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Home My WebLink About 3.1 3.1 PZ-01-17 / 2080 – 2090 W. Golf Road / Cornerstone Design Studio / Conditional Use for a PUD and Code Exceptions.4/28/2020 Agenda Item Details Meeting Category Subject Access Type Absolute to Public Content Information BoardDocs® Pro 3.1 3.1 PZ -01-17 / 2080 - 2090 W. Golf Road / Cornerstone Design Studio / Conditiona- Use for a PUD and Code Exceptions. Public Action Jun 22, 2017 The Petitioner ,, Cornerstone Design Studio,, is seeking a conditional use to allow a house of worship planned unit development and code exceptions from stormwater and curb and gutter requirements for the Great Love Presbyteria Church located at 2090 W. Golf Road. The Subject Property is located at the northeast corner of Meier Road and Golf Road. The parcel is zoned RX Single Family Residential. The Subject Property is bordered by an RX Single Family Residential PUD to the west,, the R1 Single Family Residential District to the north., the R1 and RX Single Family t Residential Districts to the East, and an R2 Attached Single Family PUD and a strip mall located in Arlington Heights• the south. The Subject Property consists of one parcel with two existing buildings, a church and a two (2) story house in which the pastor resides. The Petitioner is proposing to construct an additional building to serve as the Sunday school for churchgoers and make related improvements, including providing a trash enclosure, street lighting and landscape islands. The elements of the proposed redevelopment are outlined below. Conditional Use for a Planned Unit Develo - The Petitioner is requesting approval of a conditional use for a house of worship planned unit development (PUD) consisting of three (3) principal buildings. The Village Code requires conditional use approval of a PUD when more than one principal building will be located on a zoning lot. The PUD process also allows for unified zoning control over the entire development, which would require formal Village approval if any modifications to the development are proposed in the future. Site Plan - The attached site plan indicates the proposed development will consist of three (3) buildings totaling approximately 8,,200 square feet of building area with 6,900 square feet dedicated to religious uses and 1,350 square feet for the pastor's, home. The existing church is 3,365 square feet and the proposed building for Sunday school is 3,524 square feet. The Petitioner is also proposing to install a new garbage enclosure as part of this project, expand the landscape islands on site, and provide additional street lighting. Lot Coverage - The RX District has a lot coverage limitation of seventy-five percent (75%) for non-residential use-cl The attached plans indicate the overall lot coverage will be fifty-seven percent (57%). 1 Building Elevations - The attached elevation drawings show that the proposed building will be nineteen feet (19") tall. The RX District allows non-residential buildings to be up to forty feet (40") tall. Parking, - The Village Code requires one (1) parking space per three (3) worshipers for religious institutions and three and one half (3.5) spaces per 1000 square feet of gross floor area for cultural institutions. The proposed development would require a total of fifty-two (52) parking spaces, including three (3) accessible parking spaces. The attached plans indicate a total of seventy-nine (79) parking spaces,, including four (4) accessible parking spaces. https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 1/4 4/28/2020 BoardDocs® Pro Landscaping, - Landscape improvements are proposed for this project. The proposed landscape plan indicates expanded parking lot islands that will have shade trees and interior landscaping. Perimeter landscaping along th west, north and east lot lines is also proposed. The ground mounted equipment will be screened as well. The landscape plan will be subject to comply with the Village Code"s landscape requirements. I Lig g - All exterior lighting will be brought into compliance as part of this project. The proposal includes two ne street lights. The Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total cutoff angle of not more than ninety (90) degrees, and it also requires flat lenses for all lighting fixtures. I Additional Staff Comments Engineerin,g, - Based on the proposed improvements,, Village Code requires that stormwater detention be provided for the entire site. Although the proposal does not meet current standards, stormwater detention was provided in the parking lot when the parking lot was installed in 1987. Staff supports a request for a code exception to provide stormwater detention only for the disturbed area. Regarding the required curb and gutter around the perimeter of the parking lot, Staff understands it is the applicant"s intent to minimize work on the parking lot, but that that curb and gutter will be installed around the proposed islands in the parking lot. Staff supports a request for a code exception to defer installation of the perimeter curb to such a time when the parking lot is reconstructed. Simply resurfacing or sealcoating the existing parking lot would not trigger the requirement to install curb and gutter. Other remaining issues will be addressed as part of the building permit process. Fire - The Fire Department has no objections to the use that was requested, but indicates several items must be addressed in the building permit process. A fire sprinkler system in accordance with NFPA 13,, a fire alarm system, a egress plan for the entire building will be required for the project. All new sprinkler risers and associated equipment will be required to be located in a separate room with a minimum of one hour construction. A minimum of three feet (3") clear space shall be maintained around the circumference of any new or existing fire hydrant, fire department connection, fire protection control valve, or any other fire protection system component. These items do not need to be addressed during the zoning request process, but have been listed here to make the Petitioner further aware of them. I Conditional Use Standards The standards for conditional uses are listed in Section 14.203-F-8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following list is a summary of these findings: The conditional use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; There is adequate provision for utilities., drainage, and design of access and egress to minimize congestion on Village streets; and The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. Staff has reviewed the Petitioner"s request for a conditional use to allow a house of worship planned unit development and finds that the standards have been met, as set forth in the Petitioner's responses to the standards. Staff believes it will not have a detrimental impact on the public health, safety, morals, comfort or general welfare of the community. The proposed improvement to add another building for Sunday school would be consistent with other religious institutions found throughout the Village. It is not uncommon for houses of worship to consist of more than one building. For example, the property adjacent to the west of the Subject Property currently consists of five (5) buildings. The proposed development would allow for the existing religious facility to provide a dedicated space for children to learn. Code Exception Standards The standards for code exceptions are listed in Section 15.109 of the Village Code and include seven specific findings that must be made in order to approve an Exception. The following list is a summary of these findings: The exception will not have a detrimental impact on the public health, safety, morals, comfort, or general welfare; https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 2/4 4/28/2020 BoardDocs® Pro The hardship is caused by the particular physical surroundings, shape, or topographical conditions of the specific property involved, and is not merely an inconvenience; The conditions upon which an application for an exception are based are unique to the property for which the exception is sought and are not generally applicable to other property within the same zoning classification; The purpose of the exception is not based primarily upon a desire to increase financial gain; The alleged hardship has not been created by any person presently having an interest in the property; Staff has reviewed the Petitioner's request for code exceptions from providing stormwater detention for the entire site and curb and gutter for the perimeter of the parking lot and supports these requests. Some stormwater detention is currently provided on site, and detention is being provided for the disturbed area. The applicant intends to minimize parking lot improvements at this time,, and is providing street lighting and expanding landscape islands so that they meet Village Code requirements. Staff recommends that if the parking lot is ever substantially repaired or replaced, more than simply resurfacing or seal coating the existing parking lot,, that curb and gutter be installed for the entire parking lot. Recommendation Staff finds that the conditional use and code exception standards have been met and that granting such requests would be in the best interest of the Village. Staff recommends that the Planning & Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval. of the following motions: Alternatives approve a: 9 Conditional Use for a house of worship PUD, subject to the following conditions: a. Site landscaping shall satisfy Village Code requirements; b. Outdoor lighting shall satisfy Village Code requirements; c. All ground and roof mounted mechanical equipment shall be screened; d. Submittal of an irrigation plan for the proposed landscaping for staff review and approval; e. Development of the site in general conformance with the plans prepared by DSC Corner Stone, dated May 1st., 2017; f. A building permit, in accordance with the current requirements of the Village of Mount Prospect,, must bt; issued within one (1) year from the date of adoption of the enabling ordinance by the Village Board which authorized the development proposal. The development approvals granted herein, without need for further action by any Village board, commission., or official, shall become null and void if no building permit is issued within the one (1) year requirement and improvements completed within a period of eighteen (18) months; Code Exception from the requirement to provide storm water detention for the entire site as required by Section 15.402.B of the Village Code, subject to the following condition: a. Providing stormwater detention for all new impervious surfaces. Code Exception from the requirement to provide curb and gutter around the perimeter of the parking lot and driveways as required by Section 15-402-C,, subject to the following condition: a. Future reconstruction of the parking lot will require curbing to be installed around the perimeter of the parking lot and driveways."' 2. Action at the discretion of the Planning and Zoning Commission. The Village Board"s decision is final for this case. PZ -01-17 ApplIon.pdf (12,255 KB) PZ -01-17 Staff Report.pdf (398 KB) Administrative Content Executive Content https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 3/4 4/28/2020 BoardDocs® Pro https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login 4/4