HomeMy WebLinkAbout2. DRAFT MINUTES 03/04/2008
MINUTES OF THE REGULAR MEETING OF
THE MAYOR AND BOARD OF TRUSTEES
OF THE VILLAGE OF MOUNT PROSPECT
MARCH 4, 2008
ROLL CALL
CALL TO ORDER Mayor Wilks called the meeting to order at 7:08 p.m.
Present:
Mayor Irvana Wilks
Trustee Paul Hoefert
Trustee Arlene Juracek
Trustee John Korn
Trustee Richard Lohrstorfer
Trustee Michael Zadel
PLEDGE
INVOCATION
MINUTES
APPROVE BI LLS
MAYOR'S
REPORT
WELCOME
FRENCH
CONSUL
GENERAL
RESOLUTION TO
ILLINOIS
GENERAL
ASSEMBL Y
Absent:
Trustee Timothy Corcoran
PLEDGE OF ALLEGIANCE
Trustee Lohrstorfer led the Pledge of Allegiance.
INVOCATION
Trustee Korn gave the Invocation.
APPROVAL OF MINUTES
Trustee Lohrstorfer, seconded by Trustee Hoefert, moved to approve the minutes of
the regular meeting held February 19, 2008.
Upon roll call: Ayes: Hoefert, Juracek, Korn, Lohrstorfer, Zadel
Nays: None
Motion carried.
APPROVE BILLS
Mayor Wilks stated the next item on the agenda, "APPROVE BILLS" was noted by
an asterisk, and all items further listed in that manner would be considered with one
(1) vote, as business item "IX. CONSENT AGENDA."
MAYOR'S REPORT
Mayor Wilks presented the proclamation welcoming French Consul General to the
United States, Mr. Jean-Baptiste de Boissiere. Mr. de Boissiere was invited to the
Village of Mount Prospect by the Sister Cities Commission and will make a
presentation on France at the Mount Prospect Library this evening. The Village of
Mount Prospect is a Sister City to Sevres, France; the Sister Cities Commission
sponsors community events to broaden awareness and strengthen the relationship
between the two communities.
Mr. de Boissiere thanked the Village for the special welcome to the community and
the opportunity to participate in an event to enhance the bond of friendship and
understanding between the Village of Mount Prospect and the City of Sevres.
Mayor Wilks presented a resolution urging the Illinois General Assembly to 1) stop
making costly benefit improvements and 2) adopt reforms that protect police and fire
pensions.
Assistant Village Manager Dave Strahl provided background information regarding
the escalation of public safety pension expenses. Many municipalities are under
significant financial strain due to the increase in pension costs attributable to the
decline in the percentage of pension funding levels.
1
Approval of the resolution by the Village Board endorses the efforts of the Illinois
Municipal League (IML) and the Northwest Municipal Conference to address the
public safety pension benefit enhancement mandates imposed upon municipalities
by the Illinois General Assembly.
As part of their discussion the Village Board commented on the burden unfunded
mandates impose on taxpayers. Although local officials have little if any input on the
legislation, local municipalities must provide funding. To comply municipalities are
often forced to divert funds intended to benefit the community; programs, services
and projects.
Trustee Korn, seconded by Trustee Hoefert, moved for approval of RES NO.
07 -08:
RES 07-08
A RESOLUTION URGING THE GENERAL ASSEMBLY TO: 1) STOP
MAKING COSTLY BENEFIT IMPROVEMENTS; AND 2) ADOPT
REFORMS THAT PROTECT POLICE AND FIRE PENSIONS
Upon roll call: Ayes: Hoefert, Juracek, Korn, Lohrstorfer, Zadel
Nays: None
Motion carried.
AMEND
CHAPTERS 4
(APPOINTIVE
VILLAGE
OFFICERS) AND
CHAPTER 5
(BOARDS AND
COMMISSIONS)
Mayor Wilks presented for a second (2nd) reading an ordinance to amend Chapter 4
(Appointive Village Officers) Articles VIII and IX and Chapter 5 (Boards and
Commissions) Article III of the Village Code.
Mayor Wilks stated that further review of the regulations for Boards and Commissions
will be conducted at a later date, and additional changes may be made to Chapters 4
and 5.
Trustee Juracek, seconded by Trustee Lohrstorfer, moved for approval of
Ordinance No. 5679:
ORD 5679
AN ORDINANCE AMENDING CHAPTER 4, (APPOINTIVE VILLAGE
OFFICERS) ARTICLES VIII AND IX AND CHAPTER 5 (BOARDS AND
COMMISSIONS) ARTICLE III OF THE VILLAGE OFMOUNT PROSPECT
VILLAGE CODE
Upon roll call: Ayes:
Nays:
Motion carried.
Hoefert, Juracek, Korn, Lohrstorfer, Zadel
None
APPOINTMENTS APPOINTMENTS
None.
CITIZENS TO BE COMMUNICATIONS AND PETITIONS - CITIZENS TO BE HEARD
HEARD None.
CONSENT CONSENT AGENDA
AGENDA Trustee Hoefert, seconded by Trustee Korn, moved to approve the following
business items:
BILLS 1. Bills dated February 14-27, 2008
2. RESOLUTION AUTHORIZING APPROVAL OF THE 2008 OFFICIAL ZONING
RES 09-08 MAP OF THE VILLAGE OF MOUNT PROSPECT
3. Request Village Board approval to accept bid for copier lease agreement in an
COPIER LEASE amount not to exceed $12,906.
AGREEMENT
Upon roll call: Ayes: Hoefert, Juracek, Korn, Lohrstorfer, Zadel
Nays: None
Motion carried.
2
OLD BUSINESS
PZ-31-06
1700 E. EUCLID,
1303 WOLF AND
COMED ROW
PZ-05-08, 1750
AZALEA PLACE
OLD BUSINESS
Mayor Wilks stated staff had requested deferral of PZ-31-06, 1700 East Euclid
Avenue, 1303 Wolf Road and Com Ed ROW, Items A.1 &2, until the April 1, 2008
Village Board meeting.
Village Manager Michael Janonis stated staff is waiting for a letter from the
Northwest Water Commission (NWWC) indicating their approval of the project; the
NWWC has a 48-inch water main in the ComEd ROW.
Trustee Hoefert, seconded by Trustee Zadel, moved to approve staff's request for
deferral of PZ-31-06; (A. 1 ) 2nd reading of an ordinance amending the official zoning
map of the Village of Mount Prospect for property located at 1700 East Euclid, 1303
Wolf Road and ComEd ROWand (A.2) 2nd reading of an ordinance granting a
conditional use permit and variations for property located at 1700 East Euclid, 1303
Wolf Road and ComEd ROW until the April 1 , 2008 Village Board meeting.
Upon roll call: Ayes:
Nays:
Motion carried.
Hoefert, Juracek, Korn, Lohrstorfer, Zadel
None
Mayor Wilks presented for a second (2nd) reading an ordinance granting a variation
for a second (2nd) driveway; PZ-05-08, 1750 Azalea Place.
Village Manager Janonis stated since the February 19, 2008 Village Board meeting
Section Two (2) of the proposed ordinance had been revised to include a condition
that the second (2nd) driveway be removed from the right-of-way and exterior side
yard setback prior to the sale of the home. He added that since the second (2nd)
driveway was temporary, the Engineering Division determined it would be acceptable
to maintain the rolled curb as it exists.
Mr. Gary Schrambeck, son of the petitioners, Joan and Larry Schram beck, reviewed
information from Planning and Zoning Commission meeting where the petitioners'
request for the variation was recommended for approval. He does not believe the
Village would be setting a precedent by approving the variation, adding that without
the variation his parents maybe forced to sell the recreation vehicle.
Mr. and Mr. Schrambeck (petitioners) also addressed the Village Board. For over 30
years they have stored a recreational vehicle on a gravel pad in the rear of the yard;
during this time neither the Village nor the neighbors complained. Neighbors
continue to support their request for the second (2nd) driveway.
Additional comments in support of the petitioners' request for the variance to allow a
second driveway were presented to the Village Board by the following individuals:
· Mr. David Gates
1782 Azalea Place
· Mr. Philip Lelong
1754 Azalea Place
· Laurie Schmidt (daughter)
Iowa
· Amy Lillebridge
1776 Azalea Place
The Village Board discussed several factors of the petitioners' request with significant
focus on the following: 1) hardship requirement which would allow the variation and
setting a precedent; 2) visual screening and obstruction; and 3) uniqueness of
property and placement of the recreation vehicle in the rear yard.
Citing the petitioners' failure to meet the standards for a hardship as required by
Village, and the potential for setting precedent for future variation requests without the
required hardship, Trustee Hoefert stated he could not support the petitioners'
request.
3
ORD 5680
PZ-03-08, 1040 W.
NORTHWEST
HIGHWAY
There was a consensus among the other Village Board members that this case, like
all zoning cases, be considered individually, and factors such as the condition that the
variation for the 2nd driveway is temporary made it a unique case.
Other considerations included the screening of the recreational vehicle, site
obstruction if the vehicle was parked in driveway at front of home and length of time
petitioner had already stored the vehicle on property without incident.
Village Manager Janonis suggested as there seemed to be support to approve the
ordinance the language in section two (2) of the ordinance be further amended to
ensure the variation was removed prior to transfer of the property. He recommended
Section Two (2) of the ordinance read as follows: "That as a condition of the
Variation, the driveway shall be removed fro the right-of-way and exterior side yard
setback upon transfer of the property by sale or other legal means."
Trustee Korn, seconded by Trustee Zadel, moved for approval of
Ordinance No. 5680 with revisions to Section Two:
AN ORDINANCE GRANTING A VARIATION (SECOND DRIVEWAY)
FOR PROPERTY LOCATED AT 1750 AZALEA PLACE
Upon roll call: Ayes:
Nays:
Motion carried.
Juracek, Korn, Lohrstorfer, Zadel
Hoefert
Mayor Wilks presented for second (2nd) readings; (1) an ordinance to amend the
official zoning map of the Village of Mount Prospect and (2) an ordinance granting a
conditional use permit and variation to allow construction of a 14 unit townhome
development at 1040 West Northwest Highway.
Community Development Director William Cooney stated both staff and the
developer, Mr. Victor Dziekiewicz, Design Bridge, Ltd. had prepared responses to the
concerns/questions raised at the February 19, 2008 Village Board meeting. Mr.
Cooney went through each of the concern with staffs response; the written
responses from Mr. Cooney and Mr. Dziekiewsicz are attached as part of the
minutes.
In addition, Mr. Cooney stated the following:
1. Since the February 19, 2008 Village Board meeting the proposed ordinance
for the Conditional Use had been revised: Section Two (2), Item H., "The
petitioner shall donate $14,000 to the Mt. Prospect Park District to upgrade
the playground equipment at Meadows Park. The donation shall be made
prior to the issuance of a building permit for the project."
2. Staff recommend deletion of Item I. in Section Two of the proposed
ordinance for Conditional Use; "The Petitioner shall revise the engineering
plans to increase the storm sewer vault capacity by 25%." The proposed
development meets Village Code and Engineering Department analyzed the
site plan as part of the review process and upon their review of the site, the
Village's Engineering Department found no reason to support the
recommendation for the additional sewer vault capacity.
Residential property owners from the adjacent subdivision addressed the Village
Board; a collective list of their remaining concerns and comments follows:
Residents
Mr. Paul Glombowski
206 MacArthur Drive
Ms. Mary Simon
803 Isabella
4
ORD 5681
ORD 5682
AMEND
CHAPTER 19
(HEALTH REG.)
Ms. Nancy Fritz
103 North MacArthur Drive
Concerns/Com ments
· Density 8-10 units acceptable
· Inadequate parking
· Accessibility of fire and other emergency vehicles
· Inadequate drainage - storm/sanitary sewer
· New developer has done a good job addressing subdivision concerns; great
improvement in landscaping
· Appreciated the Village's support in addressing subdivision's concerns
The Village Board also commented on the remaining concerns expressed by the
residents. Referencing both Village regulations and staff the Village Board
commented on the standards/regulations in the Village Code that were developed to
protect residential properties, and the caliber of knowledgeable staff dedicated to
ensure the safety and well-being of the community. Issues such as fire protection
and water/sewer capacity are major considerations fully analyzed by staff prior to
recommendations.
The Village Board also thanked the residents for their steadfast commitment to this
project. The residents were also credited for pursing the improvements and quality
of this development compared to the initial development plan.
Trustee Zadel, seconded by Trustee Lohrstorfer, moved for the approval of
Ordinance No. 5681:
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE
VILLAGE OF MOUNT PROSPECT FOR PROPERTY LOCATED AT
1040 WEST NORTHWEST HIGHWAY
Upon roll call: Ayes:
Nays:
Motion carried.
Hoefert, Juracek, Korn, Lohrstorfer, Zadel
None
Trustee Zadel, seconded by Trustee Lohrstorfer, moved for the approval of
Ordinance No. 5682:
AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT
AND VARIATION FOR PROPERTY LOCATED AT 1040
WEST NORTHWEST HIGHWAY
Upon roll call: Ayes:
Nays:
Motion carried.
Hoefert, Juracek, Korn, Lohrstorfer, Zadel
None
Mayor Wilks presented for a first (1st) reading an ordinance to amend Chapter 19,
(Health Regulations) Article VIII, entitled "Clean Air Regulations," of the Village Code.
This ordinance regulates smoking shelters and prohibits smoking on certain public
usage property. The ordinance was first (1st) presented at the February 19, 2008
Village Board meeting, after discussion the Village recommended the ordinance be
brought back to the March 4,2008 meeting as a first (1st) reading.
Administrative Analyst Michael Dallas reviewed the revisions made to the proposed
amended clean air ordinance following the February 19, 2008 Village Board
meeting.
· Section 19.802 - redefined a smoking shelter
· Section 19.804 (A) (9) - added the section number of the International Building
Code that defines the term "non-combustible"
5
ORD 5683
NEW BUSINESS
SUB AREA #1
REDEVMNT PLAN
· Section 19.804 (B) - restricted the location of shelters to licensed businesses
in the industrial and commercial zoning districts
· Section 19.805 - defined the penalties for violations; public smoking and
smoking shelters
Staff responded to questions from the Village Board regarding:
· Usage of shelters - shelters are to provide outdoor shelter while patrons are
smoking; no service, food or beverages allowed
· Seating - limited seating allowed
· Structure - construction material/design regulated by Village
· Village Clean Air ordinance complies with state regulations
. Enforcement - staff respond to complaints; evaluate frequency of violations
and how business(es) enforce smoking regulations
The following business representatives responded to questions from the Village
Board regarding smoking violations at their respective businesses:
Mr. Vic Giovanni
Bogies Ale House
Customers are very cooperative and adhere to the smoking regulations. He
appreciates the Village's efforts to allow outdoor smoking shelters.
Mr. Ted Pappas
Paps Sports Bar
Customers are not happy but do, except for one incident, adhere to the smoking
regulations. Also, thanked the Village for working with the businesses in developing
guidelines to accommodate customers that smoke.
Trustee Hoefert, seconded by Trustee Lohrstorfer, moved to waive the rule requiring
two (2) readings of an ordinance:
Upon roll call: Ayes:
Nays:
Motion carried.
Hoefert, Juracek, Korn, Lohrstorfer, Zadel
None
Trustee Hoefert, seconded by Trustee Zadel, moved for the approval of
Ordinance No. 5683:
AN ORDINANCE TO AMEND CHAPTER 19, (HEALTH REGULATIONS)
ARTICLE VIII, ENTITLED "CLEAN AIR REGULATIONS" OF THE
VILLAGE OF MOUNT PROSPECT VILLAGE CODE
Upon roll call: Ayes:
Nays:
Motion carried.
Hoefert, Juracek, Korn, Lohrstorfer, Zadel
None
NEW BUSINESS
Mayor Wilks presented a resolution authorizing the Planning and Zoning Commission
to proceed with hearings and recommendations for a conditional use for a planned
unit development in the downtown redevelopment area.
Village Manager Janonis provided background information stating the resolution will
allow public discussion and review to proceed regarding a proposed redevelopment
plan for Sub Area # 1; "small triangle" area. The Village has obtained title to certain
parcels within the Development Property and has instituted eminent domain
proceedings on other certain parcels. The Village has also entered into discussions
with a preferred developer, Heimbaugh Capital Development Corporation, who has
already obtained title to numerous parcels and is prepared to apply for a conditional
use for a Planned Unit Development for this property.
6
RES 08-08
MANAGER'S
REPORT
2008 STREET
RESURFACING
PROGRAM
To allow for timely Public Discussion of the proposed development staff feel it is in
the best interest of the Village for the necessary hearings for the Conditional Use
move forward prior to the time that title to all the parcels have been transferred to the
Developer and the Village.
Mr. Janonis stated the first (1st) public unveiling of the Developer's proposal will be at
the March 11, 2008 Committee of the Whole meeting.
Trustee Hoefert opened the discussion with questions regarding the original plans for
development of Sub Area #1 and the change in ownership.
Mr. Cooney responded the original owner, Dr. Oztekin sold the property to
Heimbaugh but remains an equity partner. He stated an economic analysis indicated
development of the property for "entertainment" as originally proposed was not
viable.
Trustee Hoefert made the following points with regard to the request to proceed
with development plans with the preferred developer.
· Other redevelopment projects in the downtown area were selected through
request for proposals and public input process
· The preferred developer/plan was not chosen by Village Board; no solicitation
for redevelopment plans from other developers
· Proposed development plan presented to residents as only development option
· Proposed development deviates from other downtown developments
· Encouraged request for proposals from other developers
Village Board members offered the following in responses to Trustee Hoefert's
comments:
· Different scenario with redevelopment of "triangle"; unlike other downtown
redevelopment Village is not the current property owner; property owner is
presenting plans to the Village for consideration
· Although the approach is different public input remains integral to redevelopment
of the "triangle"
. Approval of the resolution allows the Village to move forward with the public
process - resident input on proposed redevelopment plan
Trustee Zadel, seconded by Trustee Lohrstorfer, moved for the approval of
Resolution No. 08-08:
A RESOLUTION AUTHORIZING THE PLANNING AND ZONING
COMMISSION TO PROCEED WITH HEARINGS AND
RECOMMENDATIONS FOR A CONDITIONAL USE FOR A PLANNED
UNIT DEVELOPMENT IN THE DOWNTOWN REDEVELOPMENT AREA
Upon roll call: Ayes:
Nays:
Motion carried.
Juracek, Korn, Lohrstorfer, Zadel
Hoefert
VILLAGE MANAGER'S REPORT
Village Manager Janonis stated Public Works was requesting approval to accept the
2008 street resurfacing bid.
Village Engineer Jeff Wulbecker provided background information stating this year's
project represents the twelfth (1 ih) year of the thirteen (13) year extended street
improvement program and includes the resurfacing of approximately 7.2 miles of
Village streets. Staff recommend the contract be awarded to the low bidder, Arrow
Road Construction Co., in an amount not to exceed $3,135,000.
Mr. Wulbecker responded to questions from the Village Board regarding the Village's
street resurfacing program and the average "life-cycle" for a street under the street
resurfacing schedule.
7
PUBLIC
MEETINGS
OTHER
BUSINESS
CLOSED
SESSION
ADJOURN
Mr. Wulbecker also responded to questions regarding the condition of streets due to
potholes. He stated many of the reported pothole are roads under the jurisdiction of
the county or state. Although the Village contacts the responsible agency to do
repairs, the work is done according to those agencies schedules. Village crews are
out on a regular basis to fill in potholes on Village maintained streets.
Trustee Zadel, seconded by Trustee Hoefert, moved for approval to accept street
resurfacing bid in an amount not to exceed $3,135,000.
Village Manager Janonis announced the following business/community items:
· Coffee with Council - Village Hall Community Center
Saturday, March 8th, 9:00 a.m. - 11 :00 a.m.
· Committee of the Whole Meeting - Village Hall Board Room
Tuesday, March 11th, 7:00 p.m. - Public Discussion Sub Area #1
OTHER BUSINESS
None.
CLOSED SESSION
Mayor Wilks asked for a motion 'to enter Closed Session to discuss:
PERSONNEL 5 ILCS 120/2 (c) (2) - Collective negotiating matters between the
public body and its employees or their representatives, or deliberations concerning
salary schedules for one or more classes or employees.
LAND ACQUISITION 5 ILCS 120/2 (c) (5) - The purchase or lease of real property
for the use of the public body, including meetings held for the purpose of discussing
whether a particular parcel should be acquired.
Trustee Zadel, seconded by Trustee Hoefert, moved to meet in Closed Session to
discuss Personnel 5 ILCS 120/2 c (2) and Land Acquisition 5 ILCS 120/2 (c) (5).
Upon roll call: Ayes: Hoefert, Juracek, Korn, Lohrstorfer, Zadel
Nays: None
Motion carried.
The Village Board entered Closed Session at 9:45 p.m.
ADJOURN
The Village Board reconvened in Open Session at 10:02 p.m. There being no further
business the Village Board meeting of March 4,2008 adjourned at 10:03 p.m.
M. Lisa Angell
Village Clerk
8
Village of Mount Prospect
Community Development Department
Mount Prospect
MEMORANDUM
TO:
MICHAEL E. JANONIS, VILLAGE MANAGER
FROM:
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
FEBRUARY 26, 2008
PZ-03-08 -1040 W. NW HIGHWAY - RESIDENT ISSUES
SUBJECT:
Concerned residents raised several issues at the February 19th Village Board meeting relating t e
proposed townhome development at 1040 W. NW Highway. Listed below is a summary of each issue
raised and a staff response:
1. Density, the amount of the units in the proposed development
a. The development has been reduced to 14 units which results in a net density of
7 units per acre. This is equal to the density of the adjacent Villas at Sevres
development and lower than most town home developments in the Village.
2. Storm water and sewage possibly taxing the system
a. The development will have to meet current Village regulations for storm water
detention which will be an upgrade to the existing conditions. The Public Works
Department has reviewed the Village's infrastructure that will serve this
development and are confident that there is sufficient capacity to handle it.
3. Possible odors leaking from the back-up/retention area
a. The detention is located under ground and is not mixed with sewage; therefore
the possibility of odors emanating from the retention area is remote.
4. Sizes of the garage (19' x 19') and the driveway (18' x 18')
a. The garage and driveway sizes are large enough to park 2 cars on each and
comply with the minimum standards for parking.
5. Parking
a. The petitioner is providing 5 parking spaces per unit on the site which far
exceeds Village regulations.
6. Emergency Access for Fire Department
a. The Fire Department has reviewed the plans and all of their concerns have been
addressed.
7. No basement plans; neighbors want to know where the escape windows are in relation
to the Air Conditioning units and the decks
a. The plans do illustrate the locations of all of these structures.
8. Current housing market, a few homes may be sold; the possibility of the homes
, becoming rentals
a. While the Village Code does not prohibit the rental of these units, it is highly
unlikely that the developer would pursue this avenue as the economic return
would warrant the expense.
9. Snow removal
a. The Association will be required to contract the removal of excess snow from
the site.
10. Cul-de-sac blocking utility easements
a. It is not uncommon to have paved areas over utility easements in many
developments in town. If a utility company needs to excavate in this area, the
Association would be required to make any necessary repairs.
11. Light study; amount of light on neighbors properties
a. The new development will be required to meet our current lighting standards
that regulate the lighting levels on private property. Our regulations limit the
amount of light allowed at the property line in residential areas.
12. Water shut-off in the middle of driveways
a. The final locations of the b-boxes will be reviewed and approved by the
Engineering Division at time of permit.
13. Location of utility meters
a. This level of detail is not typically provided until utility companies have been
involved and permits are issued.
14. Transformer locations
a. Same as #13.
15. Current development being held as a precedent for future developments in the area
a. Approval of this plan would not set a precedent for any other property in the
Village as we would review any future plan on its' own merits.
16. Sharp turns into driveways
a. Although the turn into some of the driveways is slightly greater than 90 degrees,
individuals will not have difficulty maneuvering this turn given the low speed limit
and space provided on the private drive.
17. Residents would like to see elevations from their properties
a. Elevations have been provided for all sides of the proposed units.
18. Northwest Highway parking was originally refused by lOOT during a previous proposal
on this property
a. Staff will work with the petitioner to determine lOOT's willingness to approve the
parking along NW Highway. Parking exists one block to the west of this
property indicating that lOOT has permitted this in the past. This parking would
be in addition to the 5 parking spaces provided on site for each of the units.
I have also attached the petitioner's responses to the neighbor's concerns for the Village Board's
review. In addition to the above issues, the residents had requested, and the Planning and Zoning
Commission has recommended that the developer provide an additional 25% storm water detention
above what our current code requires. Staff does not support this requirement and recommends that
the condition be removed from the attached ordinance. I have attached a memorandum from Project
Engineer Chuck Lindelof outlining our position.
Please forward this memorandum and attachment to the Village Board for their review and
consideration at the March 4th Village Board meeting.
~~ ~'h
William J. ooney Jr. \
Director of Community Development
MountProspea
Mount Prospect Public Works Department
INTEROFFICE MEMORANDUM
TO: SENIOR PLANNER JUDY CONNOllY
FROM: PROJECT ENGINEER CHUCK UNDELOF
DATE: JANUARY 28,2008
SUBJECT: PZ-3-08; UNNAMED PUD
(1040 WEST NORTHWEST HIGHWAY)
We understand that the proposed unnamed Planned Unit Development (PUD) at 1040 West
Northwest Highway was recommended for approval by the Planning and Zoning Commission
(P&Z) with the additional recommendation that 125% of the stormwater detention volume
typically required by the Village Code be installed. We have analyzed the site as part of our
review of the requested PUD, and find no reason to support the P&Z's recommendation for the
additional volume.
It must be understood that the Village Codes regarding stormwater detention have become
stricter since the State Farm site was first developed in 1988. The Code now incorporates more
accurate rainfall data, accounts for greater runoff rates, and allows for smaller restrictors. The
result of these changes is that stormwater runoff would be better controlled on the proposed site
than on the existing site and would actually have a positive impact on the neighborhood's
drainage system. See below:
State Farm Site
Proposed Development
Chanoe
Restrictor Size
Discharge Rate
Volume Provided
3"
0.63 cfs
0.35 ac-ft
2.5" (estimated)
0.41 cfs
0.50 (estimated)
34% slower
42% greater
The plans submitted for the P&Z review are not required to include final engineering details, so
we can only estimate the proposed restrictor size and storage volume. However, the design
submitted meets the Village Code, and represents a significant improvement over the existing
condition. Consequently, we recommend approval of the proposed development without the
requirement to provide the additional detention volume.
Please feel free to call if you have any questions.
H :\E ngineering\Development\Reviews\ 1 040NorthwestHwy\PZ-3-08\DrainageRecommend-1 .doc
DESIGNBRIDGE LTD.
1415 West Grand Ave.
Chicago, IL 60622
MEMO
Date: February 26, 2008
To:
William Cooney
Phone: 847-818-5328
Fax: 847-818-5329
From: Jacob Swindler
Phone: 312-421-5885
Fax: 312-421-5889
Re: Updates to Planning and Zoning Submission
1040 W. Northwest Highway, Mount Prospect, IL
On Friday February 21 we received comments, raised at the February 19 Village Council
meeting, to our proposed row-home development at 1040 W. Northwest Highway. I have
summarized these comments, and our response in the following points. Revised plans are
attached that document the changes we have made.
01. Density, the amount of the units in the proposed development
We have responded to previous comments about density by reducing the
number of units to the absolute minimum required by our client and any
financial institution funding this project. The number of dwelling units per acre
is significantly less than what is allowed by B2 zoning.
02. Storm water and sewage possibly taxing the system
The storm water system has been designed to meet or exceed the current village
code, which was recently revised to a stricter standard. The proposed system is
significantly better than the existing system on this site through the adoption of
greater permeable coverage and an underground storm water retention vault.
The village engineers have reviewed our proposed system and the downstream
sewer system, and determined that our development would not overly tax the
village sewer system.
03. Possible odors leaking from the back-up/retention system
The storm water system is designed to retain only rainwater and pass sanitary
waste directly into the village sewer. Although every attempt has been made to
prevent back up, and the vault is sealed, no system is perfect. If an event occurs
which causes sanitary waste to back-up into the vault, resulting in odors, the
association will be responsible, as would any homeowner, of resolving this
Issue.
04. Sizes of the garage (19'x19') and the driveway (18'x18')
We have revised the plans to increase the width of the garage in the A & C
units to 19'6" and in the B units to 20'-0". With these changes the new garage
dimensions are: A Type - 19'-0" deep x 19'-6" wide; B Type - 19'-0" deep x 20'-
0" wide; C Type - 19'-0" deep x 19'-6" wide. This is a clear dimension and does
not include areas for storage of trash and recycling. In our experience we have
found that the garage size and driveway provided is sufficient for any
homeowner who would purchase one of these units.
05. Parking
We have provided parking as required by the village code. We are willing to
increase the number of parking spaces, however, we cannot do this without
exceeding the permeable coverage required for this site. Each additional
parking space will increase the non-permeable coverage by approximately 0.1
percent. If the village is willing to allow a variance to accommodate the
additional non-permeable coverage required by the requested parking we will
make this change to the site plan.
06. Emergency Access for Fire Department
We worked closely with village staff to provide roadways that would
accommodate the largest of village emergency vehicles. Our plan was reviewed
by the fire department and approved. Scenarios can be imagined which would
limit access by emergency vehicles to any house or any development. We trust
that village fire officials are aware of these possibilities and considered them as
part of their review prior to approval of our design.
07. No basement plans; neighbors want to know where the escape windows are in
relation to the Air Conditioning units and the decks.
Although we have not provided plans of the unfinished basements, we have
indicated clearly on our plans the locations of the decks, air conditioning units,
and escape windows. Basement plans will be developed in conjunction with
foundation engineering, to meet all village codes, including emergency exits,
moisture control, etc., and will be submitted to the village as part of our
documentation for permit application.
08. Current housing market, afew homes may be sold; the possibility of the homes
becoming rentals.
These homes will not be complete for at least 18 months. It is impossible to
predict what the housing market will be at that time; however, this project
would not be considered if our client did not anticipate that the units would be
sold. It is clearly not our client's intention to rent the units.
09. Snow Removal
Given restrictions on permeable coverage there is no space on site for snow
storage. The current plan calls for snow to be removed from the site, as occurs
at other locations in Mount Prospect. We have already committed that this will
be required as part of the homeowner's association documents.
10. Cul-de-sac blocking utility easements
Only a small portion of the cul-de-sac roadway intrudes upon the utility
easement at the rear of the site. As is the case in similar conditions it is
understood that it will be the responsibility of the homeowner's association to
make any repairs to the roadway should utility companies need to dig up this
portion of the easement.
11. Light Study; amount of light on neighbor's properties
A lighting study was not required as part of the PUD application process and
therefore has not been completed at this time. Weare aware of village code
requirements and will work with a lighting engineer to design the site lighting to
meet or exceed this code. We are aware of the neighbor's concerns and have
designed our landscape plantings to create a barrier to light that would
otherwise spill onto neighbor's properties, particularly from car headlights.
12. Water shut-offin the middle of driveways
There are number of industry standards for water shut-off. Our civil engineer
has selected a shutoff valve that is at an accessible location at the front of the
property. I have attached a detail, provided by our engineer, showing how this
shutoff valve operates. A separate interior shutoff valve will be provided where
the water supply enters each unit, as is the standard in all homes.
13. Location of Utility meters and Transformers
I have updated our plans to indicate our preferred location for gas and electric
meters. The location of the meters and transformers cannot be fixed until we
have completed final engineering and confirmed the plan with CornEd and
Nicor Gas. In any event these will be located at the rear or the side of the
buildings in a manner that minimizes their visual impact.
14. Current development being held as a precedent for future development in the
area.
It is not our place to determine what is considered precedent for Mount
Prospect. It is our understanding, however, that each project and PD has to
stand on its own merit. This project has gone through a great deal of scrutiny,
revisions, and accommodations to arrive at its present configuration. The
proposed residential use is more in keeping with the neighborhood. It provides
significantly more green space and permeable surface than the present use. We
feel that this is a good step forward for this site and will ultimately be a good fit
with its surroundings.
15. Sharp turns into driveways
We discussed this situation with staff when we first submitted this plan to the
village. We have updated our plans to accommodate their concerns and reached
agreement that the current plan will not be hinder driveway access.
16. Residents would like to see elevations from their properties.
In addition to the four elevations we provided showing each of the facades of
the A and B type units, including the 'rear' fayade facing neighbor properties,
we have enclosed a new side elevation of the C type unit showing the one-story
living space. These drawings present all the building facades, and in
combination with the rendering, should provide a good sense of the project.
17. Northwest Highway parking was originally refused by IDOT during a previous
proposal on this property
We have at no time considered parking on Northwest Highway as part of this
proposal and do not request that this be changed. If the village would like to
pursue this option, the developer would not be opposed to it. However we feel
that the project is self sufficient in its present configuration.
Please contact us if you have any further questions or comments.
Jacob Swindler
DesignBridge Ltd.
Enclosed:
Revised Sheet A-I. 1
Revised Sheet A-1.2
Additional Elevation Sheet A-I. 5
Water Supply Shutoff Valve Detail