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Home My WebLink About5. OLD BUSINESS 2/19/2002Village of Mount Prospect Community Development Department MEMORANDUM TO: FROM: DATE: SUBYECT: MICHAELE.$ANONIS, VILLAGE MANAGER ~o ~ FEBRUARY 1, 2002 ~ ZBA-36-01 -CONDITIONAL USE (AMEND A pLANNEDUN~P~IEbIT) 400 E. GREGORY HARRY SCHMIDT, pREsIDENT OF CHRISTIAN LIFE COLLEGE - APPLICANT The Planning and Zoning Commission transmits their recommendation tu approve Case ZBA-36-01, a Conditional Use request to amend a Planned Unit Development for the Christian Life College, as described in detail in the attached staff report. The Planning and Zoning Commission heard the request at their January 24, 2002 meeting. The subject property is located along Rand Road, north of Gregory Street and south of Gregory Park. The petitioner proposes to amend the Conditional Use approval for a Planned Unit Development to include oonstrueting student housing, a L~rb~j, an'Administrative Student Center, a 950-seat Sanctuary, and converting the existing chapel to a mulfi-putpos~ room upon completion of the Sanctuary. If future funding allows for it, the petitioner plans to build an archive area in the basement of the Lib~ and Administrative Student Center. The Planning and Zoning Commission discussed the impact of the development on the adjacent properties, access to the site, detention requirements, and the materials and design of the proposed student housing buildings. The Planning and Zoning Corrmaission voted 7-0 to recommend approval of the Conditional Use request to amend the Planned Unit Development for the property at 400 E. Gregory with the following conditions: 1. Development of the site in conformance with the site plans prepared by Roberts Construction, dated January 29, 2002; 2. Submission of a final landscape plan meeting all requirements of Article XXIH Landscape Code of the Village of Mount Prospect Zoning Code and also includes the following: · Phase I shall include the addition of five percent landscaping to the interior of the existing parking lot; · a continuous three-foot hedge of varying species along the perimeter of the east, south, and portions of the west prope~ lines, without creating sight triangle obstructions and allowing for flexibility along the north lot line; · foundation landscaping on the west and south elevations of thc new buildings; · pine trees along the cast area of the Phase V parking area that screen the entire parking area; 3. Submission of a Lighting plan as required by Sec. 14.2219 of the Zoning Ordinance; 4. Submittal and approval of final Engineering Plans meeting all Development Code requirements which include but are not limited to: · All Development Code requirements be met in Phase I with particular concern paid to the impacts of storm water management; · Loop the water supply if the Engineering Division determines that a looped design is necessary to eliminate 'dead end' water mains that:service the new student housing units and the required fire hydrants; BA-36-01 memo to Village Manager Febma~ 1, 2002 Page 2 · All phases of the development shall be designed and submitted for review and approval with the Phase I improvements to ensure compatibility between the phases. 5. Submittal of final building plans meeting all applicable Building Code and Fire Code requirements which include but are not limited to: · The access road is to be constructed in accordance with Development Code requirements (paved) and without gates; · Provide hydrants on-site as determined necessary by the Village's Fire Code, Fire Prevention Bureau, and Public Works; · Buildings are to be provided with an automatic sprinkler and fire alarm systems; · All construction must meet the Village's Building and Fire Codes. 6. The petitioner shall make an application to IDOT for access off of Rand Road, work with Village Planning and Engineering staff to establish the best access point from Rand Road, and close the curb- cut offofOwen Street; 7. Approval of appropriate permits by I.D.O.T. and M.W.R.D. 8. The basement storage remains as storage space and is not used for office spacc, a meeting room, or any other use that would require parking as required by the Village Zoning Ordinance. 9. All phases of the project shall be completed in five years, from the date the building permit is issued. Based on direction for the Planning and Zoning Commission, the petitioner revised the site plan and reconfigured the Student Housing buildings. The Student Housing buildings have been scaled back to accommodate a maximum of 64 students and will be located 60-feet from the west lot line and 40-feet from the north lot line, (addressing part of condition #1 and #I 1). In addition, the revised site plans indicates the location of the dumpster (condition #I0), access from Rand ..Road, and closing access from Owen Street. The number of parking spaces has been reduced to 330, but contin~ to meet zoning requirements for peak usage (Sunday service). Please forward this memorandum and attachments to the Village Board for their review and consideration at their February 5, 2002 meeting. Staff will be present to answer any questions related to this matter. William J~ Cooney, Jr.', AICP MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. ZBA-36-01 PETITIONER: PUBLICATION DATE: REQUEST: ME1VIBERS PRESENT: Hearing Date: January 24, 2002 Christian Life Church 400 E. Gregory January 9, 2002 Daily Herald Conditional Use to amend an existing Planned Unit Development Merrill Cotten Joseph Donnelly Leo Flores Richard Rogers Matthew Sledz Keith Youngquist Arlene Juracek, Chairperson 1VIEMBERS ABSENT: None STAFF MEMBERS PRESENT: Judy Connolly, AICP, S'~nior Planner Suzanne Mas6, Long Range Planner Michael Blue, AICP, Deputy Director of Community Development INTERESTED PARTIES: Harry Schmidt G~g Cashman Lawrence Dell ~Al Engberg Dennis & Geri Granahan Ken Kitzing Daryl Merrill Larry & Pat Pezen Chairperson Arlene Juracek called the meeting to order at 7:30p.m. Ms. juraenk welcomed everyone to the fu'st meeting of the Planning and Zoning Commission that is comprised of the former Zoning Board of Appeals and the Plan Commission. She introduced new members Joseph Donnelly and former Plan Gommission member, Matthew Sledz. At 8:34, aRer hearing Case No. ZBA-32-01, Case No. PC-14-01, and Gase No. ZBA-34-01, Ms. Juracek introduced Case No. ZBA-36-01, a request for a Conditional Use to amend a PUD. She said that this ease is Village Board final. Judy Connolly, Senior Planner, introduced the staff memorandum for the case. Ms. Connolly stated that the subject property was originally the Northside School and later sold to the Christian Life Ghuroh. In 1992, when the church wanted to expand and include a college, they applied for a Conditional Use for a Planned Unit Development. She said that the Planned Unit Development (PUD) provided for a larger church, a coilege, and a libra~ ~hat would be built at a later date. Ms. Connolly said that the PUD was amended at the petitioner's request in 1993 to allow for a new 750-seat sanctuary and conversion of the 532-seat chapel into a multi-purpose room when the sanctuary was complete. As part of that PUD approval, the petitioner was allowed to do the improvements in phases. The chapel addition was completed in 1994. Ms. Connolly explained that the current request to amend the PUD is a five-year plan that includes constructing student housing, a library, an administrative student center, a 9$0-seat sanctuary, and converting the existing chapel to a multi-purpose room upon completion of the sanctuary. She said that the petitioner plans to build an archive area in the basement of the library and administrative student center if funding is available at a future date. Planning and Zoning Commission Arlene Juraeek, Chairperson ZBA-36-01 Page 2 Ms. Connolly described the phases of the project, how each structure would be used, the proposed building materials, and setbacks. She said that in order to approve changes to the planned unit development, the project must meet the standards for a conditional use and standards for planned unit development with other exceptions. She cited the conditional use standards: that the request may not have a detrimental effect on the public health, safety, morals, comfort or general welfare; that 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; that adequate provision of utilities and 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. Ms. Connolly explained that the required findings for planned unit developments that do not comply with the requirements of the underlying district regulations are allowed when the exceptions are consistent with the standards for planned unit development with other exceptions listed in the zoning ordinance. She said that these standards relate to: any reduction in the requirements of this chapter is in the public interest; the proposed exceptions would not adversely impact the value or use of any other property; that such exceptions are solely for the purpose of promoting ..... -better development which will be beneficial to the residents or occupants of the planned unit development as' well as those of the surrounding properties; that all buildings are located within the planned unit development in such a way as to dissipate any adverse impact on adjoining buildings and shall not invade the privacy of the occupants of such buildings; all structures located on the perimeter of the planned unit development must be set back by a distance sufficient to protect the privacy and amenity of adjacent existing uses; all structures located along the entire perimeter of the planned unit development must be permanently screened with sight proof screening in a manner that is sufficient to protect the privacy and amenity of adjacent existing uses. Ms. Connolly described the existing conditions of the subject property as 7.12 acres with a chapel, classrooms, and a parking lot. She said that there is significant green space along the Rand Road frontage and the west property line. The site is accessed from one ofthree ~arb-eu/.s offof GregOry Street. The subject property is adjacent to smgle family residential, a park, and across the street from single family. She said that the petitioner is seeking to amend an existing Planned Unit Development in addition to relief from setback regulations for the parking areas. Ms. Connolly discussed the Comprehensive Plan designation and stated that the Village's General Land Use Map designates the property as 'Industrial/Office'. She said that although the proposed expansion contains elements of the Land Use Map designation, the proposed project is an institutional use and is not entirely consistent with the Comprehensive Plan. At one time, it may have been thought that the Kensington Business Center or a similar type development would expand across Rand Road on the subjoct property. Ms. Coanolly said that staff is in the process of updating the General Land Use Map and that the Planning and Zoning Commission will be asked to revisit this property regarding whether the Industrial/Offica designation is still appropriate for this site. With regards to the proposed setbacks, Ms. Connolly said that the buildings comply with setback regulations, but sections of the parking area do not. She said that the Zoning Ordinance requires a 10-foot setback for parking lots and that the petitioner is seeking relief for the parking setback along the north and east lot lines since a 9-foot setback is proposed along the north lot line and a 7.5-foot setback is proposed for sections along the east lot line (Rand Road). Ms. Connolly said the petitioner's plan shows that the parking spaces will be installed in a manner that is consistent with implementation of each phase of development. At the completion of the project, 353 parking spaces will be installed, including two handicap spaces. Ms. Connolly explained that the petitioner is required to provide at least 439 parking spaces for each individual use, but most of the uses do not require their own parking on a constant basis. For example, the school is not open on the weekends thereby freeing-up spaces for worshippers. She said that the sanctuary would be used on the weekends and would require a maximum 317 parking spaces. Since the students who live in the Student Housing buildings need parking all the time, the 40 spaces for the units cannot be shared, but these same students artend the university and the services. She said that due to the fact that the school and the church are interrelated, the maximum number of spaces required during a peak time would be 357 (40 for Student Housing and 317 for the maximum number of worshipers). However, it is likely that 40 speces would be freed from the worshiper Planning and Zoning Commission ZBA-36-01 Arlene Juracek, Chairperson Page 3 requirement since the students who live on-campus would also attend the service and be counted as a worshiper. Therefore, the petitioner meets the intent of the parking requirements listed in the Zoning Ordinance. Ms. Connolly said that the petitioner's plans show that 70% of the site will be paved at the end of the project and that amount of lot coverage complies with zoning regulations. Ms. Connolly said the petitioner did not submit a detailed landscape plan, but their site plan shows where new trees and bushes will be planted. She said that the subject property is located along one of the Village Commercial Corridors and ahat requiring the petitioner to install a continuous three-foot hedge around the east, south, and seetioas of the west property lines is consistent with previous approval for developments and redevelopments along commercial corridors. In addition, the increased landscaping will help mitigate the impact of the new buildings, parking setbacks less than ten-feet, and improve the appearance oftbe site. She said that installing additional landscaping such as pine trees along the east parking area during Phase V and foundation plantings by the Library and Student Center would screen the view from the adjacent properties. Ms. Connolly reported that the Engineering Division performed a preliminary review of the proposal. She said that Development Code requirements that had to be met for the site are detailed in the staff memo, but basically, Phase One triggers all Development Code requii'ements. Also, the petitioner has to obtain permits from the appropriate jurisdictions where necessary, loop the water service, and submit all phases of the project for review when they apply for a building permit. Ms. Connolly said that the Fire Prevention Bureau performed a preliminary review of the Proposal and required that all construction meet the Village's Building and Fire Codes. She said that this includes, but is not limited to, paving the access road along the north lot line and that the access road is not 'gated-in'; that the project includes hydrants as determined necessary by the Village's'Fire Code and Fi~ Prevention Bureau; and that the buildings have automatic · sprinkler and fire alarm systems. ~ Ms. Connolly said that although the petitioner's plans do not show modifying access to the site, staff has discussed a curb-cut off of Rand Road with the petitioner. She said that a 950-seat sanctuary will generate more trips to the property for services and that the petitioner has agreed to contact IDOT to determine if a curb-cut is possible. Ms. Connolly said that should IDOT agree to the new Rand Road curb-cut, the petitioner agreed to close the Owen Street curb-cot, offer Oregory Street. She said that modifying access to the site will reduce the impact of the development on the adjacent residences. Ms. Connolly said the impact of the development would be mitigated by the additional landscaping and possible curb- cut offofRand Road and closing curb-cuts along Gregory Street. Therefore, the development will have limited impact on the adjacent neighborhoods, utility provision or public streets. She said that the proposed development will provide 30% green space, which is more than the amount required by the Zoning Ordinance, and that the buildings comply with zoning setbacks. She explained that the petitioner is seeking relief from parking setback requirements for the parking areas located along Rand Road and Park District property (Gregory Park). Increasing the screening will . minimize the impact of a lesser setback and improve the appearance of the subject property, which is in the public interest and would not adversely impact the value or use of any other property. In addition, reducing the parking setbacks allows the development to provide the maximum amount of parking and create a high quality development. Ms. Connolly said that based on the above analysis, the Planning & Zoning Commission can make positive findings with respect to the standards listed in the Zoning Ordinance. Therefore, Staff recommends approval of the proposed changes to the existing PUD with the following conditions: I. Development of the site in conformance with the site plans prepared by Roberts Construction, dated December 17, 2001 as revised by staffand labeled Staff Exhibit 'A' (which shows the increased landscaping and the access off of Rand Road); 2. Submission of a final landscape plan meeting all requirements of Article XXllI, Landscape Code of the Village of Mount Prospect Zoning Code, and also includes the following: Planning and Zoning Commission Arlene Juraeek, Chairperson ZBA-36-01 Page 4 a continuous three-foot hedge of varying species along the perimeter of the east, south, and portions of the west property lines, without creating sight triangle obstructions and allowing for flexibility along the north lot line; · foundation landscaping on the west and south elevations of the new buildings; · pine trees along the east area of the Phase V parking area that screen the entire parking area; 3. Submission of a Lighting plan as required by Sec. 14.2219 of the Zoning Ordinance; 4. Submittal and approval of final Engineering Plans meeting all Development Code requirements which include but are not limited to: · All Development Code requirements be met in Phase I; · Loop the water supply if Engineering determines that a looped design is necessary to eliminate 'dead end' water mains that service the new student housing units and the required fire hydrants; · All phases of the development shall be designed and submitted for review and approval with the Phase I improvements to ensure compatibility between the phases. 5. Submittal of final building plans meeting all applicable Building Code and Fire Code requirements which include but are not limited to: · The access road is to be constructed in accordance with Development Code requirements (paved) and without gates; · Provide hydrants on-site as determined necessary by the Village's Fire Code, Fire Prevention Bureau, and Public Works; · Buildings are to be provided with an automatic sprinkler and fire alarm systems; · All construction must meet the Village's Building and Fire Codes. 6. The petitioner shall make an application to IDOT for access offof Rand Road, work with staff.to establish the best access point from Rand Road, and close the curb-cat off of Owen Street; 7. Approval of appropriate permits by LD.O.T. and M.W.R.D; $. The basement storages remain as, ~torage space and is not used for office space, a meeting room, or any other use that would require parking as required by the Village Zoning Ordinance. Arlene Jug, leek asked for confirmation that the setback Variation was being sought just for parking, not a structure. Ms. Connolly said yes. Richard Rogers asked about the percentage of landscape area for the parking lot. Ms. Connolly said that the petitioner would submit a detailed plan at a later date that showed it met the 5% requirement. Daryl Merrill, pastor of Christian Life Church and chairman of the board of the college, was sworn in. He presented a history of the church and college, their academic accreditation, student profile, and their building plans. He introduced Hart~, Schmidt, president of the Christian Life College. Mr. Schmidt was sworn in. He addressed the Planning and Zoning Commission and said that the Christian Life College had an Open House for area residents on January 17. Mr. Schmidt said that they sent invitations to 72 addresses and that 14 residents attended the meeting, He summarized the meeting and the neighbors feedback on the project. Greg Cashman, architect with Roberts construction, 849 E. Washin~on in Madison, Wisconsin was sworn in and said that he has been working with the college for two years to develop a master plan. He said that today's presentation was the culmination'of two years planning that included 12-14 months working with the planning staff. He reviewed the various site plans and elevations, and explained the phases of development in detail. Planning and Zoning Commissioners had questions pertaining to the proposed timetable for completion of the five phases, construction materials, the location of the dumpsters and garbage removal service. In addition, they inquired about the existing parking lot, proposed landscaping, and basements in the proposed buildings. Mr. Sehmidt said that Village staffapproved their current landscape plan in 1992. He said that they share the Village's desire to sot~en the impact of the paved parking area and create less ora "shopping center" look along Rand Road. He said that they created the large water retention area during an earlier phase of improvement and installed the berming around it. He said that they receive many favorable comments from the neighbors about the area. Planning and Zoning Commission ZBA-36-01 Arlene Juracok, Chairperson Page 5 Leo Floros asked if the college was ready to proceed with construction, should the Village Board approve the changes to the PUD, or did the college need to raise funds to pay for the project. Mr. Schmidt said they have funding available now for most of the project and that they were comfortable with a five-year implememation timetable. He said they would like to do Phase I & II concurrently and that they have met with American Charter Bank officials and see no problem in obtaining financing for this endeavor. Ken Kitzing, 415 N. Elm St., was sworn in. He said that in 1953 the entire area was farmland, with no flooding problems. Since the school was built, his property and his neighbom' back yards flood three or four times a year. He said he felt the proposed plans did not include proper water retenfion. He also objected to the beight ofthe 2-story building. He felt that the hip roof actually made the building 3-stories and was too high to be just 30' from his l°t line, as he would have no privacy in his yard. Mr. Kitzing was also concerned with the proposed increase in the number of students in the area and the noise they would generate. Mr. Floros asked him if be got water in the house. Mr. Kitzing said no because his house is built on a 15' rise, but that it takes 2-3 days for the water to recede in his yard and he is unable to use portions of the yard during that time. Ms. Juracok suggested that the arehiteot could address the water problem by chang'mg the location of the buildings. Mr. Cashman said the water problem originates in Gregory Park and that it rum across the Christian Life property. Ms. Juracek asked that he work with staff on calculations on water retention to assure neighbors there will be no flooding problems. Dennis Granahan, 319 N. School St., was sworn in and testified he was concerned with the increased traffic that would occur through the residential area and that he thought access should be provided from Rand Rd. Ms. Juraeek said that the Rand Road access is a state issue and would need to be approved by IDOT. After reviewing the staff exhibit that showed creating an access from Rand Road and dosing aocess from Owen Street, Mr. Granahan said that this would help reduce the amount of traffic that would spillover into the res~ential neighborhood. Further disoussion ensued regarding storm water detention, the order of combletion of the building phases, and the possibility ofreeonfiguring the arrangement and location of the various buildings. Mr. Sehmidt reminded the group that the water was from Park District property north of the college and said that the college would work with staff for an appropriate solution. He said that they would consider a "flip-flop" of the buildings and parking by the Student Housing as suggested by the Planning and Zoning Commission. Ms. Juracok closed the public hearing at 9:58 p.m. Richard Rogers moved to approve the request as submitted by Case No. ZBA-32-01, a Conditional Use to amend an existing Planned Unit Development, with the conditions listed in the staff memo and several additional conditions: (1) add additional landscaping to the existing parking lot at the time Phase I is initiated; (2) Complete all Phases of construction within five years; (3) identify the garbage/dumpster location, following screening requirements listed in the Code; (4) follow Engineering Department requirements for water detention to retain the water runoff originating from the Park District property so the water does not pass to the neighbors; (5) Locate the residences and parking further from the Elm Street properties. Matthew Sledz seconded the motion. UPON ROLL CALL: AYES: Floros, Cotten, Donnelly, Youngquist, Rogers, Sledz and Juracek NAYS: Motion was approved 7-0. At 10:02 p.m., the Planning and Zoning Commission reviewed meeting procedures. Merrill Cotten made a motion to commence P&Z Commission meetings at 7:30 p.m. Richard Rogers seconded the motion. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, Rogers, Sledz, Youngquist, and Juracek NAYS:None lanning and Zoning Commission ZBA-36-01 Arlene Juracek, Chairperson Page 6 Motion was approved 7-0. Chairperson Juracek announced it would be necessary to elect a Vice-Chair to the Commission. Keith Youngquist nominated Richard Rogers, Merrill Cotten seconded the nomination. There were no far~her nominations. UPON ROLL CALL: AYES: Cotten, Donnelly, Floros, Sledz, Youngquist, and Juracek NAYS:None ABSTENTIONS: Rogers Motion was approved 6-0, with one abstention. As there were no other "housekeeping" items to be discussed, Richard Rogers made a motion to adjourn at 10:05 p.m., seconded by Keith Youngquist. The motion was approved by a voice vote and the meeting was adjourned. ~arbara Swiatek, l~l~.nning Secretary ~cly Connol~,~S~aior ~l~nner ~ Village of Mount Prospect Community Development Department MEMORANDUM TO: FROM: DATE: HEARING DATE: SUBSECT: MOUNT PROSPECT ZONING BOARD OF APPEALS ARLENE JURACEK, CHAIRPERSON JUDY CONNOLLY, AICP, SENIOR PLANNER JANUARY 17, 2002 JANUARY 24, 2002 ZBA-36-01 - CONDITIONAL USE (AMEND AN EXISTING PLANNED UNIT DEVELOPMENT) 400 E. GREGORY (CHRISTIAN LIFE COLLEGE) BACKGROUND INFORMATION PETITIONER: Harry Sehmidt, President Christian Life College 400'E~ GregorY street Mou~t Prospect, 1L 60056 STATUS OF PETITIONER: ProPerty Owners PARCEL NUMBER: 03 -34-206-004 LOT SIZE: 7.12 acres EXI$~rlNG ZONING: RI PUD Single Family Residence Planned Unit Development EXISTING LAND USE: College and church LOT COVERAGE: 70% Proposed (includes all phases of expansion) 75% maximum per RI district (See. 14.905.C.2 non-residential conditional use) REQUESTED ACTION: AMEND EXISITNG pLANNED UNIT DEVELOPMENT TO CONSTRUCT STUDENT HOUSING, STUDENT CENTER/LIBRARY/ADMINISTRATIVE SPACE, EXPAND THE CHAPEL, AND CREATE ADDITIONAL PAR.KING. BACKGROUND The subject property was originally the Northsite School. It was built in 1962 and later sold to the Christian Life Church. A Church is a permitted use in the R1 Single Family Zoning District but special approval was required when the church wanted to expand and include a college in 1992. The Planned Unit Development provided for a larger church, a college, and a library that would be built at a later date. The PUD approval provided for land banking some of the needed parking stalls and required that the parking be built when the demand warranted it. Those spaces have not been constructed. ZBA-36-01 Planning & Zoning Meeting January 24, 2002 Page 2 In 1993, the PUD was amended at the petitioner's request to allow for a new 750-seat sanctuary and conversion of the 532-seat chapel into a multi-purpose mom when the sanctuary was complete. As part of that PUD approval, the petitioner was allowed to do the improvements in phases. The chapel addition was completed in 1994. 2002 PUD AMENDMENT REQUEST The current request to amend the PUD includes constructing student housing, a Library, an Administrative Student Center, a 950-seat Sanctuary, and converting the existing chapel to a multi-purpose room upon completion of the Sanctuary. If future funding allows for it, the petitioner's plans build an archive area in the basement of the Library and Administrative Student Center. The petitioner proposes to make the improvements in phases and the implementation of each phase is subject to funding availability, but is based on a five-year plan. Student Housing (Phases I & III) The Student Housing buildings will be done in two phases. The first phase of the project involves constructing one Student Housing building 30-feet from the west (rear) property line. Phase III involves constructing the second Student Housing building 30-feet east oftbe first building. Both buildings would be located 25-feet from the north (side) lot line. The attached floor plan shows that each two-story building is comprised of (8) three-bedroom units. Each 3- bedroom unit has a living room, kitchen, and two bathrooms. Each bedroom is intended to house two students, unless the students are married. If the students were married, they would occupy the entire unit (all three bedrooms) and consequently deerea~e the density of the building. The number of occupants of both buildings could range from as low as 16 to as high as 96. The two -story Student Housing Buildings would have a peaked roof, asphalt shingles, and be constructed of a combination of siding and brick veneer. The petitioner's plans include foundation landscaping around both buildings. Library/Administrative Student Center (Phase IB Phase H of the project is the Library and Administrative Student Center. This would be two-stories tall: the main floor would,be used for a Student Center (2,400 square feet) and Administrative Offices (1,800 square feet). The second story includes a Conference Center (1,300 square feet) and a Library 0,200 square feet). The attached elevations show that the building would be connected to the existing Classroom Building. It would have a flat roof, brick veneer, and an aluminum curtain wall. The petitioner's plans show the possibility of excavating and creating an archive (storage) area at a later date. Library/Archive Expansion (Phase IV) Phase IV of the project is a one-story, 5,000 square foot expansion of the Student Center and Administrative Offices. The attached elevations show that the proposed one-story addition would be designed so it is in keeping with the existing buildings. In addition, the petitioner intends to excavate, possibly at a later date, and create additional archive (storage) space in the basement. Creating archive storage is contingent upon the cost of excavation and may not be done. The proposed one-story building would become the library and the Phase II building would no longer house the library and be used as office space and a Student Center. 950-Seat Sanctuary (Phase V) Currently the Christian Life College Chumh has 400 members. The proposed Sanctuary could seat up to 950 people. It would be used primarily for Sunday services and limited special events during the week. The existing ZBA-36-01 Planning & Zoning Meeting January 24, 2002 Page 3 Chapel would be converted to a multi-purpose room once the 950-seat Sanctuary was built. The Sanctuary and additional parking would be built in the final phase oftbe project. Review and Approval Process The subject site is zoned R1 PUD (Single Family Residence Planned Unit Development)~ The petitioner is seeking to amend an existing Planned Unit Development to construct Student Housing, thc Library, Administrative Offices, and the Sanctuary. As part of the approval process, the petitioner is seeking Conditional Use approval for the uses and Changes to the Planned unit D~el0Pment (se~ 14.903.A) in addition to relief from setback regulations (Sec. 14~905.B.2)~ To conduct its analysis of the request, staff reviewed the petitioner's plat of survey, site plan, and elevations, met with the applicant to discuss the development, and visited the site. Analysis Comprehensive Plan Designation The Village's General Land Use Map designates the property as 'Industrial/Office'. Although the proposed expansion contains elements of the Land Use Map designation, i.e., administrative offices, it is an institutional use and is not entirely consistent with the Comprehensive Plan. At one time, it may have been thought that the Kensington Business Center or a similar type development would expand across Rand Road on the subject property. Staff is in the process of updating the General Land Use Map and the Planning and Zoning Commission will be asked to revisit this property regarding whether the Industrial/Office designation is still appropriate for this site. Existing Conditions ~ The subj~t proper'q~ is 7.12 a~ros and has a chapel, classrooms, and a parking lot. There is significant grin space along the Rand Road frontage and the west property line. The site is accessed from one of three curb-cuts off of Gregory Street. Surrounding Zoning and Land Uses North: CR Conservation Recreation / Gregory Park East: RI Single Family Residence / Hill Street Park South: RA Single Family Residence / Single Family Neighborhood (the Christian Life College owns several of the houses directly across Gregory Slreet) West: RA Single Family Residence / Single Family Neighborhood Proposed Setbacks North (Side) Lot line: the Student Housing buildings would be 25-feet from the north (side) lot line; this setback complies with zoning regulations. The new parking shown in Phase V would be nine-feet from the lot line; Sec. 14.2217.B of the Zoning Ordinance requires a ten-foot setback. The petitioner is seeking relief from zoning regulations to permit a nine-foot setback for the new parking stalls and access drive connecting the 'east' parking lot to the 'west' parking Int by the Student Housing buildings. East (FronO Lot Line: Phase V shows a Sanctuary and an expanded parking lot. The sanctuary meets setback requirements, but sections of the new parking lot would be as close as 7.5-feet to the northern Rand Road right-of- way and as much as 150-feet from the southern Rand Road right-of-way. The petitioner is seeking relief from zoning regulations to permit a 7.5-foot parking setback as shown on the attached site plan. South (Exterior) Lot line: The at'inched plan shows new parking located 26~feet from the south lot line. The Library/Administrative Student Center building would be 105-feet from the south lot line. Both setbacks exceed the minimum setback requirement. ZBA-36-01 Planning & Zoning Meeting January 24, 2002 Page 4 West (Rear) Lot line: The western most Student Housing building would be located 30-feet from the rear lot line and the Library/Administrative Center would be 60-feet from the west lot line. These setbacks comply with zoning requirements. Parking The Zoning Ordinance lists the following parking requirements: Use Zoning Code Requirement Required for Project Student Housing 2.5 spaces per dwelling unit 16 units total - 40 required Offices 4 spaces per 1,000 square feet 5,500* - 22 spaces required Religious I space per 3 worshippers 400 worshipers now - 950 future-- Institutions 134 required now - 317 future Library 2 spaces per 1,000 square feet 8,200* - 17 spaces required College University 1 space per 2 employees plus I space per 4 students 7 fit employees, based on maximum capacity 3 commuting teachers, and 54 students (150 max) - requires 5 spaces for employees, and 38 student spaces for future expansion. *does not include >ossible storage in basement The petitioner's plan shows that the parking spaces will be installed consistent with implementation of each phase of development. At the completion of the project, 353 parking spaces will be installed, which includes two handicap spaces. Adding up the number of spaces required as listed above, the petitioner is required to provide at least 439 parking spaces. Due to the.nature of the development, most of the uses do not overlap and do not require their own parking on a consistent basis. For example, the school is not open on the weekends thereby "opening up" 43 parking spaces. The sanctuary would be used on the weekends and would require a maximum 317 parking spaces. Since the students who live in the Student Housing buildings need parking all the time, the 40 spaces for the units cannot be shared, but these same students attend the university and the services. Also, the Zoning Ordinance docs not require additional parking for the basement archive storage space. Therefore, they do not require additional parking. Because the school and the church are interrehted, the maximum number of spaces required during a peak time would be 357 (40 for Student Housing and 317 for the maximum number of worshipers). However, it is likely that 40 spaces would be freed from the worshiper requirement since the students who live on-campus would also attend the service and be counted as a worshiper. Therefore, the petitioner meets the intent of the parking requirements listed in the Zoning Ordinance. Lot Coverage The petitioner's plans show that 70% of the site will be paved at the end of the project and the Zoning Ordinance permits up to 75% lot coverage (Sec. 14.905.C.2). The lot proposed lot coverage meets zoning regulations. Landscaping The petitioner did not submit a detailed landscape plan as required by the Zoning Ordinance, but their site plan shows where new trees and bushes will be planted. The subject property is located along one of the Village Commercial Corridors. Consistent with previous projects along a commercial corridor, installing a continuous three-foot hedge around the east, south, and sections of the west property lines will mitigate the impact of the new buildings, parking setbacks less than ten-feet, and improve the appearance of the site. In addition, installing pine trees along the east parking area (Phase V) and foundation plantings by the Library (Phase IV) and Student Center will screen the view from the adjacent properties. ZBA-36-01 Planning & Zoning Meeting January 24, 2002 Page 5 Review by Other Village Depa,~ents The Engineering Division has performed a preliminary Development Code requirements to be met for the site: review of the proposal and identified the following 1. Alt Development Code requirements will be ttiggered by the construction of Phase I; 2. The proposed improvements will require a permit from the Metropolitan Water Reclamation District of Greater Chicago (MWPd)) and IDOT if there is any work in the Rand Road fight-of-way; 3. Currently there is no water service to the notch side of the site and "dead end" water mains and services are not permitted. Therefore, the water supply will have to be loOPed around the site in order to serve the new student housing units and the required fire hydrants; 4. All phases of the development should be designed and submitted for review and approval with the Phase I improvements to ensure compatibility between the phases. The Fire Prevention Bureau has performed a preliminary review of the proposal and identified the following issues: I. The access road is to be constructed in accordance with Development Code requirements (paved) and without gates; 2. Provide hydrants on-site as determined necessary by the Village's Fire Code and Fire Prevention Bureau; 3. Buildings are to be provided with an automatic sprinkler and fire alarm systemS; 4. All construction must meet the Village's Building and Fire Codes. REQUIRED FINDINGS ~ Conditional Use Standards The standards for conditional uses are listed in Section 14.203.F.7 of the Village Zoning Ordinance. The section contains seven specific findings that must be made in order to approve a conditional use. These standards relate to: The conditional use will not have a detrimental effect on the public health, safety, morals, comfort or general welfare; · The conditional use will not be injurious to the use, enjoyment, or value other properties in the vicinity or impede the orderly development of those properties; · Adequate provision of utilities and 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 Conditional Use request is required because the petitioner is amending a previously approved Planned Unit Development to expand the college and religious facilities. The proposed student housing buildings, expansion of the college building, and the proposed sanctuary comply with zoning regulations. In addition, the petitioner has met with engineering staff to ensure that drainage issues will not be created as a result of the project. Also, planting additional landscaping along the perimeter of the property will screen the parking areas and minimize the impact of the 7.5-foot setback. Although the petitioner's plans do not show modifying access to the site, staff has discussed a curb-cut off of Rand Road with the petitioner. A 950-seat sanctuary will generate more trips to the property for services and the petitioner has agreed to contact IDOT to determine ifa curb-cut is possible. Should IDOT agree to the new Rand Road curb-Cut, the petitioner agreed to close the Owen Street curb-cut, off of Grego~ Street. Modifying access to the site will reduce the impact of the development on the adjacent residences. ZBA-36~01 Planning & Zoning Meeting January 24, 2002 Page 6 The impact of the development will be mitigated by-the additional landscaping and possible curb-cut off of Rand Road and closing curb-cuts along Gregory Street. Therefore, the development will have limited impact on the adjacent neighborhoods, utility provision or public streets. Standards for Planned Unit Development with Other Exceptions (Sec. 14.504.C) Required findings for planned unit developments that do not comply with the requirements of the underlying district regulations are allowed when the Board finds such exceptions are consistent with the following standards: 1. Any reduction in the requirements of this chapter is in the public interest; 2. The proposed exceptions would not adversely impant the value or use of any other property; 3. That such exceptions are solely for the purpose of promoting better development which will be beneficial to the residents or occupants of the planned unit development as well as those of the surrounding properties; 4. That all buildings are located within the planned unit development in such a way as to dissipate any adverse impact on adjoining buildings and shall not invade the privacy of the occupants of such buildings and shall conform to the following: a. The front, side or rear yard setbacks on the perimeter of the development shall not be less than that required in the abutting zoning district(s) or the zoning district underlying the subject site, whichever is greater; b. All transitional yards and transitional landscape yards of the underlying zoning district are complied with; c. If required transitional yards and transitional landscape yards are not adequate to protect the privacy and enjoyment of property adjacent to the development, the planning and zoning commission shall recommend either or both of the following requirements: i. All structures located on the perimeter of the planned unit development must set back by a distance sufficient to protect the privacy and amenity of adjacent existing uses; ii. All structures located along the entire perimeter of the planned unit development must be pe, manenfly screened with sight proof screening in a manner which is sufficient to protect the privacy and amenity of adjacent existing uses; d. That the area of open space provided in a planned unit development shall be at least that required in the underlying zoning district. The proposed development will provide 30% green space, which is more than the amount required by the Zoning Ordinance, and the buildings comply with zoning setbacks. The petitioner is seeking relief from parking setback requirements for the parking areas located along Rand Road and Park District property (Gregory Park). Increasing the screening will minimize the impact of a lesser setback and improve the appearance oftbe subject property, which is in the public interest and would not adversely impact the value or use of any other property. Reducing the parking setbacks allows the development to provide the maximum amount of parking and create a high quality development. RECOMMENDATION Based on the above analysis, the Planning & Zoning Conunission can make positive findings with respect to the standards for Conditional Uses in Section 14.203.F.8. and Planned Unit Developments in 14.504.C. Therefore, Staff recommends approval of the proposed changes to the existing PUD with the following conditions: 1. Development of the site in conformance with the site plans prepared by Roberts Construction, dated December 17, 2001; 2. Submission of a final landscape plan meeting all requirements of Article XXIII Landscape Code of the Village of Mount Prospect Zoning Code and also includes the following: tlA-36-01 Planning & Zoning Meeting January 24, 2002 Page 7 · a continuous three-foot hedge of varying species along the per/meter of the east, south, and portions of the west property lines, without creating sight triangle obstructions and allowing for flexibility along the north lot line; · foundation landscaping on the west and south elevations of the new buildings; · pine trees along the east area of the Phase V parking area that screen the entire parking area; Submission cfa Lighting plan as required by Sec. 14.2219 of the Zoning Ordinance; Submittal and approval of final Engineering Plans meeting all Development Code requirements which include but are not limited to: · All Development Code requirements be met in Phase I; · Loop the water supply if Engineering determines that a looped design is necessary to eliminate · dead end' water mains that service the new student homing units and the required fire hydrants; · All phases of the development shall be designed and submitted for review and approval with the Phase I improvements to ensure compatibility between the phases. Submittal of final building plans meeting all applicable Building Code and Fire Code requirements which include but are not limited to: · The access road is to be constructed in accordance with Development Code requirements (paved) and without gates; · Provide hydrants on-site a~ determined necessary by the Village's Fire Code, Fire Prevention Bureau, and Public Works; ~ · Buildings are to be provide0 with an automatic sprinkler and fire alarm systems; · All construction must meet the Village's Building and Fire Codes. The petitioner shall make an application to IDOT for access off of Rand ROad, work with staff to establish the best access point fi'om Rand Road, and close the curb-cut off of Owen Street; Approval of appropriate permits by LD.O.T; and M.W.1LD; The basement storages remain as storage space and is not used for office space, a meeting room, or ~ny other use that would require parking as required by the Village Zoning Ordinance. concur: H:~GEN~PLANN ING~ZB A'~.BA 2002',~taff M emos~ZBA-36-01 .doc lee.q$ u~o leea$ IOOqOS o/,l~(I u~tms~ o,q.~(3[ o.qqsP.~A E: ]aa.x)S u!e/~ £g aino~I '.l I=l~ ORDINANCE NO. 4465 AN ORDINANCE ~JuNTING A SPECIAL USE IN THE NATURE OF A PLANNED UNIT DEVELOPI~NT FOI~ THE CHRISTIAN LIFE CHURCH/COLLEGE 400 EAST GREGORY STI~ET PASSED AND AP~VED BY THE PRESIDENT AND BOARD OF TRUSTEES the ~ day of _~.R~T__, 1992 Published ~n pamphlet form by . authority of the corporate au~horities of the Village of Mount Prospect, Illino~s, the _~r~_~day of_~R~th~F__, 1992. c~/ 8/12/92 ORDINANCE NO. 4465 AN ORDINANCE GP~NTING A SPECIAL USE IN TH~ NATURE OF A PLANNED UNIT DEVELOPMENT FOR - ~ CHRISTIAN LIF~ CHURCH/COLL~GE~ ~00 '~AST ~-~F~¥ 'STI~ET WHEREAS, ~:he Christian Life Church/College (hereinafter referred to as Petitioner) has' filed an application for' a. Special Use in the nature of a Planned Unit Development for. located at 400 ·East Gregory Street (hereinafter referred to as the Subject Property) and legally described as fOllows'- ~he South 1/2 of the Southeast 1/4 of the Northeast 1/4 of Section 34, .Township 42 North, Range 11, East of the Third Principal Meridian, lyihg Westerly of Rand Road, except the North 229.93 feet, as measured at right angles and except that part thereof dedicated fOr street purposes as per Document No; 18617987, in Cook totterY, Illinois and ~KEAS, Petitioner seeks a Planned Unit Development for a church and. college, to allow an addition to .the existing structure and plass for a %ibrary to built in the future~ ~d ~HEI~EAS, a public h~uring was held on the rgquest for amendment he~_ng the subject of ZBA Case No. 49-SU-92 before the Zoning Board of Appeals of the Village of Mount Prospect on the 23rd day of July, 1992, pursuant to proper legal notice having been published ~ the Mount-PrOSpeCt Herald on the 7th day of July, 1992~ and ~EAS, 'the 'Zoning Board of Appeals has su~mitted' its findings on the proposed amendment to a special Use to the President and Board of Trustees~ and ~-~.~EAS, the Prasidont' and Board of Trustees of the Village of. Mount Prospect have determined that the best interests of the Village of Mount Prospect would b~ a~tained by granting the request in ZBA 49-SU-92.. NOW, T~m~FORE, BE IT ORDAINED BY THE PI~ESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ~ That the ~acitals set forth hereinabove are incorporated herein as findings of fact by the President and Board ' of Trustees of the Village of Mount PrOspect. SECTION T~O: That a Special Use in th~ nature of a Planned Unit Development is hereby granted to the"SubJect Property, which Planned Unit D~velopment provides for a church and college, and an addition to the existing struCtur~ with plans for. a library to be added in the future, all as shown on the site plan attached hereto as ~xhibit #A#, subject to the following conditions= 1. The land-ba~ked parking as shown on the Site Plan shall only be b~ilt when demand warrants additional parking,' as determined by the Director of Planning. 2. A final Landscape Plan shall be submi~ted that meets the requirements of Chapter 15 of the Village Code. ~ That this Ordinance shall be in full force and ZBA 49-SU-92 Page 2 of 2 effect fr°m and after its passage, pamphle2 form in the manner provided by law.. AYEs: Bus,e, Corcoren, Clowes, ~loros, Hoefert, Wtlks NAYS ~ '. None A~SENT: None PASSED and APPROVED thls IRt day of ~a~h~r approval and publt=aticn in · 1992. ~q%ion carried. ZEA 49-SU-92, 400 East Gregory Street An Ordinance was presented for second reading, which would allow tile expansion of the Christian Life Church by granting a Special Use. for a Planned Unit Development. TrUStee Hoefert, seconded by Trustee Busse, moved for passage of Ordinance No. 4465 AN' ORDINANCE GRANTING A SPECIALUSE IN NATURE OF A PLANNED UNIT DEVELOPMENT FOR THE CHRISTIAN LI. FE CHURCH/COLLEGE, 400 EAST GREGORY STREET Upon roll call: Ayes: Busse, Clowes, Corcoran, Floros, Hoe£ert, Milks Nays: None Motion carried. 'ZBA 50-SU-92, 999 No~ ~1~s~ Road ~ Ordln~ce was presented for second reading which would grant an ~en~en~ Jewel F~ Store to ~tld a new st~e in ~e g~eral area of ~e existing building. After d~scusslon ~tween ~e ~ard ~d At~ey ~ ~i~e~eo] representing a ne~r~ng res~urant affe~ by ~e ~e, ~ee Wil~, second~ by ~stee Clowes ~v~ for p~sage of condi=ions. ~ O~I~CE ~DING 0~IN~ NO. 3604 ~G A'SPEC~ USE IN ~ ~ OF A ~O~Y ~ ~ ~T SHOPPING C~ U~n roll ~11= Ayes= B~se, Ciowes, Corcor~ Flo~s, H~fe~, W~i~ Nays: None Motion ~ ~s~ ZBA 42-A-92~ Te~ ~en~ent A r~est for a t~ ~en~t was p~sen~ whi~ would es~lish a S~al Use catego~ for all non- resident~al ~es ~n a s~gfe f~ly area, such as ch~ches, sch~ls and m~ici~l facili~ies. Several resid~ e~ress~ ~eir vie~ ~d foll~ing dis~sion Mayor Farley ~ns~ed ~e Village staff to give ~s proposal f~er s~udy.' V~llage M~ager M~chael Janonis stated ~ha~ he would occult wi~ Pla~ing D~rector ~v~d Cl~en~ and present th~s matter to ~e Board again on Se~Ce~r T~tee Busse left the mee=ing a~ th~s time. ~ Ordinance was present~ for first r~ading which would allow ~e sale of su~l~ v~ioles at No,west M~lci~l Conference's p~l~o vehlole auction on ~o~r 17, 1992. SBA 49-SU-92 400 ORD. NO. 4465 · ZBA 50-SU-92 999 N. ~I~ST ORD. NO. 4466 ZBA 42-A-92 Page 3 - September 1, 1992 VILLAGE oF MO'U~'PROSPECt PLANNING DEPARTMENT Mount ProsPect, Illinois TO: FROM: DATE: CASE NO.: APPLICANT: ADDRESS: LOCATION MAP: MOUNT PROSPECT ZONING BOARD OF APPEALS GIL BASNIK, CHAIRMAN DAVID M. CLEMENTS, DIRECTOR OF PLANNING JULY 14, 1992 ZBA-49-SU-92 CHRISTIAN LIFE CHURCH AND COLLEGE 400 EAST GREGORY Gil Basnik, Chairman Mount Prospect Zoning Board of Appeals Page 2 Property Description: Location and Size: The property is located at the northwest intersection of Gregory Street and Rand Road (Route 12), commonly known as 400 East Gregory Street. The property consists of 7.13 acres. Zoning and Land Use: The property is currently zoned "R-l" Single Family and is improved with a 33,000 square foot brick building occupied by Christian Life Church and College. Surrounding Zoning and Land Use: North: "R-I" Single Family; Mount Prospect Park District property - Vacant East: "R-l" Single Family; residences South: "R-I" Single Family; residences West: "R-l" Single Family; residences Lot Coverage: Current: 30% Proposed: 47.75% REOUEST The petitioners are requesting a Planned Unit Development to allow the addition of a Sanctuary Auditorium and a future library to the existing Christian Life Church and College. Included in the addition is a lobby, restrooms, book and prayer rooms, offices, chapel with a seating capadty of 200, and a kitchen to support the church and ministry. pLANNING AND ZONING COMMENTS AND CONCERNS The petitioners are seeking approval of a Planned Unit Development (P.U.D.) for the property located west of Rand Road and north of Gregory Street. Specifically, the P.U.D. requests a two-story addition of 19,500 square feet and a future two-story library of 10,000 square feet with accessory parking to accommodate the additions. P.U.D. Review: The site is currently improved with a 33,000 square foot brick structure which houses Christian Life Church and College. The Zoning Ordinance allows a church in an "R-l" zoned area, however, it does not specifically allow a college. Therefore, the request includes the listing of a college as part of the P.U.D. Site Layout: The petitioners have met the setback requirements for the building and parking lot. Where the property directly abuts single family residences, the petitioners have maintained a 1t0 foot setback from the property line for the future library and 100 feet for the nearest parking area. Gil Basnik, Chairman Mount Prospect Zoning Board of ApPeals Page 3 There are three access drives off of Gregory which are in excess of 200 feet apart. The driveways serve 311 parking spaces with 18 parking spaces landbanked and 20 future spaces to be constructed with the future library. The Zoning Ordinance requires 332 spaces based upon the number of seats in the auditorium, the existing building as well as the future library. The P.U.D. Ordinance requires 10% additional parking spaces than normally required. This requirement brings the total needed to 365. This is 19 spaces more than the plan currently provides. Staff would recommend that these additional parking spaces be waived due to the nature of this use. The additional spaces requested in the P.U.D. Ordinance are targeted to a mixed use facility which would have a variety of uses. Staff feels that the preservation of open space is more important in this case. Staff would also recommend that the landbanked parking and future library parking be constructed only as demand warrants. Staff would encourage the open space be left as grass or landscaping until the Planning Director deems construction necessary. Lot Coverage: The "R-l" Single Family District allows a maximum of 45% lot coverage. The site plan as submitted indicates a total lot Coverage of 47.75% which is 2.75% greater than the ordinance allows. Staff does not object to this because the future parking and landbanked parking will not be constructed until demand warrants, therefore, the total lot coveragg~will be below the required 45%. Landscane Plan: The following comments are provided to the petitioners so that the proposed landscaping can be brought in compliance with the minimum requirements of the Ordinance: Additional landscaping shall be added to the interior of the parking lot s6 that a minimum of 5% can be obtained. There is currently approximately 3.5% landscaping provided. A continuous 3 ft. hedge of landscaping shall be added along East Gregory Street as well as along Rand Road. 3. Additional landscaping along the west property line to include: a. Shade trees shall be provided at the equivalent of 75 ft. apart along the property line. b. Other landscaping materials, including berms, trees, evergreen, shrubbery, hedges, and/or other live planting materials. Architecture: The petitioners have included floor plans and elevations for review. The proposed addition will match the existing structure in style and material.Staff would recommend that the future library also match the existing structure. Gil Bash,k, Chairman Mount Prospect Zoning Board of Appeals Page 4 OTHER DEPARTMENTAL COMMENTS Engineering: Are three entrances necessary? The center one may have conflict with turning maneuvers from Owen Street. How will access be made to the lot to the north? The size of the existing sanitary service must be verified and proven adequate for the building addition. Will storm sewer need to be extended for future parking? Grade declines to west; will storm sewer be deep enough? Release from storm system must take into account unrestricted release from north and west. Is detention adequate for future lots? Sump is necessary on release pipe since connection is to combined sewer. Drainage swale shall be constructed now est lot line. Detention basin must meet State requirement (6:1) on distance from Rand Road to high water level side slopes on detention pond. Building to be sprinkled. lnsnection Services: Check with I.D.O.T. on excavation limits adjacent to State roadways. Location of detention basin may be affected. There are existing sanitary manholes in center of Gregory at School and Owen Streets. If existing sewer on Gregory is a combined sewer~ discharge from detention basin will require a trap. Additional detention may be required for new impervious areas on west portion of property. There is an existing 8" watermain on the south side of Gregory and North side of Gregory west of School Street. Check with Fire Prevention Bureau if additional hydrants may be required around the building. Public Works: The landscaping plan should show the correct location of all existing parkway trees on Gregory and on Rand Road; currently, only some of these trees axe shown. Gil Basnik, Chairman Mount Prospect Zoning Board of Appeals Page 5 Construction equipment must be kept out of the root zone of all existing parkway trees. Developer should pay fees for the planting of three new parkway trees. SUMMARY/RECOMMENDATION The petitioners are seeking approval of a Planned Unit Development which would allow the existing Christian Life Church and College as well as allow two additions to the existing structure. Included within the P.U.D. are the following variations: A reduction in the required 10% additional parking required in the P.U.D. Ordinance' from 365 parking spaces to the proposed 332 parking spaces. A variation to allow approximately 47.75% lot coverage instead of the 45% maximum in an "R-I" Single Family District. Staff would recommend approval of the Planned Unit Development as requested by Christian Life Church and School with the following conditions: The landbank~l parking and future parking shall only be built upon the approval of the Planning Director. The landscape plan shall be redesigned and submitted to the Planning Department for approval. At a minimum, the items listed on Page 3 of this staff report must be complied with. All outstanding issues and concerns of Engineering, Inspection Services. and Public Works shall be addressed and resolved prior to the issuance of a building permit. DMC:hg MINUTES OF THE REG~ MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE NO. 49-SU-92 Hearing Date: July 23, 1992 PETmONER: Christian Life Church SUBJEC'T PROPERTY: 400 East Gregory Street PUBLICATION DATE: July 7, 1992 REQUEST: A Special Use Permit for a Planned Unit Development along with any necessary variatiom as required under Section 14.2502 and 14.1101 to allow a proposed addition and future library for Christian Life Church and College. MEMBERS PRESENT: Ronald Cassidy, Acting Chairman Robert Brettrager Peter ! ~nnon Richard Pratt Dennis Saviano ABSENT: OBIECrORS/INTERF~TED PARTIES: Gilbert Basnik, Chdlman Michaele Skowron John Korn, 301 William George Pepe, 318 North Owen Vice Chairman Cassidy introduced the next agenda item being a request for a Special Use Permit for a Planned Unit Development to allow an addition and future library for Christian Life Church and College. Rev. Daryl Merrill introduced himself and gave a history of Christian Life Church and College. Rev. Merrill concluded the history by indicating that approximately 8 a~res of their property had been sold off to the Mount Prospect Park District. He then introduced Rev. Harry Schmidt who gave an overview of the process used to determine the size of the additions and needs of the congregation and students. Rev. Schmldt indicated that they were very sensitive to the residential neighbors in their planning of the additions. He stated that the church held a neighborhood meeting on Monday, July 20, 1992 to discuss their proposal. Rev. Schmidt then introduced the Project Architect, Richard Keller, who gave an overview of the specific project. He indicated that they designed additions which were low profile and fit in with the residential area, while matching the existing structure in detail .and materials. ZBA-49-SU-92 Page 2 Ray Forsythe, Planner, then summarized the staff report indicating that the P.U.D. request included allowing a college in the "R-I" Single Family District as it is not specifically listed as a permitted use. Mr. Forsythe then disCUSsed the variations which are requested for the P.U.D. They are: 1. A variation to allow a reduction in the required parking spaces from 365 to 332. A variation to allow approximately 47.75% lot coverage instead of the maximum 45% allowed. Mr. F~rsythe indicated that the proposed building setbacks met all requirements and that Staff felt the variations requested were minimal and would have no impact to the surrounding areas. Mr. John Korn, 301 William, ooke in support of the project. He posed a q/aestion regarding construction traffic for the project. He suggested that a temporary access off of Rand Road be approved in order to keep the large tracks off of the residential streets. Mr. Clements indicated that staff would also support this request. Mr. George Pepe, 318 North Owen, questioned whether the driveways could be designed so that they lineup with thO~streets in which they abut. Rev. Schmidt indicated that they would work with staff so that the issues could be resolved. Mr. Saviano questioned whether any objections were raised at the neighborhood meeting. Rev. Merrill indicated that no outstanding objections or concerns were raised at the meeting. Mr. Cassidy questioned the mount of traffic generated on a typical Sunday. Rev. Merrill indicated approximately 500. Mr. Cas~idy asked a neighbor to discuss this question. Mr. Kom indicated that the traffic on Sundays was minimal compared to the weekday tr_affle from Kensington BUsiness Center. Mr. Cassidy then read the standards for a Special Use Permit and the Zoning Board of Appeals generally discussed the request. There being no further questions, Vice Chairman Cassidy asked for a motion on the request. Mr. Brettrager moved the Zoning Board of Appeals recommend approval of a Special Use Permit for a Planned Unit Development for Christian Life Church and College with the following variations: 1. A variation to the required parking spaces of 365 to allow 332. 2. A variation to allow a lot coverage of 47.75% instead of the maximum allowed 45%. ZBA-49-SU-92 Page 3 These variations are subject to the follov~ng conditions: 1. The landbanked parking and future parking shah only be built upon the agreement of the Planning Director. The landscape plan should be redesigned and submitted to the Planning Department for approval. At a minimum, the items list On Page 3 of the staff report must be complied with. All outstanding issued and concerns of Engineering, Inspection Services and public Works shall-be addressed and resolved prior to theissuance of a Building Permit. The motion was seconded by Mr. Pratt Upon Roll Call: AYES: Pratt, Lannon, Brettrager, Saviano and Cassidy NAYS: None This recommendation will be fonvarded to the Village Board for their consideration. R~a~ nd P. Forsythe, Planner ORDINANCE NO. 4566 AN ORDINANCE AMENDING ORDINAN~E NO. 4465 C~EA.~.rSO A PLANS~D UNiT DF~LOF~mT FOR (400 EAST ~UOR¥ STREET) PASSED AND. AP~ BY THE PRESIDENT AND BOARD OF TRUSTEES the 6~h day of ,~lv , 1993 Publish~d. in pamphlet form by authority of the corporate authorities o~ ~e Village of Mo~ ~os~t, Illinois, ~e 6th ~y of July , 1993. CAF/ 6/29/93 OP. DINANCE NO. 4566 AN ORDINANCE AMENDING ORDIN~/~CE NO. 4465 C~TING A PLANNED UNIT DEVELOP~ FOR PROPERTY COI~(0NLY KN~ AS CHRISTIAN LiFE CHURCH ~ COLLEGE .(400 EAST GREGORY STREET) WHEREAS, Christian Life Churchand College (hereinafter referred to as Petitioner) has filed a petition for an .amendment to a Special Use in the~ature of a Planned Unit Development, being the subject of Ordinance No. 4465, with respect to property oommonly knownas Life Christian Church and College, located at 400 East Gregory · Street (hereinafter referred to as the Subject Property)~ and WBEREAS, the Subject Property is legally described as follows: The South 1/2 Of the Southeast 1/4 of the Northeast 1/4 of Section 34, Township 42 North, Range 11, East of the 5rd Principal Meridian, lying Westerly of Rand Road, except the North 229.93 feet, as measured at right angles and exceptthat part thereof dedicatedfor street purposes as per Document No. 18617987, in Cook County, Illinois and WHEREAS, a public hearing was held on the request for Special Use, designated as ZBA Case No. 35-SU~95, before the Zoning Board of l~peals of t~.e Village of Mount Prospect on the 27th day of May, 993, pursuant to proper legal notice h&ving been published in the Mount Prospect Herald on the 11th day of May, 199~ and ~HEREAS, the Zoning Board of Appeals has submitted its findings on the request to amend the Planned Unit Development to the President and Boardof Trusteesl and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect-have detern~Lned that the best interests of the Village of Mount Prospect will be served by the granting the request being the subject of ZBA35-SU-93. NOW, THEI~EFORE, BE IT ORDA/NED BY TH~ PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: That the recitals set forth bereinabove are incorporated as findings of fact by the Presiden~ and Board of Trustees of the Village of Mount Prospect. ~ ~ECTIONTWO: That Ordinance No. 4465 passed and approved September 1, 1992 is hereby amendedinorder to allow a two-~hase development of the church Site Plan, consisting of a 532 seat chapel on the north side of the existing building as Phase I. Phase Itwould be the 750 seat sanctuary, as shown on the original Planned Unit ~velopment Site Plan. (~cupancy of the Phase II sanctuary is subject to removal of any fixed seating in the Phase ! Chapel, and the reuse of Phase I as a multi-purpose room. The phasing plan is shown on the attached Exhibit "A~. All other conditions of Ordinance'No. 4465 shall remain in effect. SECTION THREE: This Ordinance shall he in full force and effect ZBA 35-SU-93 Page 2 of 2 from and after its passage, approval'and publication in pamphlet form in the manner provided by law. AYES: Clowes, Hendrlcks, Hoefert, Skowron, Wtlks NAYS: None A~$F~T: Corcoran PASSED andAPPROI~ED this 6th - day of July , 1990. I Trustee Clowss, seconded by Trustee Wilks, moved for passage of ordinance No. 4564 AN ORDINANCE GRANTING A SPECIAL USE AND V~RIATION 'FOR PROPERTY COMMONLY ~NOWN AS 1710 ESTATES ~ Upon roll call: Ayes: clowes, He~drioks, Noefer~, Skowron, Wil~s Nays: None Motion ca=tied. ZBA 33-V-93, 717 N. ForeSt Avenue ' An ordinance was presented for first reading ~hat would grant a variation to allow a driveway with a width of 28 feet, rather than the permitted 21 foot w~dth. The Zoning Board of APPeals recommended granting this request by e vote of 7-0. Trustee Clowes, seconded by Trustee Wilks, moved to waive the rule requ£ring two readings of an Ordinanoe. Upon roll call: Ayes: Clowss, Hendricks, Hoefer~, Skowron, Wilks Nays: None Motion carried. Trustee Cloves, seconded b~ Trustee Wllks, noved · for passage of~Ordinence No. 4565 AN ORDINANC~ GR~G A VAlt~ATION 'FOR PROP~R~Y COMMONLY KNOWN AS 717 NoRTH FOI~EST AVENUE Upon roll cell: Ayes: Clowes, gendricks, Hoefert, Showron, Wilks Nays: None Mot£on carrSed. ZBA 35-SU~.93, 400 E. Groom'S, Ch~ietien L:Lfe ~h~ An O~d~nance was presented for first readying ~hat .you,d anend tho PlaAhed Unit Develolment for the subject property to allow a ~wo-phase development with the first phase allowing a chapel with a seating capacity of 532. T~e Zoning Board o£ -Appeals recommended grenting this request by a vote of 7-0.' Trustee Clowes~ seconded by Trustee Hoefortt ~oved to waive the rule requiring two readings of en Ordinance. Upon roll call: Ayes~ Clewed, Hendricks, Hcefert, Skowron, wilks Nays: None Motion carried. Trustee Clowes, seconded byTrustee Hoefert, moved ORD.NO. 4564 ZBA 33-V-93 717 N. FOREST ORD.NO. 4565 ZBA35-S~-93 400 E.GREGORY C~RISTIAN LIFE~u~CE' ORD.NO. 4566 Page 3 - July 6, 1993 for passage of Or~inance No. 4566 AN ORDINANCE AMENDING ORDINANCE NO. 4465 GRANTING A SPECIAL USE IN THE NA'A'0~E OF A 'PL~NI~ED UNIT DEVELOPMENT FOR Tm CHI~STIAN LIFE CHURCE AND COLLF~E Upon roll Call: Ayee:.Clowes, Hendrioks, Hoefert, skOwron, Wilks Nays: None Motion Carried. ~t ZBA 38-V-93 ZBA 38-V-93, 402 South Busu Road 402 S. BUSSE RD An ordinance was presented for first 'reading that " would 9~ant a variation to allow a driveway width of 32 feet, ~ns~ead of 21 feet, a~d to per, it a parking pad/turn around apron. The Zoning Board of Appeals reco~en~ed granting this request by a vote of 7-0. Trustee clowee, seconded b~ Trustee Hoefert, moved to waiva the rule requiring two readings of an Ordinance. ORD.NO..4567 ESTATES ON MODIFICA~ZoN FROM ~PMENT CODE (Ca. 3.6) Upon roll Call: Ayes: Clowee, gendricks, Hoefer~, Skowron, Wilks Nays: None Motion carried.. Trustee Cl~we~, seconded by TrUstee Hoefert, moved for passage of Ordinano~ No. 4567 AN ORDINANCE GRANTING A VARIATION FOR ~ROPERTY CO,ONLY I(NO~N AS 402 SO0~ BUSSE RDA~) Upon roll "call: Ayes= Clowee, Hendricks, Hoe£ert, Skowron, WiCks Nays: None Motion carried. An Ordinance was presented for first reading that would grant a ~odification from the Development Code (Chapter 16) to aXlow the width o~ the new roadway to ~aper from 67.11 feet to 45 feet. The Plun Cohesion recommended granting this request by a vote of 6-0. Trustee. clowes, seconded by Trustee Wllks, moved to waive the ru/e requiring two readings of an ordinance .. ORD.NO. 4568 Upon roll call: Ayes: Clowes, Nundricks, Noefert, Skowron, Wilks Nays: None Motion carried. TrUStee Clowes, seconded by Trustee. Wilks, moved' for pessag~ Of Ordinance No. 4568 AN ORDINANCE GRANTING A MODIFICATION FROM THE DEVELOPMENT CODE FOR PROPERTY COMMONLY KNOWN AS THE ESTATES ON MARCELLA .Upon roll call: Ayes: Clowes, Helldrick~, skoWr°n, wilks Nays: None · ~:mtai.nt Hoefert Motion carried. Page 4 - ~ly 6, 1993 vILlAGE OF MOUNT PROSP~,C~I~ PLANNING DEPARTMENT Mount Prospect, Illinois TO: FROM: DATE: CASE NO.: APPLICANT: ADDRESS: LOCATION MAP: MOUNT PROSPECT ZONING BOARD OF APPEALS GIL BASNIK, CHAIRMAN RAY P. FORSYTHE, PLANNER--~.~"~' MAY 21, 1993 ZBA-35-SU-93 CHRISTIAN LIFE CHURCH AND COLLEGE 400 EAST GREGORY PROPERTY DESCRIPTION: ZONING: LOT SIZE: % COVERAGE: F.A~IL R-1 Single Family Residential 7.13 Acres Previously approved: 47.75%; Proposed: 58% N/A Gil Basnik, Chairman Mount Prospect Zoning Board of Appeals Page 2 ..REOUEST The petitioners are seeking an amendment to Planned Unit Development (PUD) Ordinance #4465 as approved on September 1, 1992 in order to allow a two-phase development of the Church development plan. The first phase would provide for chapel seating of 532 rather than 200 as indicated on the approved Planned Unit Development. PLANNING AND ZONING COMMENTS AND CONCERNS Summary of application: The petitioners have indicated that the proposed construction will have very little impact on the residences in the neighborhood because the new construction will be on the northeast side of their property facing Rand Road. Most-of the existing parking will be used with a small portion added at the north of the current parking lot. All setbacks have been met on the proposed plan. Background: The 1992 PUD for the college included a small prayer or wedding chapel on the north side of the building, and the main sanctuary of 750 seats. Preliminary construction bids for the project came in higher than expected, and at this time the petitioner is proposing to expand the size of the prayer chapel to 532 seats, as Phase I. This area will be used for church services. When demand re4ches a point so as to re.quire the larger chapel, the Phase II building will be constructed to meet this need. Impact on Surrounding Properties: The petitioners have requested to amend the approved PUD for Christian Life Church and College to allow an expansion to the north. The R~ 1 District allows a total lot coverage of 45% with a 10% bonus allowed in the PUD for a total allowed lot coverage of 49.5%. The proposed lot coverage of 58% will only be obtained if all parking, including the land banked parking is installed. Without the .land- banked parking, the total lot coverage is $1% which is not excessive and storm water can be controlled in the design of the parking areas. OTHER DEPARTMENTAL COMMENTS There are several comments regarding the engineering and fire protection of the building which will have been forwarded to the petitioners. All applicable Village Codes will be followed during the planning and construction of this project. SUMMARY/RECOMMENDATION In summary, the petitioners are requesting an amendment to the recently approved PUD to allow a larger chapel to be built as Phase I of the project. The petitioners have added additional parking as required to meet the current Zoning Ordinance. All required setbacks have been met and the land-banked parking will only be constructed if deemed necessary by the Planning Director, as previously approved. RPF:hg MINUTES OF THE REGULAR MEETING OF THE MOUNT PROSPECT ZONING BOARD OF APPEALS ZBA CASE NO. ZBA-35-SU-93, Hearing Date: May 27, 1993 PETITIONER: Christian Life Church and College · SUBJECT PROPERTY: 400 East Gregory PUBLICATION DATE: May 11, 1993, (Herald) REQUEST: The petitioners are seeking an amendment to Planned Unit Development Ordinance #4465 as approved on September 1, 1992 in order to allow a two-phase development of the Church development plan. The first phase would provide for chapel seating of 532 rather than 200 as indicated on the approved Planned Unit Development. MEMBERS PRESENT: Gilbert Basnik, Chairman Robert Brettrager Ronald Cassidy Leo Floros Peter Lannon Elizabeth Luxem Richard Pratt ABSENT: None OBJECTORS/INTERESTED PARTIES: None Chairman Basnik then introduced the next case being ZBA-35-SU-93 by Christian Life Church and College requesting an amendment to Planned Unit DeVelopment Ordinanc6 #4465 in order to allow a two phase development of the Church. Rev. Harry Schmidt and Pastor Daryl Merrill of Christian Life Church introduced themselves to the Zoning Board of Appeals. Mr. Merrill indicated that the church had received a Planned Unit Development (PUD) approval last year for their larger sanctuary and expansion-p}ax~, but that the construction bids came in high for this proposed addition. He stated that, at this time, the church would now tike to construct their masterplan in a two phase project. Mr. Merrill noted that the original PUD had a small 200 seat chapel on the north side of the building. At this time they would like to expand the seating of that chapel to 532 seats and construct the large? 750 seat sanctuary on the east side of the building at some. point in the future when their congregation grows to a size to support the increased seating. ZBA-35-SU-93 Page 2 Ray Forsythe then summarized the Stuff report for the Zoning Board of Appeals. He noted that .the. church received a PUD approval on September 1, 1992 for the large church masterplan that included a 750 seat sanctuary, and now the church would like to do a two phase development. Mr. Forsythe noted that the proposed construction will have very little · impact on the neighborhood as residences are far west of'the church property, and most of the construction and parking 10t improvements will be facing Rand Road. He stated that all ~etbacks had been met on the proposed plan. Mr. Forsythe confirmed that the small prayer wedding chapel on the oylginai PUD had been for approximately 200 seats, and the church would like to expand this area now to 532 seats as a Phase I. The Phase H development of the church would be the larger sanctuary as noted on the ori~nal PUD. Mr. Forsythe noted that, as with the original PUD, an are. a of land banking'for parking is provided in order to allow an option for the maximum number of parking spaces to be built, if the demand were justified with the Phase II church construction. Chairman Basnik asked for comments from the Zoning Board of Appeals. Mr. Larmon pointed out that the Phase I seating is proposed to be 532 and the Phase H seating would be 750, and that the total of these two exceed the seating that was approved in the original PUD. Mr. ! annon asked what would happen to the Phase I area after co~truction of the larger sanctuary. Mr. Merrill stated that this area would be converted to'a fellowship hall or a multi-purpose room and that both sanctuaries wOUld not be used at the same time. Chairman Basnik asked hownuany members the church currently has, and Mr. Merrill stated that they approximately have 450 to 500 members and they meet in two services. Mr. Merrill stated that the growth of the church is limited by the seating capacity of the existing facility. Mr. Floros asked about the Christian Life College and how many students were presently enrolled. Mr. Merrill stated that there are 75 full-time students currently in the college. Mr. Cassidy asked for the location of the Park District property and Mr. Merrill Stated that this property is 7 acres just north of the church and college site. Mr. Lannon asked Mr. Clements if the Phase II development as shown in the PUD would require.further approval by the Zoning Board of Appeals. Mr. Clements stated that if'the Phase H is approved on this PUD request~ then there would be no additional public hearing necessary. Mr. Clements also stated that it was his belief that the fixed s~ating in the Phase I chapel would be removed and that this should help solve the concerns about the combined seating of both phases. Mr. Merrill stated that the seating would be removed from the Phase I chapel if the larger sanctuary is ever constructed. · No one appeared to speak in favor or opposition to the request. The Zoning Board of Appeals generally discussed the PUD amendment, and it was noted that the two phase approach allows the church to have some flexibility in their construction plans to address the size and growth of the congregation, and the ultimate needs of the church and college. ZBA-35-SU-93 Page 3 Accordingly, Chairman Basnik asked for a motion on the request. Mr. Brettrager moved that' the Zoning Board recommend approval of a two phase PUD for Christian Life Church and College. The motion was seconded by Mr. Pratt. Upon Roll Call: AYES: Brettrager, Floros, Luxem, Lannon, Pratt, Cassidy a/ad Basnlk NAYS: None The motion was approx;ed by a vote of 7-0. This recommendation will be forwarded to the Village.Board for their consideration. :.- Respectfully submitted, David M. Clements, Director of Planning VILLAGE OF MC 3NT PROSPECT COMMUNITY DEVELOPMENT DEPARTMENT - planning Division 100 s. Emerson Street Mount Prospect, Illinois 60056 Phone 847.818.5328 FAX 847.8 [ 8.5329 Application for Conditional Use Approval Z Case Number O ZBA - Date of Submission ~1 Hearing Date t~ Address(es) (Street Number. Street) 4400 East; Gregory S% Mount; Sit~ Area (Acres) I Property Zoning Total Building Sq. Ft. (Site) 7.12 I R-1 (PUD) Setbacks: Front 30' 0" Building Height 30' O" Rear / Side 25' 0}' 20' 0" Lot Coverage (%) Number of Parking Spaces Adjacent Land Uses: No~h I South I East Park Resl ~b=nt j a 1 Commercial T~x I.D. Number or County A~signed Ph% Number(s) ISide 10'0" IWest Residential Legal Description (attach additional sheets if necessa:T) ~.:.: AT~AC~ED - Telephone (day) 847-259-'1840 ~ schmidt, President Corporation Telephone (evening) Christian Life College Street Address 400 E. G~-e~v~y ST. City Interest in Property Co~ !eq, e Pres~nt I State I Zip Code 'n. I 6oos6 Fax 847-,'~-259-3888 IPager · , e-mail- hschmidt @ cbristianl if ec°l le~- Name Telephond .,) - Corporation Telephone (evening) -- i Street Address Fax: - City' State Zip Code Pager Developer Name Robin K. Rol~--t:$ Telephone (day) 608-257-0500 i Address 849 E. Washington Ave. Fax 608-257-4374 Madi ~ono WI 53703 Attorney Name Telephone (day) Address Fax Surveyor Name Telephone (day) Address ~ ~ Fax Engineer ',lame Telephone (day) ~.ddress Fax Architect Name Greqory M. Cashman~ AZA Telephone(day): 608-257-0200 Address 849 E. Washinqton Ave. Fa~x 608-257-0204 - Madison, WI 53703 Landscape Architect Name Telephone (day): Address Fax _ Mount Prospect Department of Community Development Phone $4"/.S I8.:532S Fax 847.818.5329 100 South Emerson Street, Mount Prospect Illinois .. 2 TDD g47.392.fi0~a Pressed Conditional Use (as listed in the ~ning dis~'ict) -- Describe in Detail the Building ~d Activities Proposed and How the Proposed U~ Mee~ the Attached S~ndards for - Conditional Use Approval (attach additional shee~ it'nece~ary) Aefl'~ion recmested is to amend, existing ordinance No, 4465, to include two student dwelling buildings, with a maximbm capacity of 48 persons per each building. - . Approval requested would include assoc, parking, utilities, and landscaping. Further approval requested is the granting of a Conditional Use Permit to construct phases one, two, three, and four as illustrated on the sutxaitt~] drawings. ( SEE A~TAC~I~D DRAWINGS) . Hour~ et' Operation Stlldfan9 h~l~(nn/ ~'P11KiAn(' f~_nter: 24 hrs. Library/ Colleqe ftlncLions: 6:00 AM - 10:00 PM Address(es) (Street Number, Street) 400 E. washington ST Site Area (Acres) Property Zoning Total BuHdlng Sq. Ft. (Site) Sq. Ft. Devoted to Proposed Use .i 7.12 R-1~ (P.U.D) . Setback:. d Front Rear Side0' 0" Sid - 0' 0" a0'0" 25'0" Building Height Lot Coverage {%) Number of Parking Spaces' ~0'0" . Please note that the application will not be reviewed until this Petition has been f~lly completed and all required plans and other materials have been satisfactorily submitted to the Planning Division. Incomplete submittals will not be accepted. It is strongly sfiggested that the petitioner schedule an appointment with the appropriate Village staff so that materials can be reviewed for accuracy and completeness 'at the time of submittal. In consideration of the information contained in this petitiOn as well as all supporting documentation, it is requested that approval be given to this request. The applicant is the owner or authorized representative of the owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount Prospect and their agents permission to enter on the property during reasonable hours for visual inspection of the subject properg'. I hereby affir~at all inform,~t~n provided herein and in all materials submitted in association with this application are true and accurate to t~e b!st °%~Yff~6wlldgI- If applicant is not property owner: I hereby designate the applicant to act as my agent for the purpose of seeking the Variation(s) described in this application and ~he associated lO0 South Emerson Street. Mourn Prospect Illinois Phone 8~t7-$15.5325 Fax 847.81 $.5329 School .Street - Owen Street" -' '11~ Owen Street- I I I School Street Owen Street- - II ': School-Street '* Owen Street- .... ~"~ School'Street* School-Street .... ..... ::IF-: Owen ~treet .... -- II I ll'"",tt-k-tH I III',', III"ID,,,, ,, School-Street - Owen Street ORDINANCE NO. AN ORDINANCE AMENDING ORDINANCE NO. 4566 RELATIVE TO A CONDITIONAL USE PERMIT (PLANNED UNIT DEVELOPMENT) FOR PROPERTY LOCATED AT 400 EAST GREGORY STRFF:T .WHEREAS, Harry Schmidt, agent for Christian Life College, (hereinafter referred to.as Petitioner) has filed a petition to amend the Planned Unit Development being the subject of Ordinance No. 4566, approved July 6, 1993, for a Conditional Use permit with respect to property at 400 East Gregory Street (hereinafter referred to as the Subject Property), and legally described as follows: The south % of the SE ¼ of the NE ¼ of Sec. 34, Township 42 North, Range 2 East of the 3rd Principal Meridian, lying Westerly of Rand Road except the.N. 229.93', as measured at right angles and except that part thereof, dedicate'd for street purposes, as per Doc. #18617987, in Cook County, Illinois; and WHEREAS, Petitioner seeks an amendment to the Planned Unit Development being the subject of Ordinance No. 4~566 to allow the construction of multiple structures including student housing facilities, a library, an administrative student center, a 950-seat sanctuary, and the conversion of the existing chapel to a multi-purpose room; and WHEREAS, a Public Hearing was held on the request being the subject of ZBA Case No. 36-01 before the Planning and Zoning Commission of the Village of Mount Prospect on the 24t~ day of January, 2002, pursuant to proper legal notice having been published in the M~unt Pro.~pent DMly Herald On the 9th day of January, 2002; a_nd WHEREAS, the Planning and Zoning Commission has submitted its findings and positive reb. ommendation on the proposed amendment to a Planned Unit Development to the President and Board of Trustees; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have determined that the best interests of the Village of Mount Prospect would be attained by granting the requests in ZBA 36-01. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: S.E_C_T_LOJJ_O_tJ_~ 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. Page 2/3 ZBA 36-01 ~_¢~%~2~L~Q; Ordinance No. 4566 granting a Conditional Use permit, passed and approved on July 6, 1993, is hereby amended by granting a Conditional Use permit to include the construction of student housing facilities, a library, an administrative student center, a 950-seat sanctuary, and the conversion of a multi-purpose room upon completion of the sanctuary, as shown on the attached Site Plan, dated January 29, 2002, a copy of which is attached hereto and hereby made a part hereof as "Exhibit A". ~.¢_~LO~LT~: This amendments being the subject of this Ordinance is subject to the following conditions: 1. Development of the site in conformance with the site plans prepared by Roberts construction, dated January 29, 2002; 2. Submission of a final landscape plan meeting all requirements of Article XXIII Landscape Code of the Village of Mount Prospect Zoning Code and also includes the following: a. Phase I shall include the addition of five percent landscaping to the interior of the existing parking lot; b. A continuous three-foot hedge of varying species along the perimeter of the east, south, and portions of the west property lines, without creating sight triangle obstructions and allowing for flexibility along the north lot line; c. Increased foundation landscaping on the west and south elevations of the new buildings; d. Pine trees along the east area of the Phase V parking area that screen the entire parking area; 3. Submission of a lighting plan as required by Sec. 14.2219 of the Zoning Ordinance; 4. Submittal and approval of final Engineering Plans meeting all Development Code requirements which include but are not limited to: a. All Development Code requirements be met in Phase I with particular concern paid to the impacts of storm water management; b. Loop the water supply if the Engineering Division determines that a looped design is necessary to eliminate 'dead end' water mains that service the new student housing units and the required fire hydrants; c. All phases of the development shall be designed and submitted for review and approval with the Phase I improvements to ensure compatibility between the phases. 5. Submittal of final building plans meeting all applicable Building Code and Fire Code requirements which include but are not limited to: a. The access road is to be constructed in accordance with Development Code requirements (paved) and without gates; Page 3/3 ZBA 36-01 b. Provide hydrants on-site as determined necessary by the Village's Fire Code, Fire Prevention Bureau, and Public Works; c. Buildings are to be provided with an automatic sprinkler and fire alarm systems; d. All construction must meet the Village's Building and Fire Codes. 6. The petitioner shall make an application to IDOT for access off of Rand Road, work with Village Planning and Engineering staff to establish the best access point from Rand Road, and close the curb-cut off of Owen Street; 7. Approval of appropriate permits by I.D.O.T. and M.W.R.D. 8. The basement storage remains as storage space and is not used for office space, a meeting room, or any other use that would require parking as required by the Village Zoning Ordinance. 9. All phases of the project shall be completed in five years, from the date the building permit is issued. ~E~_~LOJ~LED~: 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 ,2002. ATTEST: · Paul W. Hoefert Mayor Pro Tem Velma W. Lowe Village Clerk