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IBA- 34- Z- 87
Page 2 of 4
June 11, 1987
Mr 8amelson introduced the followgo
ing Bxh ib i t s to the Board
1 (Torrens Certificate); 2 (plat of survey) ; 3 (engineerink,
plan) ; 4 (landscape plan) ; 5 (rendering which was substituted by
12 photo, ,raphs) ; and 6 (Mr. King's resume) . The proposal was to
demolish one single family home belonging to the Mount Prospect
Safe Deposit Corporation and construct a parking lot on property
having,103' frontage on Maple Street and 157' on Busse Avenue in
order to provide 31 more, parking spaces which would be re-
stricted to bank officers and tenants.
Mr. Short demonstrated the need for add itional parking for the
Bank customers stipulating that the volume of bank business and
its number of customers had increased 1,48% s ince its incept ion .
At the present time, they have. 9,000 customers. A study made in
1986 by consultants showed the Bank having an average of 2,330
customers daily, with a high of 3,600 and a low of 1,900 per day.
There has since been an approximate 10% increase.
The Bank has initiated a security program to try to keep their
present lot adjacent to the Bank clear for customers but find
there are many others using, their facility, including, commuters,
thereby forcing the bank customers to park on the street. I t i s
the Bank's intention to free -up some of the parking from their
current parking, lots by having the tenants and Bank officers
Utilize the 31 parking spaces in the proposed parking lot.
On May 9th, Mr. George Busse and Mr. Short hosted a meeti ng with
20 local residents to apprise thew of the proposed parking, lot
and to hear any concerns they may have. The results of the
meet i a re : 1) bighting to be directed into the r in Lot
and t turned off at 9:00 p.m.; 2) Fencing, to be installed, on
the east boundary line of the proposed lot, 3) Additional land-
scaping treatment to be installed along the east and south walls
of the, pro,posed garage; and 4) a fence to be Installed, on the
east boundary of the Emerson Street. parking Lit. Mr. ,short
stated that the Bank is prepared to go along with the first three
requests, however, he feels that any more fending can the east
boundary of the Emerson Street lot would be unnecessary because
in some areas there are already two fences. He did say that the
Bank would be willing to put a fence at the far northeast corner
where no fence exists now.
There was some discussion on the setbacks and Mr. Short felt that
they had adequate setback with a 7' on the n r tb and south
property line and a 4' setback on the east with additional la,ndo-
scaping on these boundaries, as well as -a stockade fence on the
east property line.
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ZBA-34-Z-87
Page 4 of 4
June 11, 1987
The residents raised the following objections* 1) Concern that
the lights from the parking lot will be sining onto their
proper,ty; 2) safety concerns for the pedestrians, part 1c,ularly
ch I*
11dren using the sidewalk where the cars will be entering and
exit as well as the additional traffic thi's lot will generate*
,g
3) cone ern that if the property were rezoned it may not be sub-
ject to displacement under the T.I.F. Program; 4) mention was
made that the stockade fence promised for the Emerson Street lot
was never installed and concern that the same will happen on this
lot; 5) a request was made that this rezoning be given contingent
upon beautifying the Emerson Street lot,
go 0
The Chairman asked that the petitioner work with Mr. Park and the
r e s 1
*dents to the east of the Emerson Street parking lot to re-
solve the problem of the fencing,
Mr Green. seconded by Mrs. Brothers, moved to grant the
Petitioner s request in ZBA-34-Z-87 to rezone the subject
property from R -I Single Family to P-1 Parking District as per
Petitioner' s Exhibits 3, 3A, 4, and 5 subject to the following
0 1
conditions,
I'm The Busse Avenue driveway access to the lot be
eliminated;
2. Staff and petitioner to reconfigure the southwest corner
driveway and gate control for safer access;
3. Provide the fencing at the east boundary, the illumi-
nation control, and the landscaping on the site which was
10
agreed upon at the May 9tb meeting with the residents.
Upon Roll Call:
Motion Carried,
AYES O' May, Cassidy, Green, Brothers,
Basnik
NAYS: None
Helen Giordano,
Acting Secretary
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Gil Basnik - Page T
ZBA-34-Z-87
June 4, 1987
We acknowledge the fact that the bank needs more parking for both
employees and customers, although there is no room for parking
expansion on site unless a parking deck is built. There are no
vacant parcels surrounding the bank property that could be used
to construct a parking lot. For these reasons and for other down-
town parking concerns, the Village has initiated a new parking
study in order to develop a plan of action to alleviate parking
12 4 PrOD.Lems in the downtown area,
With the T.I.F. Program identifyi*,ing redevelopment for the general
'he re -use of this single fam,ily lot is reasonable. The
area, t
longl-oterm use of this specific parcel for pa,rking is in questionf
Use for a small p,arkitng lot is not efficient except as a short.�
termsolution.
'If cons,idered for aRproval,, som,e design changes should be re-
f
e,d plam. Mo s t importantly, there should be
greater, setbacks along the perimeter of the lot, especially the
eas.t a,nd morthvest edges. Secondly, we recommend the access
drive on Buss,eAv;en,ue should, be eliminated. Access onto Maple
should be sufficient and also would result in a better layout.,
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John Fulton Dixon - Page Two
ZBA-40-Z-87, ZBA-41"oV"o87
June 16, 1987
At these meetings several residents appeared and peons have
also been filed on the project. The concerns raised by the resi-
dents included the potential additional traffic 'if Cardinal Lane
is allowed to be extended into the subdivision, the need f or a
small park site within the subdivision, and the ability of the
Homeowners' Association to maintain the open areas. The staff has
recommended that Cardinal be opened to allow a second means of
access to the property. Cardinal is the only other option avail-
able for access. The developer has agreed to install public
improvements on Cardinal to Westgate to improve the safety for
existing residents. This would include a modest widening of the
road, curb and gutter, and sidewalk,
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ZBA-40-Z-87, ZBA-41-V-87
June 11, 1.987
Page 2 of 4
Under the Comprebens, ive Plan of the Village , tb is property is
designated as Multi- Fami* ly or Of f ice/ Industr ial. Mr. Ivancic
stated that the single family development which he is proposing
has a much lesser impact than the two class i f icat ions slated by
the Comprehensive Plan. He further explained that he had tried
to purchase some land from Courtesy Home Center to provide for
'0
another access from the development but was refused, thereby,
restricting him to certain access roads,
Mr. Zgonina explained that this parcel is "sandwiched 'in" between
industrial to the north, intensive commercial to the west and
southwest, multi family to the east and southeast and a small
section of single family homes to the east. Therefore, there are
only two possible ways to get into this development, and that is,
a small rigbt-of-way (40 ft.) connected to Business Center Drive
and Cardinal Lane.
Mr. Zgonina further explained the storm routing system on this
unique parcel, making it a "dumping ground of storm water". The
go ii
parcel is still not in the flood plain nor s t under water
because it is surrounded on all sides by storm water sewers and
has a 48" storm water sewer running down the middle of the
parcel. In order to conform to Code requirements, the Engineer
developed a storm drainage system on the east which will dis-
charge the water to a detention basin on the southeast corner,
and a drainage system on the west side which will drain to the
west side basin. Mr. Zgonina stated that the sanitary sewer
system which they are proposing is more than adequate to handle
the development and will not take away from the capacity of the
Village's system nor will it add any additional sewage to the
single families to the east.
Mr. Zgonina then presented their proposal to construct within the
40 foot right-of-way (Gregory extended) a street generally con-
forming to Village Codes, and modify the access at Business
Center Drive. Since the Village felt that this intersection was
awkward, the developer stated he would be willing to try to
acquire additional right-of-way from Opus Corporation to widen
the roadway, but he felt this was not necessary,
Mr. Park, Director of Planning and Zoning for the Village of
Mount Prospect, noted that it was more of a concern that the
developer keep all the side yards o-:.' the homes at their normally
required setback even though the 7 lots be granted a variation
for a lesser width than that required by Code.
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ZBA-40-Z-87, ZBA-41-v-87
June 11, 1987
Page 4 off' 4
Mr. Cassidy, seconded by Mrs.
Brothers, moved to grant
the
petitioner's, request in Case ZBA-41-V-87 to grant
a variation
From Section 14.1101.A.1 to allow
a lot width less than
the
normally required width for Lots
14, 15, 25, 45, 60,
61, and
67,
as shown in Pet1tExhibit
NoO 1, subject to
the condition
that no reduction in the normally
required side yard
setbacks
be
allowed for these 7 lots.
Upon Roll call. 0 AYES : O' May, Cassidy, Brothers, Basnok
NAYS: None
Motion carried.
Mrs. Brothers, seconded by Mrs. O'May, moved for passage o
Zoning Board of Appeals Resolution No. Z-41-87 for the followin
lots: 14, 25 45 y 60, 61, and 67 since the Zoning Board i's f inal
The request for Lot 15 must be referred to the Village Board fo
cons iderat ion. I
Upon Roll call. 0
AYES: O' May, Cassidy, Brothers, Basnik
NAYS: None I
Motion carried
Helen Giordano,
Acting Secretary
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Gil Basnik - Page Two
ZBA-40-z-87, ZBA-41-v-87
June 4, 1987
The Public Works Department has no objection to this development
but before any approval ranted final engineering plam
ns
gust
be reviewed and verbal agreements between the developer and
Public Works relative to,any roadway improvements must be adhered
to. No other comments or objections were received regarding this
case .
Thi's 22 acre parcel is located in a R -X Zoning District and is
currently being farmed. The parcel is surrounded by the Opus
Kensington Center to the north, 'single family and duplex homes to
the east, and business uses such as the Thunderbird Complex and
Courtesy Home Center to the south and west. The Comprehensive
Plan has ident i f ied thi s parcel as being suited f or two uses.
One being multi -family on the east half, and two being industrial -
office on the west end of i