4W_rAW tDic-tri District Planned Unit Development to the west. SUMMARY OF PROPOSAL The Petitioner is proposing to construct a private Montessori school on the Subject property with related kr and omden. The 9 ;ect requires conditional use a%,roval to allow the proposed private school because the Subject Property is less than forty -thousand square feet (40,000 sq. ft.) in size. Site Plan - The site plan indicates the building would be placed on the eastern half of the property, with a parking lot and stormwater detention area separating the building from Busse Road to the west. The building would be set back more than one hundred fifty feet (150') from the front setback line. It would be set back ten feet (10') from the interior side property lines and thirty-four feet, ten inches (34'- 10") from the rear property line. The proposed building meets all setback requirements. The parking lot meets the minimum required ten foot (10') parking lot setback. The singular point of ingress and egress is proposed to have full access onto Busse Road. Lot CoveMgp -- The Village Code allows a maximum of seventy-five percent (75%) overall lot coverage in the R- X Single Family Residential District for nonresidential uses. The proposed lot coverage is 61.97%. 111111111 HIM RMHUM = ; iii i I "I - litillailling , PZ -23-18 Planning & Zoning Commission Meeting January 10, 2019 Setbacks: R -X Res�l ents ------------ Pr®al ------------ 40'Min. (building) 152'(building) Front (W) . . . ........ 40'Min. (parking lot) 42' (parking lot) Interior Side (N) 10' in, (building) 10' (building) 10' Min. (parkinglot) 12' (parking lot) ----------------------- - . ..... 10'Min. (building) I ..... 10'(building) Interior Side (S) 10' Min, (parking lot) 12'(parking lot) . ..... . . — -------- 20' in. (building) -- – ------ - ------- _-- 34'-10" (building) Rear (E) 10' in. (parking lot) 141' (parking lot) Building Height 40' Max. .......... 20' Lot Coverage . . ...................... 75% Max. 61.97% M wans wim a stone base, stone sins ana metai accents, ana firmlea stucco applications as wen. I ne elevations ina the principal building will measure twenty feet (20') tall. The proposed trash enclosure will be six feet (6') tall with brick walls and solid metal doors. P.:a,r - (i - i ' iig –The Village Code requires one (1) space per employee plus one (1) space for each ten (10) licensed capacity slots. The proposed private school would have 83 students and 13 total teachers and staff. The proposed 7,043 square foot building would require twenty-two (22) parking spaces. The Petitioner's plans indicate twenty- two (22) parking spaces, including one (1) accessible space, would be provided. LL at I I ing – The proposed landscape plan would not comply with all of the Village Code's landscapf.. requirements. The landscape plan will be required to be revised to provide additional perimeter landscaping. A revised landscape plan will be required at time of building permit application. 0 INN W0111611, Traffic – Staff requested and received a traffic impact statement for this project due to concerns about potential traffic impacts. Montessori schools are busiest during rush hours, and there is no dedicated left turn lane on Busse Road in front of the Subject Property for ingress or egress. The report, created by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA), finds that there will not be any detrimental impacts on traffic in the area as a result of this project. Engineering staff reviewed the traffic study and concur with the results. Fence – The Petitioner is proposing to create a fenced -in play area in the required front yard setback. The area consists of the stormw r n i n T1 Yorty-two mcA7,J,'1"TraT=,WTrougnt-1ron Tence. it is set back approxim e y one- a ce trom the tron property line. ADDITIONAL STAFF COMMENTS Fire – A fire sprinkler system in accordance with NFPA 13 and a fire alarm system will be required. All new sprinkler risers and associated equipment shall be located in a separate room with a minimum of one hour construction. An egress plan will be required at building permit submittal should this proposal be approved. PZ -23-18 Planning & Zoning Commission Meeting January 10, 2019 Page 4 COMPREHENSIVE PLAN DESIGNATIO11; The Village Comprehensive Plan designates the Subject Property as single family. Compatible secondary uses include parks, recreational facilities, community gardens, schools, places of worship, and other community amenities. The proposed land use is consistent with the Comprehensive Plan's future land use designation, 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 orimpede 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 oft e conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. M Fer ine TV171,7110r, tile )) ,"1 T3 =0 - The Petitioner states that the proposed use improves a vacant lot and will increase the value of surrounding properties. The Petitioner further states that the use will serve the immediate residential community, encouraging the growth of residential uses in the area. ii ill I l! 1111111IIIIII11:111111 iii I use complements other uses in the immediate area and will increase the value of surrounding properties. VARIATION STANDARDS The standards for a variation are listed in Section 14.203.0.9 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a variation. The following list is a summary of these findings: generally applicable to other properties in the same zoning district and not created by any person presently having an interest in the property; Lack of desire to increase financial gain; and Protection of the public welfare, other property, and neighborhood character. Per the Petitioner, the proposed fences are to provide additional security, control, and safety for the children. The proposed play area demands a better control of the boundary of the site and is generally not applicable to other property within the same zoning classification. The Petitioner states that the fence will not increase financial gain and will not have a negative impact on the neighborhood or other property. The Petitioner states it will have a limited impact due to its minimally visible design. Village staff believes the Petitioner's variation request does not meet the standards and is not supportive of the request. Staff does not believe there is a hardship due to the physical surroundings, shape, or topographical conditions of the property. The applicant's desire to create a fenced -in play area in the required front yard setback R.+. es not satisfy the hardship requirement. Further, no other structures are located in the required front yard setback hborhood. Staff believes that the variation standards are not met and that the area unnecessarily exposes children to auto traffic along Busse Road. PZ -23-18 Planning & Zoning Commission Meeting January 10, 2019 6M �tE CM71MENDATION Staff finds that the private school meets the conditional use standards subject to complying with the conditions listed below and that granting such request would be in the best interest of the Village. Based on these findings, staff recommends that the Planning and Zoning Commission make a motion to adopt staff s findings as the findings of the Planning and Zoning Commission and recommend gpp1q1A of the following motion: r a �FrT a LC Sc Case o. PZ -23-18, subject to the following conditions: I . Compliance with all Development, Fire, Building, and other Village codes and regulations; 2. Submittal of a landscape, irrigation, and photometric plan that comply with Village Code requirements; and 3. Development of the site in general conformance with the site plan and elevations prepared by A+C Architects, dated November 2nd , 2018." Staff finds that the fence variation request does not meet the variation standards and that granting such request would not be in the best interest of the Village. Based on these findings, staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend den'al of the following motion: 9ERM k. "To approve a Variation from the fence location requirements at 901 S. Busse Road (PIN #08-14-106- 002-0000), Case No. PZ -23-18, subject to the following conditions: 1. Fence location shall be in general conformance with the site plan prepared by A+C Architects, dated November 2nd 2018. 2. The fence shall be open -style and no more than forty-two inches (42") tall." UUMMI ff mmil" M, William J. Cooney, AM Director of Community Development S RusoRd (CU 11dvwcRhw1[)d Keniag,Ln"rt-dgren,O'Har�a,,.t�'b onaa,Nnev MEMORANDUM TO: Raffi Arzoumanian A+C Architects FROM: Elise Purguette Consultant Luay R. Aboona, PE, PTOE Principal DATE: October 30, 2018 SUBJECT: Traffic Impact Statement Proposed Montessori School Mt. Prospect, Illinois This memorandum summarizes the methodologies, results and findings of a site traffic evaluation conducted by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for the proposed Montessori School to be located at 903 S. Busse Road in Mt Prospect, Illinois. The site is currently vacant and is bordered by single family homes to the north, east and south, and the Mount Prospect Commons shopping center to the west. Figure 1 shows the site location. The plans call for developing the site with a Montessori School with a maximum occupancy of 83 students and 13 staff at any given time. The school will be open Monday through Friday from 7:00 A.M. to 5:00 P.M. Approximately 22 off-street parking spaces will be provided with access to the site provided via one full ingress/egress access drive off Busse Road. A copy of the site plan is included in the Appendix. The purpose of this evaluation is as follows: To evaluate the trip generation characteristics of the proposed school. To evaluate the adequacy of the proposed access system. To evaluate the overall internal circulation of the site. To evaluate the parking needs of the proposed school. KLOA. hic r�iii"'polMlioll �i.jid I°hlljJm, r ollsuhl 11111,1 Site Location Figure 1 Existing Trafft Conditions The following provides a detailed description of the physical characteristics of the roadways including geometry and traffic control, adjacent land uses and peak hour traffic flows along area roadways, which are illustrated in Figure 2. Busse Road is a north -south minor arterial that generally provides two lanes in each direction divided by a painted median in the vicinity of the site. At its signalized intersection with Golf Road, Busse Road provides an exclusive left -turn lane, a through lane and a shared through/right- turn lane on the southbound approach. The northbound approach provides an exclusive left -turn lane, two through lanes and an exclusive right -turn lane. Additionally, Busse Road provides a standard style crosswalk on the south leg and a high visibility crosswalk on the north leg of the intersection, with push buttons and pedestrian signals. A sidewalk is provided on the west side of the road. On -street parking is prohibited on both sides of the road. Busse Road is under the jurisdiction of the Illinois Department of Transportation (IDOT) south of Golf Road and under the jurisdiction of Cook County north of Golf Road. Busse Road is not classified as a Strategic Regional Arterial (SRA), carries an annual average daily traffic (AADT) volume of 10,950 vehicles (IDOT AADT 2014) north of Golf Road, and has a posted speed limit of 35 mph. Golf Road (IL Route 58) is an east -west other principal arterial that provides a five -lane cross section in the vicinity of the site. At its signalized intersection with Busse Road, Golf Road provides an exclusive left -turn lane, two through lanes and an exclusive right -turn lane on the eastbound approach. The westbound approach provides an exclusive left -turn lane, a through lane and a shared through/right-turn lane. Additionally, Golf Road provides standard style crosswalks on both the east and west legs of the intersection, with push buttons and pedestrian signals. Sidewalks are provided on both side of the road. Golf Road is under the jurisdiction of IDOT, is classified as an SRA route, carries an annual average daily traffic (AADT) volume of 31,400 vehicles (IDOT AADT 2017), and has a posted speed limit of 40 mph. Trafft Characteristics of Proposed Development As proposed, the proposed Montessori School will be open Monday through Friday between 7 A.M. to 5 P.M. The Montessori School will have 13 teachers and a maximum enrollment of 83 children ranging in age from six weeks to six years old. Given their young age, all children will be escorted in and out of the facility. Off-street parking for approximately 22 vehicles will be provided. Vehicle access Access to the proposed Montessori School will be provided off Busse Road via a full ingress/egress access drive opposite the full access drive serving the Mount Prospect Commons shopping center, approximately 420 feet north of Golf Road. The access drive will provide one inbound lane and one outbound lane with outbound movements under stop sign control. Southbound left turns into the school will be accommodated by the existing accountable median on Busse Road. 3 N LL .................�.........................................I.II . III III„I.......................................rel. L...� IV,ii� 11 z ... II, u. IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII O iu.w,il I ✓,"'��M .. y.. c!!) rrm 'Mx in ox ��..;;M .............��� II......... I���M���I'0 cr uuuuuuuuuuuuuuuuuuu M"""M 1I,III��III��� "Wz cul 14 Iw r Z din PARKING ......IL.... LOT I�VPz PARKING ... T a I� W p IIS N y o L) 16 a III � a a CD USSE 1 O A DPIIIIIII c� �° 111111 pq ue z0 �� � p III a m a � 0 (L acs B lua a . lu °.g M � � III •'� N u. 00O S ,,,,,, uuuuuuuuuuuuuuuuu 3C IUD�,”" wx VI ill PARKING ul..,,,,, L.... OCobI ® LOT 11?.I I """"""""� """"'mMI uuuuuuuuuuuwuuuuumuuMM 11 II. ' 1111111 � . I IIP"""" M/I W � O 1 II A , cr IIT 111 11IIIl iiii�i VIII I �cr iu ... JI I ....... 11.IILm C7 Ilii ilii M�� cc 10 iwiD IN 11 O J z U) U U M M U cu M 0 c T) X LU _ Cl)_ O O -0 U = C� U 0 U Q O (u 0 c Q a N O C � O Development Trafric Generation The estimate of vehicle traffic to be generated by the Montessori School is based on the proposed land use types and sizes. The volume of traffic that will be generated was estimated using trip data published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 101' Edition. Table 1 tabulates the vehicle trips anticipated for this development for the weekday morning and weekday evening peak hours, as well as the daily (two-way) traffic volumes. Table 1 ESTIMATED DEVELOPMENT -GENERATED TRAFFIC VOLUMES Montessori School — 83 students 34 31 65 31 35 66 344 (Land Use Code 565) Drop Off/Pick ,,tip operation All drop-off/pick-up of children should be done on the west side of the building utilizing the seven parking spaces fronting the building. Given their young age, parents will be required to park their vehicles and escort their children in and out of the school. Based on KLOA, Inc observations of other Montessori Schools, the drop-off process takes about two to three minutes on average while the pick-up process takes about five to six minutes. Given that the school allows for children to be dropped off and picked up at any time with no specific start or dismissal time, it is anticipated that the drop-off and pick-up operations will work efficiently with no significant traffic issues and that designating the seven parking spaces fronting the building for drop-off/pick-up will be sufficient. Parking arki �g Evaluation As proposed, the site will be served by 22 off-street parking spaces. Based on the Village of Mount Prospect Off -Street Parking Requirements, the proposed Montessori School should provide one space for every employee, and one space for every ten children. As such, the development would need to provide 22 spaces. Based on a review of the plans, the proposed number of parking spaces will meet the Village's requirements. KLOA, Inc also reviewed the ITE Parking Generation, 4h Edition to calculate the peak parking demand for the proposed land use. Table 2 tabulates the projected peak parking demand anticipated from this proposed development on a weekday. As shown in Table 2, the proposed 22 parking spaces will be adequate to accommodate the projected peak parking demand of the proposed Montessori School. Table 2 PROJECTED PEAK PARKING DEMAND 565 Montessori School (83 students) 0.24 per students 20 Total Peak Parking Demand Spaces Needed: 20 Total Parking Spaces Provided: 22 Total Parking Surplus during Peak Demand: +2 Conclusion Based on the proposed development plan and the preceding evaluation, the following conclusions and recommendations are made. • The traffic that will be generated by the proposed Montessori School will be low increasing traffic on Busse Road by less than 2 percent and can therefore be accommodated by the roadway system. • The proposed access on Busse Road allowing full movements will ensure that adequate access is provided. • The proposed 22 off-street parking spaces will be adequate in accommodating the anticipated demand and will meet the Village of Mount Prospect zoning ordinance requirements. • The drop-off/pick-up operations will occur on the west side of the building with the dedication of the seven parking spaces fronting the building will be adequate in accommodating the anticipated demand. 0 Appendix oo ci z o z F 2 — — —— — -- — —— o o H m 7---- - - - - - - - - - - - as issne L n MONUMENTALSIGN PLAN 0 8' 16' 32' 64' L— r aacHTEITHIE coNatETE 1 v MONUMENTALSIGN FRONT ELEVATION 0' 8' 16' 32 64' n MONUMENTALSIGN NORTH ELEVATION nMO NUMENTAL S ON SOUTH ELEVATI ON 0' 10' 20' 40' 80' BUSY BEES MONTESSORI SCHOOL 903 S. BUSSE RD MT PROSPECT, IL Architect: architects Cor,sxlt.t:: SCHEMATIC DESIGN SITE PLAN Numtie, A1.00 _________________________________ O------------ --------------------- --------------------- --- ° KIT 129 WATER 3.6 VR OLD 16 VR OLD 39 BRK RM 121 vN 162 G 134 130 GVM 1128 TILT STRG 135 133 jC STRG 124 _ 136 YOGA swvE 519vE m TLT TILT 123 122 urWvr HEury nova � f rwvE suvE suvE suvE '�`� TILT 138 101 GALLERY TLT TLT TLT 102 13J 126 125 ESQ 1 ESf 10 109 � OFFICE 104 ,_ . STRG TILT STRG TL TILT STRG TILT TILTE 108 111 112 11 115 FTl,, I FT19-1 RF C 1116PLAN "-1'-0" CL 0' 8' 16' 32' 64' 10J TILT 105 OFFICE TODDLER IN—T 2YR OLD 106 109 113 11J PROPOSED FLOOR PLANNn 0' 4' 8' 16' 32' BUSY BEES MOMESSORI SCHOOL 9cS. BUSSE 9 D 03 PROSPECT, I ArcM1itect: architects SCHEMATIC DESIGN uUNT —nxo THE uwsorTne Seal?v ucExsExo. Gene el NORs: ornrvANY vwaxx. oo xaTscnLE mESE oenwrvcs u11 cEREINARYEw .11 c aE 920 Description iptD., FLOOR & ROOF PLANS A1.01 u- ur a RF 20' " / J�/�/��I/I// /%/%J����� %%%/1JJ!%/I%//I%///llfl//.%�i f, ������J}�//,r ri,r, r �, ° 1��r/// r / / fv�n,r //,;, ��"T��%✓':�/;/�J/erl/�/�rrrrurl/;i///��y��/�in� � �Jl,'/lil/lr�I�Ni%l!/��af/f%/!,il %li /r6Go, n ELEVATON- WEST u6. -v -a'. 0' 4 8' 16' 32' 20'=0" 0 //i`f//if/ 01 pi, II�/�/i:. �/G J� � LJ�/i �� GROUND LEVEL iaz ox sru UELEVATION -NORTH B"-1'-0" 'w 0' 4' 8' 16' 32' 1 /P /l/z, IN�,,�.,I MI 2 /�ji� ��j !�.W ELEVATION -EAST C 0" 0' 4' 8' 16' 32' i5�E >acia 20' R�'•� r GROUND LEVEL n ELEVATION -SOUTH 0' 4-8 16' 32' BUSY BEES MOMESSORI SCHOOL SDC S. BUSSE W PROSPECT, IOL Quin.. ArcM1 tett. 6�Il�arch�tects �.�,. � �, conewten[s: SCHEMATIC DESIGN a o"ERE `—RE,_ER "�"oA"e;.=rsu°°raR, -NTS ERE TO THE ees.oE wv wow�o�Earvo eEL EE. To DE-NDTHE11S.-HE urvoc Seal: EN ENI Ge IN oo LE mESE OAnwrvcs or xavwaAx. c cL Ervr n[v Ew 0920Oa(e No. Oescr plion cn- ELEVATIONS i.v'im vv" A2.01 BUSY BEES MOWESSORI SCHOOL SDC S. BUSSE RD W PROSPECT, IL CX%...rchitects 711 SCHEMATIC DESIGN HERE5Y GERT FY THAT T—E DOG --S —RE T.THE—T-11-1--D I =-TD.THl F G—PLY—THE --ONSOFTHE OF seal: 'RLEL3% L. 1. ILIEI REIIE.so D—pt,., U., Pl.N. III VIEWS H V1.01 111RJUJIll , OWN "Was .. . .. .1. _9 d, BUSY BEES MOWESSORI SCHOOL SDC S. BUSSE RD W PROSPECT, IL AreM1 tett: acrchitects SCHEMATIC DESIGN HERE ` GERT F y THAT T—E DO GU --ERE "—RE, _ER RET —ER, A. THI To THE 5'T OF � I—ILY —H TXl=E.ANDHE5=.F I.— IND THE 11S F THE Seel: V1.02 llj� 1-1 ME BUSY BEES MOWESSORI SCHOOL SDC S. BUSSE RD W PROSPECT, IL AreM1 tett: acrchitects SCHEMATIC DESIGN HERE ` GERT F y THAT T—E DO GU --ERE "—RE, _ER RET —ER, A. THI To THE 5'T OF � I—ILY —H TXl=E.ANDHE5=.F I.— IND THE 11S F THE Seel: V1.02 PERENNIAL 31OUNDCU VER, TVP WOOD PRIVACY FENCE, G FT HEIGHT SSHRUDS SHRUBS HADE TREE TVP EVERGREEN DECIDUOU.}— RU 11 ACE BB EG❑IEP ER CANTERS Ir � y b GZ�1-�`�J } }.µ� -� + ~Cr' ♦ UO"�('Y:. } TREES AESCULUS PAVIA RED BUCKEYE v'6B ORNAMENTAL CELTIS OCCIDENTALIS HACKBERRY G" CAL SHADE TREE CRATAEGUS CRUSGALLI INERMIS THORNLESS COCKSPUR HAWFHORN 3"CAL. ORNAMENTAL QUERCUS BICOLOR SWAMP WHITE OAK W CAL SHADE TREE SHRUBS PERENNIAL PLANTING RUBBER PLAY AREA UIERVILLA SSESSSILIFOLIA'BUTTERFLY RHOS OCTALLINIUM BUTTERFLY SOUTHERN HONEYSUCKLE SHINING SUMAC NS N5 DECIDUOUS DECIDUOUS PINUS HNOO'ENCI DWARF JUNIPERUS VIRGINIANA'TAYLOR' EN CI DWARF MUCO PIN TAYLOR RED CEDER NS 7BB CONIFER CONIFER PERENNIAL GROUNDCOVER CONCRETE WALK FENCE, 4' HT. 3L2G0 CAREX ALBICANS WHITE -TINGED SEDGE N1 WELL -FORMED COREOPSISVERTICILLAT4 HEUCHERA'AUTUMN BRIDE' CQREOPSIS AUTUMN BRIDE HEUCHERA Ni N1 WELL -FORMED WELL-FU PEN STENION DIGITALIS BEARDTONGUE zo :s :e :T :s is 1a PLAY GARDEN- LP (( -- ' ' + DEVELOOPED)ED) DEV ,, RAIN ENTRYSIGN TRENCH ORNAME NLE } ,.�, '1 ,. ,, , .. } i+ T NATURE EXPLORATION PATH Z PLAY AREA �/ DRVSTREAM SOD. -1.. O V O oo� 3 TRASH ENCLOSURE IpI u"' p N / RAIN CATCHMENT ,'�" f."y;.�A BEDIRUNNEL RAIN GARDEN + \I } 5 p L T6 GE PIJIY ATORASTORANATURE � { R ( PLAY + + IMU LCH SURFACE) 1j ^�f•'' Fl 1A � Ll ' :EXISTING TREES REMAIN, JOG FENLE AJ EGESGARY TO AVOILD CONFLICT. /\/ - > 1 SITE PLAP IIALE PLANTING LIST ' BOTANICAL NAME COMMONNAME CITY SIZE COMMENTS TREES AESCULUS PAVIA RED BUCKEYE v'6B ORNAMENTAL CELTIS OCCIDENTALIS HACKBERRY G" CAL SHADE TREE CRATAEGUS CRUSGALLI INERMIS THORNLESS COCKSPUR HAWFHORN 3"CAL. ORNAMENTAL QUERCUS BICOLOR SWAMP WHITE OAK W CAL SHADE TREE SHRUBS PERENNIAL PLANTING RUBBER PLAY AREA UIERVILLA SSESSSILIFOLIA'BUTTERFLY RHOS OCTALLINIUM BUTTERFLY SOUTHERN HONEYSUCKLE SHINING SUMAC NS N5 DECIDUOUS DECIDUOUS PINUS HNOO'ENCI DWARF JUNIPERUS VIRGINIANA'TAYLOR' EN CI DWARF MUCO PIN TAYLOR RED CEDER NS 7BB CONIFER CONIFER PERENNIAL GROUNDCOVER CONCRETE WALK FENCE, 4' HT. 3L2G0 CAREX ALBICANS WHITE -TINGED SEDGE N1 WELL -FORMED COREOPSISVERTICILLAT4 HEUCHERA'AUTUMN BRIDE' CQREOPSIS AUTUMN BRIDE HEUCHERA Ni N1 WELL -FORMED WELL-FU PEN STENION DIGITALIS BEARDTONGUE #1 WELL-FORNED SCHIZACHYRIUM SCOPARIUM SPOROBOLUS HETEROLEPSIS LITTLE BWESTEM GRASS PRAIRIE DROPSEED GRASS Di Ni WELL-FURMED WELL -FORMED PLAN KEY ' EXISTING TREE TO REMAIN EXISTING SHRUBS TO REMAIN X EXISTINGTREE TO BE REMOVED + ROPOSED SHADE TREE, OIR-I.-EDTREE VOLUNTARY REQUIRED WCAL. S" CAL. PROPOSED SHRUBS, 5 GAL. PROPOSED EVERGREEN, 5 GAL. PERENNIAL PLANTING RUBBER PLAY AREA AREA ✓ 1 q�p DECORATIVE GRAVEL WOOD FENCE, G HT, 1-L200 MULCH ORNAMENTAL METAL CONCRETE WALK FENCE, 4' HT. 3L2G0 16. G 8 4 ........1 . 48 64 N r NOTES: 1. OVERGROWN TREES AND SH RUBS TO BE HORTICULTURALLY PRUNED. SITE TO BE CLEANED OF WEEDS AND DEAD PLANT MATERIAL. 2. PLANT QUANTITIES SHOWN ON PLANT LIST ARE FOR CONTRACTOR'S CONVENIENCE IN ESTIMATING ONLY. CONTRACTOR IS RESPONSIBLE FOR PROVIDING PLANT MATERIALS SUFFICIENT TO COVER AREAS SHOWN ON PLANS AT THE SPACINGS INDICATED. IRRIGATION NOTE S. CONTRACTOR TO PROVIDE ALL SHRUB AND PERENNIALS AREAS WITH IRRIOATION SERVICE TH AT DELIVERS AT LEAST ONE INCH OF WATER PER WEEK. IRRIGATION CONTRACTOR TO DESIGN AND INSTALL THE SYSTEM AND SUBMIT SHOP DRAWINGS FOR APPROVAL PRIOR TO INSTALLATION. 4. ALL PLUMBING AND ELECTRICAL WORK SHALL BE COMPLETED PER ALL LOCAL CODES. THE CONTRACTOR IS RESPONSIBLE FOR LOCATING ALL UNDERGROUND UTILITIES PRIOR TO ANY CONSTRUCTION. THE ACQUISITION OF ALL NECESSARY PERMITS ASSOCIATED WITH CONSTRUCTION SHALL BE THE CONTRACTOR'S RESPONSIBILITY. 5. PRIOR TO FINAL PROJECT ACCEPTANCE, THE CONTRACTOR SHALL INSTRUCT THE OWNER OR HIS REPRESENTATNE IN THE PROPER OPERATION, MAINTENANCE AND WINTERIZATION OF THE ENTIRE IRRIGATION SYSTEM AND PROVIDE AS -BUILT DRAWINGS OF THE SYSTEM. BUSY BEES MONTESSORI SCHOOL 903 S. BUSSE RD MT PROSPECT, IL A-ItIdl: architects Consultants: SCHEMATIC DESIGN 903 S. Busse Rd. Montessori School A 14 C;i �......... ^..°°^ Photometric Calculation scale. NTS Calculation By Emily O'Bne E—I amlly@mam.n COM Site Plan Date. 11/2/2018 BENCHMARK NFO BUSY BEE MONTESSORI SCHOOL DEVELOPMENT SITE BENCHMARK: GPS OBSERVATION CUT CROSS IN CURB 3.37 S. 16 06 W FROM THE NW PROPERTY CORNER SITE DEVELOPMENT PLAN ELEVATION— 683.76 FEET NAVYPERT 88 903 BUSSE RD., MOUNT PROSPECT, COOK COUNTY, IL SITE LOCATION MAP SANITARY SEWER ROUTE MAP NOTE The I ... Hid, of eKi,'ng underground utilities, such as water morns, sewers. gas Tines. eic, as shown on .h, plans, nos gi, n f r m, oonr,.Aenc. of m. C. --t r. w.n.r, m, owner and the Engineer do nota h bHNy in the even' met during e nEt"'ton. uaiiue, otne=rpinan mase mown ay bee .,lend, and mat me aewal I,eaa„ of m,ee 'einenco n mpy b1 different from the location as snow, pla,E,gow Bono a nsultc r Coing, Inc. ie not r nsibie for e safety of any party at o n the .. uction p—, Safety '1 m, the s .sp... ib'�f�ty of Lh, contractor and any other p.rso na or -Hy any e r nsibi lily for the job site safety of p engaged i, Lh.work or the means or methods of construction. Current Standard Specifications of me Judicial Authority shall apply to the construction on this project, J. u.LLcp�1 (800) e92-0123 j PRELIMINARY PLAN DRAWING INDEX 1. TITLE SHEET, LEGEND, SITE LOCATION, & AERIAL MAP 2. EXISTING TOPOGRAPHY, DEMOLITION PLAN, SOIL EROSION & SEDIMENTATION CONTROL PLAN 3, PROPOSED GRADING & DRAINAGE PLAN — OVERALL SITE 4, PROPOSED UTILITIES PLAN — OVERALL SITE 5. GEOMETRIC PLAN — OVERALL SITE 6. CONSTRUCTION NOTES (NOT INCLUDED) 7. STANDARD DETAILS (NOT INCLUDED) STORM SEWER ROUTE MAP AFRIAI RIIAP SECTION: 14 TOWNSHIP: 41N RANGE: 11E PIN: 08-14-106-002 1. HEREBY CERTIFY THAT THE PROPOSED IMPROVEMENTS WILL NOT ADVERSELY IMPACT THE SUBJECT PROPERTY, THE SURROUNDING PROPERTIES OR THE PUBLIC RIGHT—OF—WAV WITH RESPECT TO STORMWATER DRAINAGE, AND THAT A SAFE OVERFLOW ROUTE HAS BEEN ESTABLISHED. 2. IMHEREBY CERTIFY TO THE BEST OF MY KNOWLEDGE THAT THE PROPOSED PROVEMENT IS NOT LOCATED IN FLOOD PROTECTION AREAS BASED ON THE INFORMATION FROM THE FEMA MAPS. ENGINEER px oW0 `"F� axpaExn uiiE LEGEND: eTpa�.,,w1xpLlE 0 :n ,�.. .. SANITARY SEWER ROUTE MAP NOTE The I ... Hid, of eKi,'ng underground utilities, such as water morns, sewers. gas Tines. eic, as shown on .h, plans, nos gi, n f r m, oonr,.Aenc. of m. C. --t r. w.n.r, m, owner and the Engineer do nota h bHNy in the even' met during e nEt"'ton. uaiiue, otne=rpinan mase mown ay bee .,lend, and mat me aewal I,eaa„ of m,ee 'einenco n mpy b1 different from the location as snow, pla,E,gow Bono a nsultc r Coing, Inc. ie not r nsibie for e safety of any party at o n the .. uction p—, Safety '1 m, the s .sp... ib'�f�ty of Lh, contractor and any other p.rso na or -Hy any e r nsibi lily for the job site safety of p engaged i, Lh.work or the means or methods of construction. Current Standard Specifications of me Judicial Authority shall apply to the construction on this project, J. u.LLcp�1 (800) e92-0123 j PRELIMINARY PLAN DRAWING INDEX 1. TITLE SHEET, LEGEND, SITE LOCATION, & AERIAL MAP 2. EXISTING TOPOGRAPHY, DEMOLITION PLAN, SOIL EROSION & SEDIMENTATION CONTROL PLAN 3, PROPOSED GRADING & DRAINAGE PLAN — OVERALL SITE 4, PROPOSED UTILITIES PLAN — OVERALL SITE 5. GEOMETRIC PLAN — OVERALL SITE 6. CONSTRUCTION NOTES (NOT INCLUDED) 7. STANDARD DETAILS (NOT INCLUDED) STORM SEWER ROUTE MAP AFRIAI RIIAP SECTION: 14 TOWNSHIP: 41N RANGE: 11E PIN: 08-14-106-002 1. HEREBY CERTIFY THAT THE PROPOSED IMPROVEMENTS WILL NOT ADVERSELY IMPACT THE SUBJECT PROPERTY, THE SURROUNDING PROPERTIES OR THE PUBLIC RIGHT—OF—WAV WITH RESPECT TO STORMWATER DRAINAGE, AND THAT A SAFE OVERFLOW ROUTE HAS BEEN ESTABLISHED. 2. IMHEREBY CERTIFY TO THE BEST OF MY KNOWLEDGE THAT THE PROPOSED PROVEMENT IS NOT LOCATED IN FLOOD PROTECTION AREAS BASED ON THE INFORMATION FROM THE FEMA MAPS. ENGINEER px oW0 `"F� axpaExn uiiE LEGEND: eTpa�.,,w1xpLlE 0 Tai,e�iiEp,wi�a� T,.TTH —iiia • wLET —Eavuve-1 i%t —E— pwpE pawn�aE pmpE O >� --'—_ w Z a� O OU Q >w C) omw, O W ¢ O a ~ =z J 0 Q O ZCC O � W W W 0 C3 Q wBE W Z � J Oct) � g � W wm W m o 2 rn W m 1 OF 11 I RELOCATE EXISTING UTILITY POLE WITH TRANSFOMERS & GU WIRES STABILIZED CONSTRUCTION ENTRANCE (TYP.). MIN. 6" BASE COURSE (GRAVEL OR CA -6` Ai STONE) AND 2" CLASS 1 BITUMINOUS CONCRETE. �I I CONCRETE WASHOUT LEOE /I I rh I / Is Lu (� / CO L naoe,unaeonnen. / asssuomx cxE wexseeor,nx,o �eczEa xvE seen xo Y 'A Temporary Seeding, Species, Rates, &Dates 9 Itis/ Fgk. Ma,dr 1/na d".11 wic . AlITTO." 1111111111 1-11 1111Rld Od�ILII` "IFY110ITI III PAT Ill. III F 11 o mOFd a --,A i000 All TO y G, _—n n ERy BEST MANAGEMENT PRACTICES SEQUENCEa ff m,r„om�aee, r,neramen„ne e ry. T o — as ao,orn, eun, ttanna 1 V aaWamreo r aa. e0a� .onaoveoa meA�neennara<aoremesoa_ w,us, s,wn ,�na on �,. s,nay.e a�, a,o ns,n„ n„ „Nae yonaaa Mns,ao�an Nnnnan nNo eoan„e So, I DI - I r � "e�nrLaaemy, ony, . nLL pnaaono aw,pa none aan rnw,pyoey, nao<ym _ _ � & $ $ � K �;, o� Q� D” sEi n Faadud o�dtinm� P m �o ° M_ dem Po mon Peaemon Pan (PS, PPP)andagrapn °mo w TO sa M �a cdro,aneoemoas r" r 9 PdIn,t ph, m R nin,P�naodIld 110 XPO I A peaenmgea n c> a.mom nam n> i, / a ,ada.had,. M z k�oey R O ed A aaa h aaaaa�o p Q w ro el oe kepi us m°gran celomrisresee°meas ineevulegel gineeand edurdion Dots uposure anal) w J d J o tiammam� a ag aaaa e, p m �enngand,e, e ng o R Z O w c> C'°bd� MInV�a,aa O w w r Lto be Nons e Kemaean and 0 mw ! Im econdtidon Z J O mIpe, od 0 Oose pve, a LL Z U w ar IdRI the 3nd"Ontbe, rd. Dory usin = 0 0 a H to Nortde, n a e��e mannoe=tOdaW anda� ato Q Z w w do, n �ampoan ti aamnnda w F— w Z to 0 00 thedon,, Lu w o m demo , on UP w n IhIes dndappuhenances O Q m m and appunenanmsintnevdnl, m wohc Comador dalihe nespondhle 10, the pm�adlonao�all Z \� underymund orovemead N�nles even though they may not he shown on the plans anY uulAy �na� ~ a unng mndmdlon shall he repalred�o�ne-Oddlon Dene vulage and the ownero, m open pot e SI, n,e,ousareas all be x [__------------ _________ athe endmearn day for the pmtedion m the umradorsemployees and general puhtic o FOR CONSTRUCTION h nste-od, lli 11 icsurvey by doers. Bono Consulting Inc Is not I,vanle dor an, e -A o, omissons In the 12 Do not "��d doens Ruth, NonObdon PC 14 to d�mm sNe. sumgde mud he ool:addId peemuedhu,solu GRILTEILTE FRAMPFCNTA ndmdion. SHFFTNUMPIP R FOR ROAN o 2 of 11 =o v r n m �II— ��ro o- — �sn �� �I 71 d I ° � m — Jc es cco Ctl � I e s.w y i k PROPOSED BUILDING „ #903 i FF�68A 00 N i 1 f (� f zw a..m qgm ---------------- � yy R 7, zz . �� a ED O J w W\ W nz W Z_ wa w So Cl) x z 7 Z Ro Ocl_ WCC O O F- W p O (n Lu ::) m Cl) ED W a °' m O (}n � m a o 5�EE,��MaE 3 11 45�EE,oFMaE1�1 ,V PAVEMENT MARKING LEGEND A I I I I I I f I —I a x I f ' i 4 IL.II�II I PAVEMENT LEGEND NOT YSEI) E COURSE OTHOMTIMASIHALT, MG 122 12 AGGREGATE RASE COURSE CA -e. PE e SPHAL .I L-, 9. wsA P111 A FACE CITAIE�OTOTM aST, IE—, LT s. wsa 8 AGGREGATE BASE COURSE CA -6, TYPE A I I I I I I I A PAVEMENT MARKING LEGEND 024 04' WHITE SOLID STOP BAR FELLOW SOLID LINE P TRAFFIC FLOW DIFECTIONAL ARROWS ACCE551BLE PARKING 5PAGE PAVEMENT MARKING—EE DETAIL s� FIRE TRUCK TURNING RADIUS PLAN pile PLAN NOTEsrc SLP DRPe, w,„ EDD T�urc,. rceDDa,D„M D Dee Arcs D�sA T 1 -TIL To RE 'PLI�FIEI,1,101TIEELI�IME N OED uF RDAs ADU1, ILL CIA ME I BEPAIUM HG IEIP .1 RAADR �Ae DAerc11 rc sE a� IE orca�a ��oFrcrc rcArc ArcE lII e EDEA. oN, nrvo rvo.LA PLAY ry *re Arecrc HE nrvo ervcrveere of Arv. oxreevnrvees �Y c r+uc*DN nrvo PSY nrecUTEIT AND ervcrveere E Nvl P To IN IGNGLII .11 ol=B LENTS IABANDONED ELSE-ELE AS NELE ESS” ALLS. INrv�essDo.nerexNsesrvo eN IFo eu A S, INILIDIN LED N YON -1101 P z„a TTe= AND amrcAsEA uMFs,EeDEnA.A RFs .urc= „,„ ND/Il dC ” CDopANES ND E, U s NDY01 C E -HPI ANL KMEN' Al NEIeE 11 =.l..oAs�RE A 10FVTI�".ND ALL eDI-LI 11DS5eeDPlS IFFLY De,. Urceee= 01111.11 NOTED aLL� oN o m z w O - Z w U > w El. o � U � O ¢ 00 a =z O cn D III CC) ¢ ¢ � Z 0 O o gw¢ El. US! Oct)c H gIn � w In US M In In 5 OF 11 PAVEMENT MARKING LEGEND 024 04' WHITE SOLID STOP BAR FELLOW SOLID LINE P TRAFFIC FLOW DIFECTIONAL ARROWS ACCE551BLE PARKING 5PAGE PAVEMENT MARKING—EE DETAIL 0 0 © FELLOW DIAGONAL AT as SPACED s 0 SIGNAGE LEGEND (D O STOP SIGN (R,-,) ACCESSIBLE PAFKING SIGN (R,—a) w-wAw�sr�[�s--�Eta3 PAVEMENT LEGEND NOT YSEI) E COURSE OTHOMTIMASIHALT, MG 122 12 AGGREGATE RASE COURSE CA -e. PE e SPHAL .I L-, 9. wsA P111 A FACE CITAIE�OTOTM aST, IE—, LT s. wsa 8 AGGREGATE BASE COURSE CA -6, TYPE A OAGG [wGA /PAVEMENT TEN BASE GA 6�V`E R COMPACTED — PAD COMPACTED AGGREGATE TBASEMGA-GWWYPE AS IIDIWALKS Po'TL PET COMPACTED AGGREGATE BASE COURSE. TYPE B ANG /Z, SURFACE COURSEDETE EE PUCEAELE RED POLYMER PIE E COMPOSTS PUTEs PREFER TO CONCRETE TONT DEALS (F Awe_ z w O - Z w U > w El. o � U � O ¢ 00 a =z O cn D III CC) ¢ ¢ � Z 0 O o gw¢ El. US! Oct)c H gIn � w In US M In In 5 OF 11 a T T.I"s ands v tons fora q —1— on (rvtuT Evw ry pm(via e tell sM1 dele—ned by the engmee, T he No �s(Plan on s)aV add ha mmaa that e, be made a. q: [rne ayslvM1 esomas aocnmems Nalude� de Doe, =e�h.ehyshh�enb'dbdeea��'�dhave d= ari tna s. regwreatreeic control aevices ana bamaees in vmce ver the Mu t Cd o. n def ofafery oftarcicconwiaevicesshau be ins nanse m sop the vreiea unto sumoine asthe aef, 9 Sqns ghl ofdynnust not be removed o, damagedpu q eedsm be moveavnonrythe Ciry Right -0f -Way. 11 our nances ru esan g onsre gto he work and to v lvato v ,heath and safety ws T he ny Penn is asm gtdbeee les ands pYThsat there p yureryoabonds as may be requ red bythe Pennn ng abengr� 12 The pd%benf�duhg�nngpa ofapp,oved :�,,Bnoeneotn plan—It, the alld dvdon dale on the job 11 The heamm 14 The da he owne a, s he okat fa woTsdepald ent to by told I uaerycompands and surveys The alee 'he 'a The ond.do, shall make to deleThne the nufirytM1am.Pas not mmteaM1in aevanceobvme comaaor. then the comaaocshau at no cost ownec. remate v v v ememsanmocwo�rym avow me ene�m. o ane the I Poke 2awn U, beremovedan p Y p d y eond.do, �"��""ossa°dappJ�a�a�bawhmnare d,rm �em�a'Pe �oavpoedmoandta�theddme1Y �C�=m� 'toew on= to the end that wok on Old Imp,ovement Is not ,d nat of delayed be -use ofthe neoessly langes In the e.D,ng udIdes pubb o, Ikake shall dst upon the ond.do, the 17 nonryme aIle ntiay he , ad tohe ho s. ism 20 No ho es ad to be el open In the pavennenl o, the paTway ove, a hol,day we-nd o, ale, 3 p m on the day to onf 'm Inssed The a all In matlas wokmansh, of 2 betym anm vmuym Penoddof l2wmonihsfiom iheddat offinalI 25. No wohcshaii v onned o v v venywithout the w,den pe Thssioneofthe pepeky owne,. of th hen eq pavement The Nontkalo, old an , hat mahtanvope, dust control at the see and shall have a waklng tU,k readiN avaeabie h ran 32 An nspe,don of the top offoundat,on be dqu,,ed It, to pou,ng ID OT 10 36 All dtan,ng walls gdake, than 36 gh need to be app,oved by a 1,,ensed l,u,t,,al eng,nee, Reta,n,ng wall nv (fol Gaya rn pp a mthe111age The ae. agent ponds landsoapeoun t—on and ste and zti ryoraa reom aord�o aeteuae des a�q 10 'to sta' of mass g a uaut'eu eabieeeoai removal ad r�d to bed by the ownel's a eyiNormfe�o�u4 engineer. N rear shau nv orme d or daeplacement ims foreareworkwehow auaonae v owner 6 Clea,ng shall No ns,st of the dmov at an d Usposal of all oblbodon s shot, t,ees hedge s be oes walls alounnulaton s of e. v v Bubb q v oe ry ana p s d remove othe rem the see. phov'Ung a D=tIeo dump thok o, snhla, ubbe,t,,edveh,ole loaded w,th at least I tons pe, able Pmof ollng a,ds In ""to Ipto oeiiiNoraseedni aoit:�na�mrnav eae�i aeli�viaaa9eaiow ery(mo nmlun taonndt d u Mourned vmaor ma.mu ry nsiNASTM o eve to, a depth of at leas Inohes be ow the"odaed surraceas v em orthe j mbano ent�ioabeo in non.,uourai nu areas la, oe const,u.eb to a minimum o,.v, co o� me moos v or nsi •feet 0 en zt of tot" ng (fini de�fo v v v emenis shall be wnM1in atolerenc v or minus one to m(o.1) the n theeno(lol few 1 3 mlengmolwate main vpe man to the sewer to be cosed so that theeiUnts will be edottumentebyhssgnep.ed as direct v 9 9 17 ut rytren,heswM1 hrequre the he mu d the wok as spec I pe 9 9 i9lPsites 9 9 9 Thd e d To 21 Pavement leas to be compaded to III mod Iodo, and Idl mod phodo BOUNDARY K TOPOGRAPHICAL SURVEY OF 11 T" 1 117111 11 T-111 11 11 d� f` ,o, 1 , d a a -- /,,u"s l �- n d n r' swo ,rew:rorenkaa � a ,aa �•� s ° 4111" a ' d- ` �r b— ,� — ff _ �a �,a T �n� 0 `_ � das tlIY $g o � �i4@ eesa, �za � o m�--'ti -----------------" � as sis son � a �1 �d•o ^� '� r`r�c io. �s p; �8 m ,01 a e d �x d•. I i�GP, 1� n• - � asa m � Wf Of m �',, ri �d SII or ?r i;l r s, T E�oaE—11F. —11. B BONO CONSUL.,Na. INC, t ®° _No,o,ns E—� E �� e— FIELI .11 O—CETIB —111 GEODETIC RSU RVEV, LTD. ry —1— a reiowrvonrvo nree a m -'o TEL (sa.lson-nsaDrCLE Isy oss I ""'°1O0 as.•neoe w�•.s— ----couvnrem wnx / C _rvo-i000 s as A oeco -- —1 irvsusnrves aauw. L111N`s�xaixes �--l— ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PRIVATE SCHOOL FOR PROPERTY LOCATED AT 901 S. BUSSE ROAD, MOUNT PROSPECT, ILLINOIS WHEREAS, Raffi Azoumanian of A+C Architects ("Petitioner'), is seeking a Conditional Use for a private school located at 901 S. Busse Road ("Property) and legally described as; LOT 7 IN BUSSE COUNTRY ESTATES, BEING A SUBDIVISION OF THE WEST 25 ACRES OF THAT PART OF THE WEST HALF OF THE NORTHWEST QUARTER OF SECTION 14, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, LYING NORTH OF SEEGER'S ROAD, IN COOK COUNTY, ILLINOIS and; Property Index No.08-14-106-002-0000 WHEREAS, the Petitioner seeks a Conditional Use Permit for a private school with related improvements including a parking lot, outdoor play area and garden; and WHEREAS, a Public Hearing was held on the request for a Conditional Use Permit designated as PZ -23- 18, before the Planning and Zoning Commission of the Village of Mount Prospect on the 10th of January 2019, pursuant to due and proper notice thereof having been published in the Daily Herald Newspaper on the 26th day of December; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the Mayor and Board of Trustees in support of the request for conditional use being the subject of PZ -23-18; and WHEREAS, the Mayor and Board of Trustees of the Village of Mount Prospect have given consideration to the request herein and have determined that the same meets the standards of the Village and that the granting of a Conditional Use permit would be in the best interest of the Village. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS: SECTION ONE: The recitals set forth hereinabove are incorporated herein as findings of fact by the Mayor and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The Mayor and Board of Trustees of the Village of Mount Prospect grant a Conditional Use Permit to operate a private school subject to the following conditions: 1. "Compliance with all Development, Fire, Building, and other Village codes and regulations; 2. Submittal of a landscape, irrigation, and photometric plan that comply with Village Code requirements; 3. Development of the site in general conformance with the site plan and elevations prepared by A+C Architects, dated November 2, 2018." SECTION THREE: This Ordinance shall be in full force and effect from and after its passage, approval and publication in in the manner provided by law. /_\'/NK NAYS: ABSENT: PASSED and APPROVED this day of February 2019 Arlene A. Juracek Mayor ATTEST: Karen M. Agoranos Village Clerk