HomeMy WebLinkAbout4. OLD BUSINESS 6/19/07
Village of Mount Prospect
Community Development Department
Mount Prospect
MEMORANDUM
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TO:
MICHAEL E. JANONIS, VILLAGE MANAGER
FROM:
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
JUNE 15,2007
SUBJECT:
PZ-14-06 - MAP AMENDMENT AND CONDITIONAL USE (TOWNHOMES)
1040 W. NORTHWEST HIGHWAY
JOHN CONRAD SCHIESS - APPLICANT
The Petitioner presented plans at the May I, 2007 Village Board meeting to construct a IS-unit townhome
development. The Petitioner was directed to meet with the neighbors and revise the plans to address concerns
presented at the meeting. The case was deferred to June 19,2007 to allow adequate time'to prepare and review
revised plans.
The Petitioner revised the site plan and made changes to the elevations in response to comments made at the
previous Village Board meetings and subsequent meetings with the neighbors. The attached revised plans call for:
· Reducing the number of units to 14;
. Relocating the cul-de-sac to the east lot line; and
· Revised elevations.
The Petitioner notes in the attached cover letter that the cul-de-sac dimensions have not been modified from the
design previously approved by the Fire Department.
Staff reviewed the proposal and did not object to the changes. However, the enclosed elevations reflect half of
the '2-pack' and '4-pack' buildings; the half not shown is a mirror image of the elevation shown. It is not clear
what the proposed materials consist of, and the elevations appear plain and lack architectural interest.
Consequently, Staff requests the Petitioner prepare a material board and modify the elevations to include a
variety of architectural elements and interest to the homes. Also, Staff recommends the Petitioner prepare a
landscape plan that includes year-round landscaping that screens the bulb of the cul-de-sac.
Please forward this memorandum and attachments to the Village Board for their review and consideration at their
June 19,2007 meeting. Staff will be present to answer any questions related to this matter.
~~/~ ~l
William J. Cooney, Jr., AICP
Ijme
H:\PLAN\Planning & Zoning COMM\P&Z 2007\MEJ Memos\PZ~14-06 ME) MEMO REVlSED REVISED PLANS (1040 W NW HWY. townhome projcct).doc
The office of
John Conrad Schiess
Architect
905 South Home Avenue Oak Park Illinois 60304
21 May 2007
Ms. Judith Connolly
Village of Mount Prospect
50 South Emerson Street
Mount Prospect, IL 60056
RE: 1040 W. Northwest Highway
Dear Ms. Connolly,
Per your request, attached please find 10 copies of the revised architectural plans for
1040 W. Northwest Highway to be included on the June 19, 2007 Village Board Agenda.
The following lllodifications were applied to the atta~hed site plan:
Eliminated one unit
Increased setbacks along the East and West property lines
Relocated cul-de-sac, all dimensions remain as previously approved by Fire
Department
The floor plans and elevations were revised to reflect the changes made on the site plan.
I will also be forwarding you the files via email in PDF format. If you have any
questions or concerns or require anything additional, please call our office to discuss.
Thank You
Received by:
Date:
708.383.5822 Office · 708.383.5884 Fax
ZONING ,DISTRICT: R.2 RESIDENTIAL DISTRICT
LOT SIZE: 90.671.04 SFI2.08 ACRES
LOT AREA PER UNIT: 6,476.5 SF
UNITS PER ACRE: 6.7
PROPOSED NUMBER OF UNITS: 14 UNITS
LOT COVERAGB: 43,863.14 SF: 48.4%
PROPOSED GRBBNSPACB: 46,807.90 SF; 51.6%
PROPOSED PLR AREA RATIO: 0.41
PROPOSED BUILDING HEIGHT: 28'-0"
NUMBER OF PROPOSED
PARKING: 28PRIVATBGARAGB
28 PRIVATBSPACBS
160UBST'PARKING
PROPOSED SBT BACKS:
BAST 33'.0"
WEST 29'.9 3/4"
NORTH 30-5718"
SOUTH 3D''()''
Site Plan
Scale: I" ~ 40' . 0"
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1040 W, Northwest Highway. Mount Prospect. Illinois 15 May 2007 Revised for Village Board Approva
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PROPOSED BUILDING HEIGHT:
NUMBER OF PROPOSED
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R-2 RESIDENTIAL DISTRICT
90,671,04 SF/2,08 ACRES
6,476.5 SF
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14 UNITS
43,863.14 SF; 48.4%
46,807.90 SF; 51.6%
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Site Plan
Scale: 1" = 40' - 0"
Mount Prospect Homes
The Office of John Conrad Schiess Arc hit e c t
1040 W, Northwest Highway · Mount Prospect. Illinois
15 May 2007 Revised for Village Board Approval
JCSA () 2007
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TYPE 'B' REAR ELEVATION
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ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP
OF THE VILLAGE OF MOUNT PROSPECT
FOR PROPERTY LOCATED AT 1040 WEST NORTHWEST HIGHWAY
WHEREAS, John Conrad Schiess, Mount Prospect Development Group ("Petitioner'), has filed an
application to rezone certain property generally located at 1040 West Northwest Highway ("Subject
Property''), and legally described as follows:
Lot 1 in State Farm Subdivision, being a subdivision of part of the East % of the southeast % of
Sec. 33, Township 42 North, Range 11 East of the Third Principal Meridian, in Cook County,
Illinois, as shown on the plat thereof recorded September 28, 1988 as document number
88447034
Property Index Number: 03-33-407-025-0000; and
WHEREAS, the Petitioner has requested the Subject Property be rezoned from B-1 (Business Office)
to R-2 (Attached Single Family Residence) District; and
WHEREAS, a Public Hearing was held on the request for rezoning being the subject of PZ-14-06,
before the Planning and Zoning Commission of the Village of Mount Prospect on the 14th day of
December 2006, pursuant to due and proper notice thereof having been published in the Mount
Prospect Journal & Topics on the th day of June, 2006; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and a negative
recommendation to the President and Board of Trustees of the Village of Mount Prospect;
and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have considered
the request being the subject of PZ-14-06 and have determined that the best interests of the Village of
Mount Prospect would be served by granting said request.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF
THEIR HOME RULE POWERS:
SECTION ONE: The recitals set forth hereinabove are incorporated herein as findings of fact by
the President and Board of Trustees of the Village of Mount Prospect.
SECTION TWO: The Official Zoning Map of the Village of Mount Prospect, Illinois, as amended,
is hereby further amended by reclassifying the property being the subject of this Ordinance from
B-1 (Business Office) to R-2 (Attached Single Family Residence) District.
A,B
PZ-14-06
Page 2/2
SECTION THREE: This Ordinance shall be in full force and effect from and after its passage, approval
and publication in pamphlet form in the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this day of 2007.
Richard M. Lohrstorfer
Mayor Pro Tern
ATTEST:
M. Lisa Angell
Village Clerk
H:ICLKOIfileslWINIORDINANClmapamendment1 040WNWHWYjan2007 .doc
ORDINANCE NO.
AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT AND VARIATION
FOR PROPERTY LOCATED AT 1040 WEST NORTHWEST HIGHWAY
WHEREAS, John Conrad Scheiss, Mount Prospect Development Group ("Petitioner") has filed a petition for a
Conditional Use permit in the nature of a Planned Unit Development and Variations with respect to property
located at 1040 West Northwest Highway ("Subject Property") and legally described as follows:
Lot 1 in State Farm Subdivision, being a subdivision of part of the East % of the southeast X of Sec.
33, Township 42 North, Range 11 East of the Third Principal Meridian, in Cook County, Illinois, as
shown on the plat thereof recorded September 28, 1988 as document number 88447034
Property Index Number: 03-33-407-025-0000; and
WHEREAS, the Petitioner seeks to create a Planned Unit Development providing for the construction of a
seventeen (17) unit townhome development; and
WHEREAS, a Public Hearing was held on the request for a Planned Unit Development, Conditional Use
permit and Variations being the subject of Case No. PZ-14-06 before the Planning and Zoning Commission of
the Village of Mount Prospect on the 14th day of December, 2006, pursuant to proper legal notice having been
published in the Mount Prospect Journal & Topics on the ih day of June, 2006; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and a negative recommendation
to the President and Board of Trustees of the Village of Mount Prospect; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given consideration to
the requests herein and have determined that the requests meet the standards of the Village and that the
granting of the proposed Conditional Use permit for a Planned Unit Development and a Variation to allow lot
coverage in excess of 50% to accommodate the modified footprint of building two (2) and five (5) additional
guest parking spaces would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR
HOME RULE POWERS:
SECTION ONE: The recitals set forth hereinabove are incorporated as findings of fact by the President and
Board of Trustees of the Village of Mount Prospect.
SECTION TWO: That the Conditional Use Permit in the nature of a Planned Unit Development being the
subject of this Ordinance is subject to the following conditions:
A. Development of the site in general conformance with the site plan prepared by The Office of John
Conrad Schiess, revision dated November 28, 2006, and further revised to include: 1) modify building
two (2) so its footprint is similar to building five (5) and has a three foot (3') off-set and balconies on
the second floor; 2) the east setback is no less than seventeen foot (17') and 3) add five (5) additional
Guest parking spaces.
B. Development of the site in general conformance with the landscape plans prepared by The Office of
John Conrad Schiess, revision dated November 27,2006, but revised to include a wrought-iron style
fence along the east and north lot lines;
C. Development of the units in general conformance with the floor plans prepared by The Office of John
Conrad Schiess, dated November 8, 2006;
Page 2/3
PZ-14-06
D. Development of the elevations in general conformance with the site plan prepared by The Office of
John Conrad Schiess, dated November 8, 2006; but Building two (2) is modified so it is similar to
Building five (5) and has a three foot (3') off-set and balconies on the second floor and the east
setback is not less than seventeen foot (17') and five (5) additional Guest parking spaces are added;
and
E. Prior to issuance of a Building Permit, the Petitioner shall submit a lighting plan that complies with the
Village's lighting regulations for the lighting within the development;
F. Prior to obtaining the first Certificate of Occupancy, the Petitioner must submit homeowner's
association documents for Staff review and approval; and
G. The Petitioner shall construct all units according to all Village Codes and regulations, including, but
not limited to: the installation of automatic fire sprinklers, fire hydrants and roads must be located and
constructed according to Development and Fire Code standards.
SECTION THREE: The President and Board of Trustees of the Village of Mount Prospect do hereby grant
approval of a Conditional Use permit and Variation as provided in Sections 14.203.F.7 & Sec. 14.203.C.7 of
the Village Code, for a Planned Unit Development for a 17 unit townhome development, all as shown on the
Site Plan revision dated November 28, 2006 a copy of which is attached hereto and hereby made a part
hereof.
SECTION FOUR: The Village Clerk is hereby authorized and directed to record a certified copy of this
Ordinance with the Recorder of Deeds of Cook County.
SECTION FIVE: This Ordinance shall be in full force and effect from and after its passage, approval and
publication in pamphlet form in the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this day of June 2007.
Richard M. Lohrstorfer
Mayor Pro Tem
ATTEST:
M. Lisa Angell
Village Clerk
H:\CLKO\files\WIN\ORDINANC\C USE,V AR-1 040nwhighwayjune2007 .doc
Village of Mount Prospect
Community Development Department
MEMORANDUM
TO:
MICHAEL E. JANONIS, VILLAGE MANAGER
FROM:
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
JUNE 1, 2007
SUBJECT:
PZ-09-07 - CONDITIONAL USE (COMMUNITY CENTER WITH A SCHOO
501 MIDWAY DRIVE
NIAGARA EDUCATIONAL SERVICES, INe. - APPLICANT
The Planning & Zoning Commission transmits their recommendation to approve Case PZ-09-07, a request to
operate a Community Center and school in the B3 District, as described in detail in the attached staff report. The
Planning & Zoning Commission heard the request at their April 26, 2007 meeting.
The Petitioner obtained a Conditional Use permit in 2004 to operate a Community Center. However, the
improvements were not completed and the Conditional Use permit expired. The Petitioner has expanded the
scope of the project to include a school in the northern portion of the building, but the Community Center would
generally be the same as the proposal approved in 2004, by Ord. 5414.
The Community Center contains a hybrid of uses, most of which are typically found in a commercial district.
However, the school is a college prep school, offering classes for students in grades Pre-K through 8th grade, and
would be located in a commercial zoning district. The Village's Comprehensive Plan classifies the Subject
Property as commercial, so the request fails to meet the Conditional Use standards contained in Section
14.203.F.8 of the Zoning Ordinance because the use does not comply with the Village's Comprehensive Plan.
Therefore, Staff recommended the request be denied.
The Planning & Zoning Commission discussed the request and noted that this type of school fits well at this
location because the building is set far back from the main street, which is conducive for a designation-type use.
There was discussion regarding the parking lot and water detention, and the Petitioner confirmed site and
landscaping improvements required per Ord. 5414 would be completed.
The Planning & Zoning Commission voted 7-0 to recommend that the Village Board approve the Conditional
Use permit to operate a Community Center with a school at 501 Midway Drive, Case No. PZ-09-07, subject to the
following conditions:
. The project shall be completed in general 'compliance with plans prepared by DLK Civic Design
date stamped April 3, 2007;
. All work shall be completed within 18 months, including site work and landscaping noted in Ord.
5414;
. Fire and Building comments regarding the fire lane and egress noted in the Staff Report shall be
met;
. Enrollment numbers shall be submitted to the Director of Community Development each school
year; and
PZ-09-07
June 1, 2007
Page 2
· The facilities shall be developed in compliance with all Village and State regulations.
Please forward this memorandum and attachments to the Village Board for their review and consideration at their
June 5,2007 meeting. Staffwill be present to answer any questions related to this matter.
H:\PLAN\Planning & Zoning COMM\P&Z 2007\MEJ Mem05\PZ-09-07 MEJ MEMO (501 Midway Dr- CU . Niagara).doc
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-09-07
Hearing Date: April 26, 2007
PROPERTY ADDRESS:
501 Midway Drive
PETITIONER:
Niagara Foundation
PUBLICATION DATE:
April 11, 2007
PIN NUMBERS:
08-23-402-010
REQUEST:
Conditional Use - Community Center with a school
MEMBERS PRESENT:
Arlene Juracek, Chairperson
Joseph Donnelly
Leo Floros
Marlys Haaland
Ronald Roberts
Richard Rogers
ST AFF MEMBERS PRESENT:
Judith Connolly, Senior Planner
Ellen Divita, Deputy Director of Community Development
INTERESTED PARTIES:
Serkan Aikan, Stephen Miller
Chairperson Arlene Juracek called the meeting to order at 7:30 p.m. Richard Rogers moved to approve the
minutes of the March 22, 2007 and April 12, 2007 meetings and Joseph Donnelly seconded the motion. The
minutes were approved 6-0 with Mary McCabe abstaining. After hearing two previous cases, Chairperson Juracek
introduced Case PZ-09-07, a request for a Conditional Use at 501 Midway Drive, at 9:23 p.m. She stated this
case was heard approximately four years ago, however the project was not completed and the Conditional Use
permit expired.
Judy Connolly, Senior Planner, stated that the Subject Property is located on Midway Drive, a cul-de-sac street on
the west side of Elmhurst Road, between Algonquin Road and Oakton Street. The Subject Property contains an
existing one-story office/warehouse building with related improvements. The Subject Property is zoned B3
Community Shopping and is bordered to the north and east by the B3 District, and to the south and west by the R4
Multi-Family Residential District.
Ms. Connolly said the Petitioner obtained a Conditional Use permit in 2004 to operate a Community Center.
However, the improvements were not completed and the Conditional Use permit expired. Since obtaining the
Conditional Use permit, the Petitioner has expanded the scope of the project to include a school in the northern
portion of the building formerly occupied by db Sound. The Petitioner is required to obtain approval from the
Village Board for a new Conditional Use permit for a Community Center and school.
Ms. Connolly stated that the Petitioner proposes the Community Center offer the same services and events in the
originally approved Conditional Use permit for a Community Center including guest rooms, conference rooms, a
gymnasium, a stage, assembly areas, and 3 classrooms. The proposed Community Center would occupy 70% of
the building while the proposed school would occupy 30% of the building and include 12 classrooms, 4 labs, and
a gym.
Arlene Juracek, Chairperson
Planning & Zoning Commission Meeting April 26, 2007
PZ-09-07
Page 2
Ms. Connolly said the existing structure does not meet current setback requirements and the site exceeds 75% lot
coverage, which is the maximum amount permitted. The Petitioner does not propose to modify the building
footprint and the site will retain its legal non-conforming classification.
Ms. Connolly stated that the Petitioner agrees to completing landscaping improvements to the site as previously
required by Ordinance 5414.
Ms. Connolly said the Petitioner's plan indicates the site will provide a total of 217 parking spaces. She said
Section 14.2224 of the Zoning Ordinance lists the minimum number of parking spaces required based on how the
space will be used. In this case, calculating each use separately, the Petitioner is required to provide 164 parking
spaces for the Community Center and 46 spaces for the school. Staff has concerns that a parking deficiency may
occur if the scope of services and school enrollment exceed the levels noted in the Petitioner's application.
Therefore, the Petitioner offered to submit enrollment lists to the Director of Community Development to
document compliance with the Village's parking regulations.
Ms. Connolly stated that the Petitioner proposes to make minor modifications to the exterior of the building.
Improvements include adding additional exits as required by Village Codes, installing a new canopy over the
front entrance, and installing new windows. The Petitioner is required to improve the interior of the building as
required by Building and Fire Codes. A complete egress, building, and fire code review would be required at
time of permit.
Ms. Connolly said the Fire Department reviewed the project and requires one side of Midway Drive as well as the
bulb of the cul-de-sac be designated as 'No Parking Fire Lane' and striped per Village Code regulations. In
addition, the northern drive will also be a Fire Lane as shown on the attached exhibit. She said Public Works
reviewed the project and noted that the previously required site improvements (sanitary service, paving, etc.) were
still required.
Ms. Connolly stated that the Building and Fire Codes specifically state that in determining design occupant load
and means of egress requirements, the number of occupants for whom the means of egress in the facilities must be
established is by the largest number computed in accordance with maximum floor area allowance per occupant as
outlined by building code. This evaluation of the petition is not a complete building and fire plan compliance
review as it relates to egress, occupant load, travel distance, fire-rating, separation or non-separation of mixed
uses, common path of travel, accessibility, type of construction required, and allowed areas of construction. She
said according to the Building Code, where a building contains two or more occupancies and where they share
portions of the same means of egress system, those egress components shall meet the more stringent requirements
of all occupancies that are shared. This petition review of use does not release the applicant, petitioner, design
professionals, or contractors from specifying, designing, and constructing the project to adhere to all applicable
building and fire codes that applicable at the local, state, and federal level. These comments and minor review do
not constitute a complete review of the drawings and they are not approved at this time. A complete egress,
Building, and Fire code review will be required for compliance with the Village's adopted Codes.
Ms. Connolly said the standards for Conditional Uses are listed in the Zoning Ordinance and include seven
specific findings that must be made in order to approve a Conditional Use. She summarized these findings as:
· 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;
· Adequate provision of utilities, drainage, and design of access and egress to minimize congestion
on Village streets; and
· Compliance of the Conditional Use with the provisions ofthe Comprehensive Plan, Zoning Code,
and other Village Ordinances.
Arlene Juracek, Chairperson
Planning & Zoning Commission Meeting April 26, 2007
PZ-09-07
Page 3
Ms. Connolly stated that the Subject Property is zoned for commercial use; however, the Zoning Ordinance lists
Community Centers as a Conditional Use in the B3 District. The Petitioner is not changing the footprint of the
building and proposes minor exterior improvements.
Ms. Connolly said the proposed Community Center contains a hybrid of uses, most of which are typically found
in a commercial district: performance area, offices, guest rooms/hotel, and exercise facilities. However, the
proposed school is a college prep school, offering classes for students in grades Pre-K through 8th grade. The
school would operate from 7:30am to 6:30pm, which includes after/before school care.
Ms. Connolly stated that the Petitioner submitted information that reflects a quality school, however it would be
located in a commercial zoning district. The Village Code permits schools in limited circumstances in almost all
residential zoning districts. In addition, the Village's Comprehensive Plan classifies the Subject Property as
commercial.
Ms. Connolly said the proposed Community Center with a school fails to meet the Conditional Use standards
contained in Section 14.203.F.8 of the Zoning Ordinance because the use does not comply with the Village's
Comprehensive Plan. She said based on these findings, Staff recommends that the Planning & Zoning
Commission deny the following recommendation:
"To approve a Conditional Use permit that would allow a 42,614 square foot Community Center and a 18,454
square foot school to operate as noted in the Petitioner's application for the property at 501 Midway Drive, Case
Number PZ-09-07."
Ms. Connolly stated that the Village Board's decision is final for this case.
Chairperson Juracek asked if the Petitioner acquired the additional 18,000 square feet SInce the original
Community Center request was heard; Ms. Connolly confirmed that is correct.
Richard Rogers stated that the Staff report indicates the improvements were not completed and the permit expired
for the Community Center. He asked for clarification on that issue. Ms. Connolly stated that the Village Code
requires work for the Conditional Use Permit to be completed within 18 months and the scope of those
improvements was not completed. Mr. Rogers asked if the landscaping was completed. Ms. Connolly stated that
the landscaping was not completed, and it was required as part of the Conditional Use.
Leo Floros asked if the space was being used for offices. Ms. Connolly stated that she believes there is currently
limited office use at the location.
Chairperson Juracek swore in Serkan Aikan, Vice-President of the Niagara Foundation, and Stephen Miller of
DLK Civic Design. Mr. Aikan stated that the project was approved 4 years ago, but funds were not available to
complete the project. He stated that the Foundation now has the funding to complete the project and that is why
they have brought the Case back to the Commission. He also said the Foundation has a school in Chicago and
many of the students reside in the Northwest Suburbs, so there is a demand for them to construct the school in the
suburban area. He stated that the Foundation owns the building and is asking the Village for the opportunity to
open their school in Mount Prospect. He said they would meet whatever requirements are necessary to open the
school as an accessory use.
Chairperson Juracek asked if the Foundation is now applying for the entire project including the office space, the
Community Center, and the school. Mr. Aikan stated that is correct. Chairperson Juracek asked if absent this
Conditional Use, the Foundation would not be able to move forward with the project. Ms. Connolly stated that
the office space would be a permitted use, but the Community Center and the school would not be allowed.
Arlene Juracek, Chairperson
Planning & Zoning Commission Meeting April 26, 2007
PZ-09-07
Page 4
Chairperson Juracek pointed out that the school is the new addition to the request, which Mr. Aikan confirmed.
There was general discussion regarding the original request including the office space and Community Center and
that the new request now includes the school as an accessory use. Chairperson Juracek stated that this application
is for approval of the entire project.
Ronald Roberts stated that the packets did not contain any information regarding allowing the Community Center,
not the school as an accessory use. Ms. Connolly stated that the Petitioner may not have realized the Conditional
Use for the Community Center expired and only included information for the school as an Accessory Use.
Mr. Rogers asked why the Petitioner never completed the landscaping. Mr. Aikan stated that there was no specific
reason the landscaping was not completed, just that entire project was not completed and they want to finish the
project all together.
Mr. Rogers asked what the time frame is for completing the entire project. Mr. Aikan said 1 Y2 to 2 years.
Chairperson Juracek asked if they have the funding to complete the project. Mr. Aikan confirmed the Foundation
has the funds to complete the project. Mr. Rogers stated that the Conditional Use would expire in 18 months and
the Petitioner would need to have the work completed. Chairperson Juracek pointed out that the school does not
have to be open and in session in 18 months, but that the work on the project would need to be completed. The
Petitioner stated that it should not be a problem to complete the work in that time frame.
Ronald Roberts asked if they are essentially moving the existing school operations from the city of Chicago to the
Mount Prospect location. Mr. Aikan confirmed that is true. Mr. Roberts asked how many students they anticipate
at the Mount Prospect location. Mr. Aikan said there are approximately 75 students in Chicago and they would
like to have 120-130 students. Mr. Roberts asked if the not-for-profit Foundation raises their money from tuition
and how much that tuition is. Mr. Aikan stated that the tuition is currently $5500 per year and if they had 120
students enrolled, the school would fund itself. He stated that the Community Center is funded by their members.
Mr. Roberts asked if the school runs year-round; Mr. Aikan confirmed the school does run all year.
Mr. Miller stated that there were Staff concerns with the available parking. He said the parking will be sufficient
because the school use and the Community Center would not be holding events concurrently.
Mr. Rogers asked what the ages of the students are. Mr. Aikan said the school is for Kindergarten through 8th
grade. Mr. Rogers pointed out that not many cars would be left at the site during the day. Mr. Miller said the
parking requirements are to meet the code. There was general discussion regarding transporting the students.
Chairperson Juracek stated that this type of school fits well at this location because the building is set far back
from the main street, which is conducive for a designation-type use.
Mr. Floros asked if there is a playground for the students. Mr. Aikan stated there is not a playground, but there are
several areas inside the school for recreation. There was general discussion regarding the offerings of the school.
Mr. Aikan highlighted some of the awards the school has earned. Chairperson Juracek said this would be an asset
to the Village and Mr. Roberts concurred.
Marlys Haaland stated she was concerned with the traffic counts on Route 83. She asked if there was going to be
any lights added to the intersection. Mr. Miller said there is a dedicated turn lane off of Route 83 onto Midway
Drive. Mr. Miller pointed out that the building is set back in the cul-de-sac and the students would not be near the
traffic, even while waiting for their rides.
Mr. Roberts stated he supports this type of project in the commercial area. He asked if they have planned for
traffic flows for student drop-off and pick-up. Mr. Miller said this is a very safe area and the required fire lane
Arlene J uracek, Chairperson
Planning & Zoning Commission Meeting April 26, 2007
PZ-09-07
Page 5
provides easy access to both sides of the parking lots. There was general discussion regarding parking. Mr.
Roberts asked ifthere had been any consideration to adding a playground. Mr. Miller said they may not be able to
give up the parking spaces, but as much green-space as possible has been maintained in the project. There was
additional discussion regarding the parking lots and water detention.
Mr. Rogers stated that his only concern is the Petitioner getting the project completed within 18 months. Mr.
Miller stated that the construction itself would not take longer than 18 months, but he said at this point the design
is not complete and that requires additional time. Chairperson Juracek asked if the project needs to be complete,
or substantially underway in 18 months. Ms. Connolly stated that the project has to be substantially underway
within 12 months and completed within 18 months. Mr. Miller asked if there is a way to have a Conditional Use
that goes beyond the 18 months. Ms. Connolly stated that a previous case was extended with a Variation, asking
for relief from that Code requirement. Mr. Miller said they can work within the 18 month requirement.
Mr. Aikan said the project is currently ready to move forward, unlike the last time, and he will work with the 18
month time range. Mr. Rogers pointed out that the time constraint begins at the time of Village Board approval.
Mr. Roberts stated that in the past, the Commission has given the OK for a project to move forward and then
come back to present the final plans. Ms. Connolly stated that the Petitioner is seeking final approval and the
Commission needs to make a recommendation to the Village Board. Mr. Roberts said there are items missing
from the packet that would need to be reviewed for the project. Chairperson Juracek stated that many of these
items are not for Planning and Zoning consideration and would be reviewed at the time of permit.
Mr. Rogers stated that the site is running out of room and may be over-parked. He said if the Petitioner decides to
add a playground, they would lose additional parking spaces. Ms. Connolly said the proposed use includes two
significant gymnasiums, an auditorium, and over-night guest rooms. All of these uses have specific parking
requirements and the code needs to account for maximum usage. Chairperson Juracek stated that the Commission
should leave it up to the Petitioner whether or not to provide an outdoor play area. There was general discussion
regarding playground and parking usage. Mr. Roberts stated that the site is over 75% lot coverage and that adding
a playground or green-space would get them closer to that 75% lot coverage. Chairperson Juracek pointed out
that the lot coverage is an existing condition and the Petitioner is not obligated to reduce the lot coverage.
There were no additional questions and Chairperson Juracek closed the public hearing at 9:58 p.m.
Leo Floros made a motion to approve Case Number PZ-09-07; a Conditional Use request to operate a Community
Center including a school at 501 Midway Drive. Ms. Connolly stated that if the Commission moves forward with
this recommendation, Staff suggests adding the following conditions for approval:
. The project be completed in general compliance with all submitted plans;
. All work be completed within 18 months, including sitework and landscaping;
. Fire and Building comments regarding the fire lane and egress shall be met;
. Enrollment numbers are submitted to the Director of Community Development each school year;
and
. Developed in compliance with all Village and State regulations.
Chairperson Juracek stated that these conditions are fairly standard. Ms. Connolly said one primary concern is the
egress. Leo Floros asked if they can approve a time line greater than 18 months. Chairperson Juracek stated it may
be redundant to include the 18 month time limit, since it appears in the Village Code. Ms. Connolly said at a
minimum the site work and landscaping would be required to be completed with the rest of the project. Mr.
Rogers said the landscape and site work requirement should be a condition of approval.
Mr. Floros amended his motion for approval to include the conditions of approval. Marlys Haaland seconded the
amended motion.
Arlene Juracek, Chairperson
Planning & Zoning Commission Meeting April 26, 2007
PZ-09-07
Page 6
UPON ROLL CALL:
AYES: Donnelly, Floros, Haaland, Roberts, Rogers, McCabe, Juracek
NAYS: None
Motion was approved 7-0.
After hearing two additional cases and discussing the Zoning Ordinance update, Richard Rogers made a motion to
adjourn at 10:48 p.m., seconded by Joseph Donnelly. The motion was approved by a voice vote and the meeting
was adjourned.
~
Community Development
ve Assistant
H:\PLAN\Planning & Zoning COMM\P&Z 2007\Minutes\PZ-09-07 SOl Midway,doc
Village of Mount Prospect
Community Development Department
CASE SUMMARY - PZ- 09-07
LOCATION:
PETITIONER:
OWNER:
PARCEL #:
LOT SIZE:
ZONING:
LAND USE:
REQUESTS:
501 Midway Drive
Niagara Educational Services, Inc.
Niagara Educational Services, Inc.
08-23-402-010
3.67 acres
B3 Community Shopping
Office/W arehouse
Conditional Use (Community Center and school)
LOCATION MAP
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MEMORANDUM
Village of Mount Prospect
Community Development Department
TO:
MOUNT PROSPECT PLANNING & ZONING COMMISSION
ARLENE JURACEK, CHAIRPERSON
FROM:
JUDY CONNOLLY, AICP, SENIOR PLANNER
DATE:
APRIL 19, 2007
HEARING DATE:
APRIL 26, 2007
SUBJECT:
PZ-09-07 - CONDITIONAL USE (COMMUNITY CENTER AND SCHOOL)
501 MIDWAY DRIVE - NIAGARA EDUCATIONAL SERVICES, INC.
BACKGROUND
A public hearing has been scheduled for the April 26, 2007 Planning & Zoning Commission meeting to review
the application by Niagara Educational Services, Inc. (the "Petitioner") regarding the property located at 501
Midway Drive (the "Subject Property"). The Petitioner is seeking Conditional Use approval for a Community
Center and school. The P&Z hearing was properly noticed in the April 11, 2007 edition of the Journal Topics
Newspaper. In addition, Staff has completed the required written notice to property owners within 250-feet and
posted a Public Hearing sign on the Subject Property.
PROPERTY DESCRIPTION
The Subject Property is located on Midway Drive, a cul-de-sac street on the west side of Elmhurst Road, between
Algonquin Road and Oakton Street. The Subject Property contains an existing one-story office/warehouse
building with related improvements. The Subject Property is zoned B3 Community Shopping and is bordered to
the north and east by the B3 District, and to the south and west by the R4 Multi-Family Residential District.
SUMMARY OF PROPOSAL
The Petitioner obtained a Conditional Use permit in 2004 to operate a Community Center. However, the
improvements were not completed and the Conditional Use permit expired. Since obtaining the Conditional Use
permit, the Petitioner has expanded the scope of the project to include a school in the northern portion of the
building formerly occupied by db Sound. The Petitioner is required to obtain approval from the Village Board for
a new Conditional Use permit for a Community Center and school.
The Petitioner proposes the Community Center offer the same services and events in the originally approved
Conditional Use permit for a Community Center: guest rooms, conference rooms, a gymnasium, a stage, assembly
areas, and 3 classrooms. The proposed Community Center would occupy 70% of the building while the proposed
school would occupy 30% ofthe building and include 12 classrooms, 4 labs, and a gym.
PZ-09-07
Planning & Zoning Commission meeting April 26, 2007
Page 3
GENERAL ZONING COMPLIANCE
The existing structure does not meet current setback requirements and the site exceeds 75% lot coverage, which is
the maximum amount permitted. The Petitioner does not propose to modify the building footprint and the site
will retain its legal non-conforming classification.
Landscaping - The Petitioner continues to agree to improve the site as previously required by Ord. 5414.
Parking - The Petitioner's plan indicates the site will provide a total of 217 parking spaces. Sec. 14.2224 of the
Zoning Ordinance lists the minimum number of parking spaces required based on how the space will be used. In
this case, calculating each use separately, the Petitioner is required to provide 164 parking spaces for the
Community Center and 46 spaces for the school (see attached chart).
Staff has concerns that a parking deficiency may occur if the scope of services and school enrollment exceed the
levels noted in the Petitioner's application. Therefore, the Petitioner offered to submit enrollment lists to the
Director of Community Development to document compliance with the Village's parking regulations.
Existing Building - The Petitioner proposes to make minor modifications to the exterior of the building.
Improvements include adding additional exits as required by Village Codes, installing a new canopy over the
front entrance, and installing new windows. The Petitioner is required to improve the interior of the building as
required by Building and Fire Codes. A complete egress, building, and fire code review would be required at
time of permit.
ADDITIONAL STAFF COMMENTS
· The Fire Department reviewed the project and requires one side of Midway Drive as well as the bulb of
the cul-de-sac be designated as 'No Parking Fire Lane' and striped per Village Code regulations. In
addition, the northern drive will also be a Fire Lane as shown on the attached exhibit.
· Public Works reviewed the project and noted that the previously required site improvements (sanitary
service, paving, etc.) were still required.
· Building and Fire Codes specifically state that in determining design occupant load and means of
egress requirements, the number of occupants for whom the means of egress in the facilities must be
established is by the largest number computed in accordance with maximum floor area allowance per
occupant as outlined by building code. This evaluation of the petition is not a complete building and
fire plan compliance review as it relates to egress, occupant load, travel distance, fire-rating,
separation or non-separation of mixed uses, common path of travel, accessibility, type of construction
required, and allowed areas of construction. According to the Building Code, where a building
contains two or more occupancies and where they share portions of the same means of egress system,
those egress components shall meet the more stringent requirements of all occupancies that are
shared. This petition review of use does not release the applicant, petitioner, design professionals, or
contractors from specifying, designing, and constructing the project to adhere to all applicable
building and fire codes that applicable at the local, state, and federal level. These comments and
minor review do not constitute a complete review of the drawings and they are not approved at this
time. A complete egress, Building, and Fire code review will be required for compliance with the
Village's adopted Codes.
CONDITIONAL USE STANDARDS
The standards for Conditional Uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include
seven specific findings that must be made in order to approve a Conditional Use. The following list is a summary
of these findings:
PZ-09-07
Planning & Zoning Commission meeting April 26, 2007
Page 4
. The Conditional Use will not have a detrimental impact on the public health, safety, morals, comfort or
general welfare;
. The Conditional Use will not be injurious to the use, enjoyment, or value of other properties in the
vicinity or impede the orderly development ofthose properties;
. Adequate provision of utilities, drainage, and design of access and egress to minimize congestion on
Village streets; and
. Compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and
other Village Ordinances.
The Subject Property is zoned for commercial use; however, the Zoning Ordinance lists Community Centers as a
Conditional Use in the B3 District. The Petitioner is not changing the footprint of the building and proposes
minor exterior improvements.
The proposed Community Center contains a hybrid of uses, most of which are typically found in a commercial
district: performance area, offices, guest rooms/hotel, and exercise facilities. However, the proposed school is a
college prep school, offering classes for students in grades Pre-K through 8th grade. The school would operate
from 7:30am to 6:30pm, which includes after/before school care.
The Petitioner submitted information that reflects a quality school, however it would be located in a commercial
zoning district. The Village Code permits schools in limited circumstances in almost all residential zoning
districts. In addition, the Village's Comprehensive Plan classifies the Subject Property as commercial.
RECOMMENDATION
The proposed Community Center with a school fails to meet the Conditional Use standards contained in Section
14.203.F.8 of the Zoning Ordinance because the use does not comply with the Village's Comprehensive Plan.
Based on these findings, Staff recommends that the Planning & Zoning Commission deny the following
recommendation:
"To approve a Conditional Use permit that would allow a 42,614 sq. ft. Community Center and a 18,454 sq. ft.
school to operate as noted in the Petitioner's application for the property at 501 Midway Drive, PZ-09-07."
The Village Board's decision is final for this case.
I concur:
William 1. Cooney, AICP, Director of Community Development
Ijme
PZ-09-07
Planning & Zoning Commission meeting April 26, 2007
Page 5
Parkina Calculation Information
# Spaces
Use SQ. Ft. Villal!e Code Parking Requirement Required
Gym 5580 5 per 1,000 SQ. ft. 28
Library 797 2 per 1,000 SQ. ft. 2
38 students / 4
3 Classrooms teachers 1 per teacher and 1 per 8 students 9
Office Space
(total SQ. f.t) 2015 4 per 1,000 sq. ft. 8
Lobby 1995 3.5 per 1,000 SQ. ft. 7
Assembly
Areas 4786 3.5 per 1,000 sq. ft. 17
Stage 671 used in coniunction with fixed seats
Fixed Seats 201 1 per 4 seats plus 1 per 2 employees 50
Fixed Seats 97 1 per 4 seats plus 1 per 2 employees 24
Guest Rooms 15 1 per room plus 1 per employee 15
4 emoloyees 4
TOTAL # SPACES REQUIRED
for the Communitv Center 164
Number of
People
School
Administration 5 1 per teacher and 1 per 8 students 5
School
Teachers 20 1 per teacher and 1 per 8 students 20
Students 168 1 per teacher and 1 per 8 students 21
TOTAL # SPACES REQUIRED
for the school 46
TOTAL # SPACES REQUIRED OVERALL: 210
PZ-09-07
Planning & Zoning Commission meeting April 26, 2007
Page 6
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EXISTING lANDSCm
EXISTING APARTMENT
BUIlWNCS (R-4)
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TOTAL NeC BUII.DlNC ARlA: 42,.'4 Sf
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(e.eepl in ,..... -lhe rool i. _ 20" obow lOOt)
Root slructure-l HR OJ)!). bd. protection..... Ul..P:)16
Edlfl"ior woII -...1. 1fT t~l-up cone. 10 lem4in
All e.t. portltlon. IholI be 1 Hff roled Unleh noted otherwise
4. Sp<inkl....)'SI..".
a. Automollc sprinkler srstem rfllUired for Group E for
orea. "ealer thOI'I 20.000 Sf (903.2.2); Ol.Itomotlc:
sprlnldlfl" sptem provided
5. AIIowCIblcl heitht ond building c...o (Tobie 5OJ)
o. AIIoorobIe: 3.lorIe.. a,5OO Sf p", slor)'
b. Actual; 1 .tor,. 18,454 Sf
6. fIre seporoUon. r..,1red OIId prOYidecl
o.BeI_p........,ondbuHdin'il
b. eet_ oo:~)' groups wlthln lNIIdin, (302.3.2): 2 hour.
c. Non~1l interior porlilions (T~ 601)' 0 hour
d. Rool (Tobie 601): 1 hour
1. Interior wall ond e....... Iinlah reqvlrelnenla (Tobie 8OJ.5)
a. Verllcal elllts ond pnsogewo,.: Closs 8 (HA)
b. E.il acc_ cOCTidor. ond ..ilwo)." Ooes C
c. Roome ond eftdoeed epocu, Clos. C
8 CGfrldor ("..-re.I$IOI"ICe rolint (Table 101l1.l):
o. Group E with OIItomotlc ."lnkIer sptem: 0 hours
@ SECTION-SCHOOL
SCU: 1/"01'-4/
9.Eor-ss
a. ElIIt OC".. tro.... di.tonc:e allowed (Tobie 1015.1)' 200'
b. Mftlmum corridor width (1016.2): 72"
c. Dead end corrldcw tlmit (1016.J): 20'
d. Mirllrnurn nurnMr of e..l. lor ~uponllood (Tobie 1018.1) J;
JprO'lided
e. (eil door lridlh required (Table 1005.1)
Room t)l"! Sf Sf {Occupant
A.sernbI)' 911 15 6U
Ckmroorn15e1 20 lB4.1
I(lldlen 780 200 J.'il
Sloroge J60 ~DO 0.7
G)fn J1'l7 50 6J.!)
Offoce 1648 100 16.5
Medlonic:oI 858 JOO 2.9
Total oecl>POrll. oIlow,d per Code 532.7
Actual .c:hool popuIatlon..1 200 + Itoll
532111 0.2 ~ 106_5" required ,.il door width; 144" proWled
ID. Ao:;",.sibility requiremll'lllJ
a.Projec:trnu.tcompl)'Ic.otI)'..;lhoDIIIOnol.oc:eesslbHily
caGe requirements
b. Project rNlst campt)' f\olly ..;Itt Americon. with Oieobililiu
Act TItle _/ADAM; rorquiremenl.
11. [mer9l1OC)' .ptem.
0.A11_911'1C)'_.,.IItn..oudioond.....oI...iIlfu.y
c:amply wilt! ADA oncl lAC requirements for ...t and
dlel_e
b. Visual alarm. -*'olI be .)t'dIroniHd ..;th each oth...
.J
OJ"!;CRIPlItw Of 'llDAl(
Alteration of on nlslln9 warehouse Inlo one-slOC"y school.
FltI!:T>><<: r'nN!:TRur.:hDN
O<<uponc)'-storoge/Warehou..
Conlltuction -IA
Sprinklered
Unprotected apen .1'" slludure lIUIl'Porllnt Itte- roof w/I~t-up
10" concrete IHII around
@ PLAN-SCHOOL
A2 SCU: l/lrol'-4f
IILlIWl:-..a
m,. .....
'lII"""'lI'\U:oc1lMlC[)
--.JIL1lII.-...nlll5Wltt
=11II1IlI_
______ z",.M_
7S~If."" DWiU5IIlI
.. p...,g - D IICUD
-
Tl<<;' D 4,3, 'Or-
DLI<
Civic Desigl
TN Fine Me 8uIIdlng
410 Sou&hMlchlgenMRU
Chk:ago.__60605
Tcl.312.322.0911
F.. 312.322.S324
_.dlkine.o:om
No.1 .... I "0.-
NIAGARA
DUCATION
SERVICES
SCIENCE ACAOEI
OF CHICAGO
501 MIDWAY DR
MT.PROSPECT.
CODE ANAL VI
AND LIFE SAFI
DIAGRAM
...
~-
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~-
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"'-'"
~
o DlKCMcDelign 2IX
< - I --- )
A~gbl. Buildirtg Code: I8C 2000 (sections aho,," in pCll'lMlhnes).
with Village 01 Nount PrOllPect omen4mtnts
1. 'W- of pro,lcct
o. R....oVCIlion of ..istin9 bu_cling. 18.454 Sf" on lir,1 level
2,Occuponc:welo...lflcollo"{~)
D. Occuponc)' GrGup E. Educational
J.Conslrvc:liont~(lobk1601)
0.1,...18
Jo,Exl,tin, and new .teel fl.omin9-2HR spray-on lireprooflnlJ per
Ul-N736
rrgmint -.pportln9 roof only-I HR C)fl.bd. per UL-P516
(excep11n9)'T1-theroolm_20-abovef\oclr)
Roo! II.ucture-l HR 9\41. bd. protection per Ul..P$16
hteri<< wall -..sl. 10. I~l-up cone. 10 ,emoin
All ..I. portlUonl shall be 1 HR ,aled unless noted olher_I'1lI
. Spr;nklw.)'Illems
(I. Automatic IIP''''_ .pl.... '8CI\Iired for Cloup E lor
01'_ "eoter thGn 20.000 Sf (900.2.2); automatIc
apl'inlder .plem pro"'ded
5. Allo..abIe IMltht and tluiclin'l oreo (Table 503)
o.AlIowobI.:Jstories.26.lW)O'STp.'story
b.ActUGI:1.tory.18,4S4SF
6. fireHJ)OrotlonsreqltlredondprovMled
Q. e.t..... ponr.int and buildlng
b. hi...,. Ol:clIpCIl'ICl' vrOUp' within bu~~ (302.3.2):
e. Nonbegrin9 interior portJlione (Table 601): 0 hour
d. Roor (ldlle 50'): 1 hour
7.lnt_lorwollondc:dingronishreql>ir_ts(lobl,,8OJ.4)
a. v.rtled "Ill!s and passageways: Class B (HAl
b.E.itoc:c..._ridouondOlrit_ys: OonC
e. Room. and _1OHd 1ipOCOS: ao.s C
8. CorrldDr fn-r..btClllee rol"'9 (lobi" 100".J.2.1)'
G. C'oup E wilh outomatlc sprinklor s)'litem: 0 hours
,L~rn
~illl
"'\JI II
II II
IIII
II1I
1111
U II
d
9. E..,..,..
0. EIll occ'" Irovel dbtonc:e olIowed (TobI. 1004.2...): 250'
b. Minimum corridot .idth (1004.J.2,2): 72"
c. Dead end corridor lifnil (1004.J.2.J): 20'
d. Minim\oll'l'l noumIIer of elUts lor occupant Iood (Tobie 1018.1): J;
Jproorided
.. E.il door widlh req\lired (TabI. 1ooJ.2.J)
Roam tW. Sf SF/Occ\lpont
A..etI'Ibly gl1 15 61.1
CICIIISroom 7681 20 3841
Klt~ 780 200 J.9
SlonI9" 360 500 0.7
G)'I'I JI77 50 63.5
ome. 1648 100 16.5
".cllooicol a5e JOO 2.9
htol occlolpanl. allowed per Code !lJ2.7
Aetlolol sehGal poputollan ..t. 200 + sloff
532.7 . 0.2 '" 106.5" r.qv;red ..It door ~Ih. ,..... provided
10, Acce..ib~;ty requ.........ts
o. Projecl must comply tllll)' with all Mlinols occessibility
eode'''q\lir......n\5
b. Projacl "....sl eomply flllly wllh ""'_icons with DiSGbilitios
Acl TIU. M/ADMG rGqlJlrements
11. Emer'!lllncya)'llltema
:~y.':t~I:= ~~t~:~Ir=t:"fo, "tf'vhtw:,~"y
dlslonc:"
b. \I1...at alarm. sholl b. a)01ct>rOl'liled with ...et> othi,
l~ ~~"~TS
CAPAOTY
12' DOOR
480 DC ANTS
CAPAOTY
~nnN cv- wnRK_NlAr..lIU. FDtICAlIONAI !;f'RVlC:F'i
Alterollanofon..illtirl9_etIouHinlo_-,lory,C:hOQl.
naslWC CONSIRlx::m'IN
o..cvpanc:y-StOl'oge/WOl'IIhOUH
Con.trvctilHl -,...
Sprinld....d
Unpreloc:ted tip.. .teel ....ucllol'. supporting the- '001 ./t~l-up
10" COhI:rete_tl oround
Iln:l".RIp1H'IN Of WDRK_COUMlINlTY CFNlFR
Alterotlon of an ....1n9 worehau:se into t_-.tory community
ce-nter/eultlKal cent.f.... n.. t_ will be odded wilhin ..isting
struclure.
nllSlWC CctlS1RUClION
Occ~y-St(lf./WDrehoIlM
Conalruc:tion -'A
SprinkIerod
@ EXITING PLAN..QVERALULOWER LEVEL
lIl:.U: l/Ir-r~
)j(W CONSTRUCTION
Ocaoponc)' -1.3 AuembI)' ond In Rnldenllol
ContlNetion -18 (only lHR prolllClion of fool possible),
FuIlyaprll'lk"'",
Ellsl"'g ond n.. tlM! lraming-2HR lIpof"y-an r..."oofihoJ P'" Ul-N736.
fram..g supporling root only 1HR Gw. &d. protoc:tion per IA.-P516.
R_I .lructllf,,- lHR GW.Bd. protec:llan per Ul-P51l1
Ed_ior Woll- E.jst~ 10. t~t-upconc:ret. to ,....oin.
All lr\terior partitions Jritl be 1HR roted unteu not'd otherwise.
Stairway ",~..-8" CMU.
Audilorum botcony tupporl-10" CMU.
:=:n~~.rc;~-O:H ;: tluds
Duct Sholl tncl__-2HR Sholl Woll-G)p.Bd.
...............
_"".
.. _S5 (NUC Ill_I
...JIL1W._II5U11t(
= I..,...
-----_ 2..,.....
1rj4......~
CI fll(l:J...,p - DIllPD
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DL~
Civic Desigl
'...F...Ms........
.'0 SouIh MIchIpn~
ctbgo,lIlnals6D6D5
Till. 312.322.0811
....312.322.5324
_.dIIinc.com
NIAGARA
DUCATION
SERVICES
SCIENCE ACAOEI
OF CHICAGO
501 MIDWAY DR
MT.PROSPECT, I
CODE ANAL YS
AND UFE SAFE
DIAGRAM
Dolo
~
"......
-..
..-..
-..
.......
A'
I A-102A
o DlKCMtDesign 20IlE
< - 1 -..-~. >
@ EXITING PLAN..QVERALUUPPER LEVEL
Sl:oU: 1~"'-4f'
...............
-.....
o4.-s(r\aJC0lIUllllJ
___ 1Ml1Wnlil5111Ct
=11lllll:1U1lIC
______211l,....1IC
b' -~ . -m lDIU5IO
C III[01lQdD-DIIlCUD
~'D 4'3.rr
DLIi
Civic Desig
lheFINMs8ui1dlng
.10 Saufl Mlchlpn Awln
ClIago, I.... 60&05
'''.312.322.05111
F..J12.322.5324
_.dlUnc.GOIIl
No.1 DIIe
NIAGARJ
DUCATlO'
SERVICEl
SCIENCE ACAOf.
OF CHICAGO
501 MIDWAY 01
MT.PROSPECT,
CODE ANAL Y
AND UFE SAF
DIAGRAM
"'"
~
.......
-..
0-....
-..
.......
I A-103A
o DLKCMcDeslgn2l:
ORDINANCE NO.
AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT
FOR PROPERTY LOCATED AT 501 MIDWAY DRIVE
WHEREAS, Niagara Educational Services, Inc. ("Petitioner") has filed a petition for a Conditional Use permit with
respect to property located at 501 Midway Drive, ("Subject Property") and legally described as follows:
Lot 1 in Vavrus Subdivision, being a resubdivision of part of Lot 2 in Northway Investment
Subdivision of part of the. southeast X of the southeast X of Sec. 23, Township 41 North,
Range 11, east of the 3fd Principal Meridian, according to the plat thereof registered in
the Office of the Registrar of Titles of Cook County, I L on December 18, 1980 as Doc.
No. LR3194655.
Property Index Number: 08-23-402-010;
and
WHEREAS, the Petitioner was granted a Conditional Use permit on the Subject Property for a Community Center
on August 19, 2003, Ordinance No. 5363 and an amendment to the Conditional Use permit on February 14, 2004,
Ordinance No. 5414; and
WHEREAS, the Petitioner has since expanded the scope of the project and the Conditional Use permit issued
February 14, 2004 has expired; and
WHEREAS, the Petitioner seeks a Conditional Use permit to operate a 42,614 square foot Community Center
and a 18,454 square foot school at 501 Midway Drive; and
WHEREAS, a Public Hearing was held on the request for Conditional Use permit being the subject of PZ-09-07
before the Planning and Zoning Commission of the Village of Mount Prospect on the 26th day of April, 2007,
pursuant to proper legal notice having been published in the Mount Prospect Journal & Topics on the April 11,
2007; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the
President and Board of Trustees in support of the request being the subject of PZ-09-07; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given consideration to
the request herein and have determined that the same meets the standards of the Village and that the granting of
the proposed Conditional Use permit would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE
OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE
POWERS:
SECTION ONE: The recitals set forth hereinabove are incorporated as findings of fact by the President and
Board of Trustees of the Village of Mount Prospect.
SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect do hereby grant a
Conditional Use permit, as provided in Section 14.203.F.7 of the Village Code, to allow the operation of a
Community Center and school at 501 Midway Drive, as shown on the Site Plan, a copy of which is attached
hereto and hereby made a part hereof as Exhibit "A."
SECTION THREE: Approval of the Conditional Use permit is subject to complying with the following conditions:
1. Develop the site in accordance with the plans prepared by DLK Civic Design date stamped
April 16, 2007;
2. Stripe and designate one side of Midway Drive and the bulb of the cul-de-sac as "No Parking Fire
Lane" as noted on the attached Exhibit "B" prepared by the Fire Department;
f\
PZ-09-07, 501 Midway Drive
Page 2/2
3. In accordance with the landscape plan prepared by Kostak Associates, P. C., dated December 10,
2003, and revised to reflect additional landscaping as required by Article 23 of the Village' Zoning
Ordinance and the installation of 5-foot tall (minimum) evergreen type landscaping lining the
perimeter of the northwest and southwest portions of the parking lot;
4. Building and Fire Codes specifically state that in determining design occupant load and means of
egress requirements, the number of occupants for whom the means of egress in the facilities must
be established is by the largest number computed in accordance with maximum floor area allowance
per occupant as outlined by building code. This evaluation of the petition is not a complete building
and fire plan compliance review as it relates to egress, occupant load, travel distance, fire-rating,
separation or non-separation of mixed uses, common path of travel, accessibility, type of
construction required, and allowed areas of construction. According to the Building Code, where a
building contains two or more occupancies and where they share portions of the same means of
egress system, those egress components shall meet the more stringent requirements of all
occupancies that are shared. This petition review of use does not release the applicant, petitioner,
design professionals, or contractors from specifying, designing, and constructing the project to
adhere to all applicable building and fire codes that applicable at the local, state, and federal level.
These comments and minor review do not constitute a complete review of the drawings and they are
not approved at this time. A complete egress, Building, and Fire code review will be required for
compliance with the Village's adopted Codes;
5. Submit enrollment records to the Director of Community Development on an annual basis; and
6. Develop the site plan in conformance with all Village Codes.
SECTION FOUR: That the Village Clerk is hereby authorized and directed to record a certified copy of this
Ordinance with the Recorder of Deeds of Cook County.
SECTION FIVE: This Ordinance shall be in full force and effect from and after its passage. approval and
publication in pamphlet form in the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this day of June, 2007.
Richard M. Lohrstorfer
Mayor Pro Tem
ATTEST:
M. Lisa Angell
Village Clerk
H:\CLKO\files\WIN\ORDINANC\C.U5E.PZ09-7, 501 MidwayDrive,Niagra Foundation.doc