Loading...
HomeMy WebLinkAbout5. Old Business 11/15/2011Village of Mount Prospect ° t� Community Development Department MEMORANDUM TO: MICHAEL E. JANONIS, VILLAGE MANAGER FLT IE FROM: DIRECTOR OF COMMUNITY DEVELOPMENT VILLAGE OF M1 PROSPECT DATE: NOVEMBER 9, 2011 SUBJECT: PZ -17- 101501 MIDWAY DRIVE / CONDITIONAL USE (COMMUNITY CENTER AND SCHOOL) / NIAGARA EDUCATIONAL SERVICES, INC. The Petitioner is seeking approval of a Conditional Use to operate a 42,614 sq. ft. community center and 29,569 sq. ft. school. The case was originally reviewed and recommended for approval by the Planning and Zoning Commission by a vote of 7 -0 on January 27, 2011. Since this hearing date the Petitioner has been attempting to secure financing for the project for review by the Village Board. The attached information details the financing the petitioner has obtained for the project. As currently proposed the financing received will not cover the costs of the entire project. Therefore the petitioner is proposing to perform the build -out of the facility over two phases. Phase 1 will include the construction of the first level of the school and the majority of the cultural center. Phase 2 will include the second level of the school and remaining areas of the cultural center (auditorium and multi- purpose room). If approved by the Village Board, Phase 1 will be completed within a period of two years of receipt of zoning approval. Phase 2 would be completed within five years of the completion of Phase 1. Exhibits detailing the phasing of construction are provided in the attachments. Please forward this memorandum and attachments to the Village Board for their review and consideration at their November 15, 2011 meeting. Staff will be present to answer any questions related to this matter. William J. Cooney, Jr., A I t P H:WLAN1PIann1ng &Zoning COMW&zall iWEJMcna TZ-1? -1950I MiOl yDr-Niagau(CU Colnimmnsry Ccmcr and SUw 010911 Jac Village of Mount Prospect Community Development Department MEMORANDUM 1 11 TO: MICHAEL E. JANONIS, VILLAGE MANAGER FROM: DIRECTOR OF COMMUNITY DEVELOPMFNT POLE Copy , VILLAGE OF DATE: FEBRUARY 3, 2011 MT, PROSPECT SUBJECT: PZ -17- 101501 MIDWAY DRIVE / CONDITIONAL USE (COMMUNITY CENTER AND SCHOOL) / NIAGARA EDUCATIONAL SERVICES, INC. The Petitioner has received four zoning request approvals for the Subject Property in the past. The oldest zoning approval dates back to 2003 and the most recent zoning approval dates back to 2009. In each instance the petitioner has allowed the conditional use approval to expire prior to obtaining a building permit from the Village. The following table outlines the zoning approvals previously granted and the current request for the Subject Property: PZ -16 -03 C.U. tooperate a Community Center with 7 guest rooms August 19, 2003 5363 Amendment of Ordinance 5363 to allow a Community PZ -03 -04 Center with 16 guest rooms, increased hours of operation, February 17, 2004 5414 and modification of the originally approved floor plan PZ -09 -07 C.U. to operate a 42,614 sq. ft. Community Center and Jane 19, 2007 5633 18,454 sq. ft. School PZ -29 -08 C.U. to operate a 42,614 sq. ft. Community Center and April 8, 2009 5729 29,569 sq. ft. School PZ -17 -10 C.U. to operate a 42,614 sq. ft. Community Center and Current Request 29,569 sq. ft. School The Petitioner is currently seeking approval of a Conditional Use to operate a 42,614 sq.ft. community center and 29,569 sq.ft. school. The current proposal does not significantly differ from either of the 2009 and 2007 approvals. The community center and school would offer the same services and events as the previous Conditional Use permit. The community center would occupy approximately 60 % of the building while the proposed school would occupy 40 %. The community center would include guest rooms, conference rooms, a gymnasium, a stage, offices, and three classrooms. The school would include classrooms, labs, library, and a gym. The school will teach grades K -8 and high school sometime in the future. The Petitioner anticipates a student enrollment of 220 students for K -8 grades and 220 for the high school. The Planning and Zoning Commission conducted a public hearing to review the request on Thursday, January 27, 2011, and by a vote of 7 -0, recommended approval of a Conditional Use to operate a community center and school, subject to the conditions listed in the staff report for the property at 501 WflWb1ft WLAMPIannft &Zoning C0MM)P&Z 2010N0 M— )PZ -]0 501 Midway Dr Niagara(CU C—uniry C to and Sdwol).do PZ -17 -10 Page 2 Midway Drive, Case No. PZ- 17 -10. Details of the proceedings and items discussed during the Planning and Zoning Commission hearing are included in the attached minutes. Please forward this memorandum and attachments to the Village Board for their review and consideration at their February 15, 2011 meeting. Staff will be present to answer any questions related to this matter. . William J. Cooney, Jr., AICP 51VfIWbIhodM ANWIaan*g & Zoning COMM1P&Z 20101NM MemoslPZ,17•l0 50l Midway Dr- NiagugCl1 Cammmnity Center and Schaoq.da 0 • MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -17 -10 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: PIN NUMBER: REQUEST: MEMBERS PRESENT: MEMBERS ABSENT: STAFF MEMBERS PRESENT: INTERESTED PARTIES: Hearing Date: January 27, 2011 501 Midway Drive Robert Kirk January 12, 2011 FOL E COPY VILLAGE OF MT. PROSPECT 08 -23- 402 - 010 -0000 Conditional Use (Community Center and school) Richard Rogers, Chair William Beattie Joseph Donnelly Leo Floros Theo Foggy Ronald Roberts Keith Youngquist None Brian Simmons, AICP, Deputy Director of Community Development Consuelo Andrade, Development Review Planner Robert Kirk, Yasar Serlik, Ergun Koyuncu, Serdar Kartal, Selvi Arif7, Jennifer Rivera, Memis Cetinkaya Chairman Richard Rogers called the meeting to order at 7:32 p.m. Chairman Rogers stated that the last case on the agenda, PZ- 19 -10, 1601 S. Busse Road would be continued to the February 24, 2011 Planning and Zoning Meeting. Mr. Donnelly made a motion to approve the minutes of the October 28, 2010 meeting; Mr. Beattie seconded the motion. The minutes were approved 7 -0." After hearing one previous case, Chairman Rogers introduced Case PZ- 17 -10, 501 Midway, Niagara Educational Center at 7:47 p.m. Ms. Andrade stated the Petitioner requested a Conditional Use to operate a community center and school at 501 Midway Drive. The Subject Property is located on Midway Drive, a cul -de -sac street on the west side of Elmhurst Road, between Algonquin Road and Oakton Street. Ms. Andrade said the Subject Property is zoned B -3 Community Shopping and contains an office /warehouse building with related improvements. The property is bordered to the north and east by the B -3 District, and to the south and west by the R -4 Multi- Family Residential District. She said the Subject Property has a zoning history of Conditional Use approvals. The oldest zoning approval dates back to 2003 and the most recent zoning approval to 2009. In each instance, the Petitioner has allowed the Conditional Use approval to expire prior to obtaining a building permit from the Village. The Petitioner's current request is to operate a 42,614 square foot community center and 29,569 square foot school such as was proposed in 2008. Ms. Andrade stated the community center and school would offer the same services and events as the 2008 approval. The community center would occupy approximately 60% of the building while the proposed school Richard Rogers, Chair PZ -17 -10 Planning & Zoning Commission Meeting January 27, 2011 Page I of 6 0 r would occupy 40 %. The school would teach grades K -8, and high school sometime in the future. The Petitioner would be required to make site and building improvements that were previously required, but never completed. Ms. Andrade showed a floor plan that illustrated the interior layout of the I" floor. The community center would occupy the southern portion building and would include a gym, offices, stage, assembly area, and classrooms. The school would occupy the northern portion of the building and would consist of a library, lab rooms, and classrooms. Ms. Andrade stated the second floor of the community center would include guest rooms.and offices, just like the Conditional Use permits previously approved. The second floor of the school would have classrooms and a computer room. Ms. Andrade said the Zoning Ordinance required parking based on the use of each space. The required parking for the community center is based on the square footage of each space and would require 167 parking spaces. The school's parking is based on the number of staff and high school students. The Village Code does not have a parking requirement for the K -8 students. Therefore, as currently proposed, the 35 staff members and 220 high school students would require 63 parking spaces. Therefore a total of 230 parking spaces are required. As proposed, the site would not comply with the required parking by providing only 218 parking spaces. The number of high school students would be required to be reduced in order to comply with the 16 parking spaces available for student parking after the community center and staff members have been taken into account. Ms. Andrade stated Staff had concerns that a parking deficiency may occur, the Petitioner would be required to submit enrollment lists to document compliance with the Village's parking regulations. Ms. Andrade said besides the required Conditional Use, a building permit would also be required for the proposed uses. Compliance with all fire and building codes for an assembly and educational occupancy would be required. Additionally, one side of Midway Drive as well as the bulb of the cul -de -sac should be designated as `No Parking Fire Lane'. Site improvements, including the parking lot, would also have to completed per Village Code requirements. Finally, a photometric plan would be required to be submitted to ensure compliance with the lighting section of the Village Code. Ms. Andrade stated the standards for Conditional Uses are listed in the Zoning Ordinance and include specific findings that must be made in order to approve a Conditional Use. A summary of the standards are that the Conditional Use must not have a detrimental impact on the public health, safety, morals, comfort or general welfare; the Conditional Use will not be injurious to the use, enjoyment, or value of other properties in the vicinity; and adequate provision of utilities, drainage, and design of access and egress to minimize congestion on Village streets. Ms. Andrade said the Petitioner's request has not changed from the previous Conditional Use approval to operate a community center and school on the Subject Property. The community center would offer the same services and events as the previous request. The school's student enrollment and staff would be restricted as necessary in order to comply with parking requirements. The Petitioner has agreed to submit enrollment lists to the Village upon request of the Director of Community Development to document compliance with the Village's parking regulations. The footprint of the building would remain the same and exterior improvements will be required. Ms. Andrade stated based on Staff's analysis, Staff recommended that the Planning & Zoning Commission recommend the Village Board approve the motion presented in the Staff Report. The Village Board's decision is final for this case. Mr. Floros asked what kind of activities were presently going on at the Subject Property. Ms. Andrade stated that only office space for Niagara Educational Services was in operation. Chairman Rogers confirmed with Staff that they have reviewed on -site that only the office use was in operation. Richard Rogers, Chair PZ -17 -10 Planning & Zoning Commission Meeting January 27, 2011 Page 2 of 6 • r Chairman Rogers swore in the Petitioner, Robert Kirk of Group A Architects, 1100 Landmeier Road, EIk Grove Village, Illinois. Mr. Kirk stated that he is the architect for the project. He said one of the reasons why the project has not moved forward was due to Staff s recommendation of having the financing in place before the zoning process. Mr. Kirk stated that money has been set aside and donated to move forward with the project. He said the Turkish cultural heritage is very strong in the Chicagoland area and the Subject Property would be the central location. Mr. Kirk stated that the school would be a part of the cultural center and open to the public. It would be a club like atmosphere where members could join and utilize the facility. Mr. Kirk said traffic would not be an issue since the Subject Property is located at the end of a cul -de -sac 600 feet from Elmhurst Road. Mr. Kirk stated that he is in agreement with the fire lane and fire access requests. Mr. Kirk showed the site plan for the project. He said there would be three separate entrances to the building. The entrance to the north would be for the school which would be separate from the public entrance for the cultural center that is located on the southeast side of the building. The door just north of the public entrance would access offices that currently exist on the second floor. Mr. Kirk referenced and explained the floor plan. The cultural center contains an auditorium that would host dance recitals, cultural events, and guest lecturers. There would also be a commercial kitchen located on site with no liquor being served in the building. Located to the west of the cultural center would be the area for private members that have access to the second floor and the guest rooms. The guest rooms could be rented out to people visiting from overseas or relatives for a short stay. The north segment is where the school will be located. Chairman Rogers swore in the President of the Board, Yasar Serlik, 7636 W. Rascher Avenue, Chicago, Illinois. Chairman Rogers asked Mr. Serlik if he was aware that this case has come before the Planning and Zoning Commission several times over the past seven years. He also asked if the funding for the cultural center and school were in place in addition to concerns regarding the parking lot, fire lanes, and landscaping. Mr. Serlik stated that he believed that the fire lane has been addressed. Mr. Serlik agreed to the recommendations by Staff in regards to improving the site and stated that the financials are in place. Chairman Rogers asked if Mr. Serlik was aware of additional changes that Staff required in regards to lighting, landscaping, and storm water detention. Mr. Serlik was aware and agreed to the recommendations. Mr. Beattie asked if the financing has been secured. Mr. Serlik stated that Niagara currently has $800,000 of cash in place. In addition, he has talked with the bank and cannot move forward until the Conditional Use Permit has been issued and then the drawings could be reviewed. Mr. Beattie asked what is different now than when this case came forward in 2009. Mr. Serlik said that $300,000 has been spent on the drawings for the permit which can be issued soon. He stated that they also have the surplus of cash and additional support from parents. Chairman Rogers asked if there is still overall support for this project from parents and other individuals. Mr. Serlik confirmed that there is still support for the project. Mr. Foggy asked what would be the overall hours for the establishment. Mr. Serlik said that the school may be 8 a.m. to 3 p.m. or 4 p.m. (subject to change) with the cultural center hours varying depending on the type of event. Chairman Rogers stated with the guest rooms that it could be a 24 -hour establishment. Mr. Youngquist discussed the guest rooms and was confused when the Petitioner stated that rooms would be rented. He was under the impression that the guest rooms were for guest faculty and lecturers, not being rented out. Mr. Youngquist confirmed the overall budget for the project was $3.2 million. He was concerned with this figure for the amount of work that needed to be completed. Mr. Serlik said there are a lot of volunteers on the project and believed that it could be completed with the budget allowed. Richard Rogers, Chair PZ -17 -10 Planning & Zoning Commission Meeting January 27, 2011 Page 3 of 6 0 M Chairman Rogers asked Mr. Kirk if he put together a budget for the project. Mr. Kirk stated that a preliminary budget has been put together. He said that construction of heavy steel and concrete work had already begun on the south side of the building. This construction was stopped by the Village 3 -4 years ago. Chairman Rogers asked if there was a permit for that work. Mr. Simmons responded there was a permit issued approximately 4 years ago as one of the early approvals for some work inside the building and that the contractor went a little bit beyond what the permit permitted. A stop work order was issued and no work has continued at the Subject Property since then. Mr. Simmons stated that there is some work inside that still needs to be completed. Chairman Rogers asked what the preliminary budget was. Mr. Kirk said the preliminary budget was $3.2 to $3.3 million. Mr. Beattie asked if anyone had projected the cost of the entire project. Mr. Kirk stated that the building structurally is in good shape. He stated that he is not increasing the footprint of the building or doing major structural work. Mr. Beattie had concerns about the project not having enough money to complete it. Chairman Rogers swore in Ergun Koyuncu; 570 Jamison Lane, Hoffman Estates, Illinois. Mr. Koyuncu stated that he was involved with the project from the beginning. He discussed the construction that Mr. Kirk addressed on the south side of the building. Mr. Koyuncu said all the foundation and structural work was erected. The only part that is missing is the joist and the light weight concrete. The underground plumbing has been completed, but there were some issues with the Metropolitan Water Reclamation District (MWRD). Mr. Koyuncu stated that worked ceased when the Building Department issued the stop work order. He said shortly after this the financial crisis hit and they were unable to receive financing. Mr. Koyuncu stated their money that has been previously mentioned along with an additional $700,000 promised along with banks interested in financing. He said the work previously mentioned on the south side of the building has already been paid for in the amount of $500,000. Mr. Koyuncu discussed the history of the various architects for the subject property. He said that Gensler was the second architect assigned to the project and could not get them through the building process and they were eventually fired. Mr. Koyuncu then stated Mr. Kirk was hired and they are ready to complete the project. Chairman Rogers asked if construction costs were obtained. Mr. Koyuncu said yes, but there were some issues that needed to be addressed with the Building Department. He stated that the Building Department required the Conditional Use before they would look at the plans. Mr. Koyuncu stated that the bids they have received are within the budget for the project. Chairman Rogers asked if there were access funds available to complete the additional work that is needed to be done on site that has not been addressed. Mr. Koyuncu said the fire lane and the accessible signage has been installed and inspected and approved by Ms. Andrade. Mr. Koyuncuc did not recall any written comments regarding storm drainage. Ms. Andrade clarified that the parking lot permit that was issued and approved was for re- pavement and re- sealing of the south parking lot. The Staff report listed additional improvements to the overall parking lot as required by the Engineering Division and Zoning. Mr. Kirk said there were comments from the Engineering Division in regards to storm water that still needed to be addressed. He stated that this would not be an issue cost wise and would require MWRD's approval. Chairman Rogers asked the Petitioner if the storm water issue was under his contract to complete. Mr. Kirk said yes. Chairman Rogers asked the Petitioner if he was aware of the lighting and landscaping that was required. Mr. Kirk stated that he would take care of all these items. Mr. Foggy asked if there was a construction schedule in place for the project. Mr. Kirk stated that construction on the south side would continue, but there would also be a strong emphasis to get the school completed and opened by September so they would not miss a school year. He said that they would not like to move kids from the existing school in Niles to the Mount Prospect location during the year. Mr. Kirk understood that there are a number of items that need to be completed on the outside in order to get the school operational by September. He stated that the Village would not allow the school to operate unless the items required outside have been completed. Richard Rogers, Chair PZ -17 -10 Planning & Zoning Commission Meeting January 27, 2011 Page 4 of 6 ! 0 Mr. Kirk discussed the school portion of the project. He said the school is successful and currently exists in Niles The school currently rents their location and there is not a cultural center close by. He stated the Mount Prospect location was beneficial for the school and the community. Chairman Rogers swore in the Science Academy of Chicago's Principal, Serdar Kartal, 2144 W. Morse, Chicago, Illinois. Mr. Kartal said the school is currently located in Niles where the school rents an old Catholic school building. There are currently 113 K -8 students. Mr. Kartal stated that both kindergarten and first grade are almost booked. He believed the cultural center element would bring in additional students. Mr. Kartal said the school has been very successful in math and science competitions and has a dedicated staff. Chairman Rogers confirmed that the school is certified by the State of Illinois. He asked Mr. Kartal if he was aware of the limits placed on the number of high school students due to the amount of parking spaces and that the enrollment would be monitored by the Village. Mr. Kartal understood and said that the school was already limiting classroom sizes to a maximum of 18 students to ensure that enrollment does not go over the maximum amount of students permitted. Chairman Rogers said the Village was happy to have the school locate to Mount Prospect, but the Village needed to see some action in regards to the school attempting to move forward with the permits. Mr. Kartal stated that there was definite support from the parents to get the project completed. He believed that the school would prosper with the new location and support. Mr. Kartal stated some of the families were even looking to move closer to the school from surrounding communities. Mr. Simmons stated that the cultural center is the primary use of the property and the school is being considered a secondary use. Before the school could be in operation, a Certificate of Occupancy (CO) would need to be issued for the cultural center. There was brief discussion regarding the project's timeline. It was determined that the project would take five months to complete. Mr. Kirk said the same set of drawings have been in for permits for six years without any changes. He believed that his clients have not been well served by the previous architect on the project_ Mr. Kirk stated that he has been involved with the project for one year. The previous Conditional Use expired in February 2009. Mr. Kirk stated that they came to the Village to request a new hearing, but was advised by Community Development Director Bill Cooney to hold off until the financing for the project was in place. Chairman Rogers confirmed with the Petitioner that the permit could potentially be issued quickly since the plans have been sitting with the Village for while. Mr. Kirk stated that all comments have been addressed and they are very close. Mr. Youngquist asked if Niagara owns the drawings. Mr. Kirk said Niagara now owns the drawings due to a settlement with the previous architect. Chairman Rogers swore in Selvi Arifi, 8636 Stolting, Niles, Illinois. Ms. Arifi said she is a parent of children who attend the school, but is also employed by the school as well. She said the school has a very dedicated and passionate staff. Chairman Rogers asked if Ms. Arifi was a member of the cultural center, she stated that she was not. Chairman Rogers swore in Jennifer Rivera, 481 Lauren Lane, Buffalo Grove, Illinois. Ms. Rivera stated that she was a parent of two boys who attend the school. She said this was her sons' first year at the school; they transferred from the public school system. Ms. Rivera stated that the school was family oriented and commended the teaching staff for their dedication. Chairman Rogers asked if Ms. Rivera was a member of the cultural center, Ms. Rivera replied no. Mr. Kirk discussed the school and stated that the cultural center was the primary use for this project and would be an emphasis for the Turkish community. Richard Rogers, Chair PZ -17 -10 Planning & Zoning Commission Meeting January 27, 2011 Page 5 of 6 0 0 Chairman Rogers asked Mr. Kirk to address the guest rooms as previously discussed. Mr. Kirk stated that the guest rooms would be for traveling groups that would be presenting themselves for cultural events. There would be an opportunity for relatives to utilize those rooms, but did not know if there were any arrangements to charge for the rooms. Mt. Roberts confirmed with the Petitioner that the rooms would not be rented out to the general public; only to those who have access to the cultural center's club. Mr. Youngquist said that due to zoning, the rooms cannot be perceived as a hotel option. Mr. Kirk agreed and re- stated that the rooms would not be rented to the general public. Mr. Youngquist stated that he saw no changes regarding this entire project from the last time it went before the Planning & Zoning Commission with the exception that there was a different architect assigned to the project. Chairman Rogers swore in Memis Cetinkaya, 1510 Dempster Street, Mount Prospect, Illinois. Mr. Cetinkaya stated that he has been a Mount Prospect resident since 2003 and said there always has been a need for a cultural center in the community. He said the cultural center space is needed to entertain guests and groups from other communities. Mr. Cetinkaya stated the guest rooms would allow the cultural center to bring in and entertain guests from central Asian countries. He said that the members of the cultural center are determined to complete the project so they could have a space of their own. Chairman Rogers stated that the cultural center and school are an asset and are welcomed to the community, but he wanted to make sure the group was committed to completing the project. Chairman Rogers asked if there was anyone else in the audience to address this case. Hearing none, he closed the public portion of the case at 8:35 p.m. and brought the discussion back to the board. Mr. Youngquist made a motion to approve a Conditional Use to operate a Community Center and a School for the property at 501 Midway Drive, Case No. PZ- 17 -10, subject to compliance with the conditions of approval as listed in the staff report. Mr. Donnelly seconded the motion. UPON ROLL CALL: AYES: Beattie, Donnelly, Floros, Foggy, Roberts, Rogers, Youngquist NAYS: None Motion was approved 7 -0. The Village Board's decision is final for this case. After bearing one additional case, Mr. Donnelly made a motion, seconded by Mr. Beattie to adjourn at 8:58 p.m. The motion was approved by a voice vote and the meeting was adjourned. Ryan Kast, Community Development Administrative Assistant Richard Rogers, Chair PZ -17 -10 Planning & Zoning Commission Meeting January 27, 2011 Page 6 of 6 0 Village of Mount Prospect Community Development Department CASE SUMMARY — PZ -17 -10 LOCATION: 501 Midway Drive PETITIONER: Robert Kirk OWNER: Niagara Educational Services, Inc. PARCEL #: 08 -23 -402- 010 -0000 LOT SIZE: 3.67 acres ZONING: B3 Community Shopping LAND USE Office/Warehouse REQUESTS: Conditional Use (Community Center and school) • FUL C COPY VILLAGE OF MT. PROSPECT LOCATION MAP Village of Mount Prospect Community Development Department MEMORANDUM TO: FROM: DATE: HEARING DATE: SUBJECT: BACKGROUND MOUNT PROSPECT PLANNING & ZONING COMMISSION RICHARD ROGERS, CHAIRPERSON CONSUELO ANDRADE, DEVELOPMENT REVIEW PLANNER JANUARY 11, 2011 JANUARY 27, 2011 I V PZ -17 -10 / CONDITIONAL USE (COMMUNITY CENTER AND SCHOOL) / 501 MIDWAY DRIVE / NIAGARA EDUCATIONAL SERVICES, INC. A public hearing has been scheduled for the January 27, 2011 Planning & Zoning Commission meeting to review the application by Robert Kirk (the "Petitioner ") regarding the property located at 501 Midway Drive (the "Subject Property "). The Petitioner is seeking Conditional Use approval for a community center and school. The P &Z hearing was properly noticed in the January 12, 2011 edition of the Journal Topics Newspaper. In addition, Staff has completed the required written notice to property owners within 250 -feet and posted a Public Hearing sign on the Subject Property. PROPERTY DESCRIPTION The Subject Property is located on Midway Drive, a cul -de -sac street on the west side of Elmhurst Road, between Algonquin Road and Oakton Street. The Subject Property contains an existing one -story office /warehouse building with related improvements. The Subject Property is zoned B -3 Community Shopping and is bordered to the north and east by the B -3 District, and to the south and west by the R -4 Multi - Family Residential District. SUMMARY OF PROPOSAL The Petitioner has received four zoning request approvals for the Subject Property in the past. The oldest zoning approval dates back to 2003 and the most recent zoning approval dates back to 2009. In each instance the petitioner has allowed the conditional use approval to expire prior to obtaining a building permit from the Village. The following table outlines the zoning approvals previously granted and the current request for the Subject Property: PZ -16 -03 C.U. tooperate a Community Center with 7 guest rooms August 19, 2003 5363 Amendment of Ordinance 5363 to allow a Community PZ -03 -04 Center with 16 guest rooms, increased hours of operation, February 17, 2004 5414 and modification of the originally approved floor plan PZ -09 -07 C.U. to operate a 42,614 sq. ft. Community Center and June 19, 2007 5633 18,454 sq. ft. School PZ -29 -08 C.U. to operate a 42,614 sq. ft. Community Center and April 8, 2009 5729 29,569 sq. ft. School PZ -17 -10 C.U. to operate a 42,614 sq. ft. Community Center and Current Request 29,569 sq. ft. School PZ -17 -1 a 9 Planning & Zoning Commission meeting January 27, 2011 Page 3 The Petitioner is currently seeking approval of a Conditional Use to operate a 42,614 sq.ft. community center and 29,569 sq.ft. school. The current proposal does not significantly differ from either of the 2009 and 2007 previous approvals. The community center and school would offer the same services and events as the previous Conditional Use permit. The community center would occupy approximately 60 % of the building while the proposed school would occupy 40 %. The community center would include guest rooms, conference rooms, a gymnasium, a stage, offices, and three classrooms. The school would include classrooms, labs, library, and a gym. The school will teach grades K -8` and high school sometime in the future. The Petitioner anticipates a student enrollment of 220 students for K -8"' grades and 220 for the high school. GENERAL ZONING COMPLIANCE The existing structure does not meet current setback requirements and the site exceeds 75% lot coverage, which is the maximum amount permitted. The Petitioner does not propose to modify the building footprint and the site will retain its legal non - conforming classification. Landscapin g — As required by previous Ordinance 5633, the Petitioner will be required to improve the site with landscaping. A landscape plan was not submitted and will be required for review and approval prior to the issuance of any building permits. Parking - Sec. 14.2224 of the Zoning Code lists the minimum number of parking spaces required based on how the space will be used. Calculating each use separately, the Petitioner is required to provide 167 parking spaces for the Community Center and 63 spaces for the school (see attached chart) based on proposed enrollment numbers. Therefore, a total of 230 parking spaces would be required. The Petitioner's site plan indicates 218 parking spaces will be provided, which does not comply with the required 230 parking spaces. The Petitioner is not seeking relief from the Village's parking regulations and will be required to restrict the number of staff or students in order to comply with the parking requirements. In order to comply with code, the enrollment for high school students would be limited to 128 students based on the number of proposed staff and available parking spaces. The proposed enrollment for the elementary portion of the school (220 students) is permissible as code does not require a per student parking ratio for K -8 grade levels. The site plan has been previously submitted as part of zoning requests and building permit reviews, but has not been approved. The site plan is required to be revised to address outstanding review comments from the Planning and Engineering Division. Including, but not limited to, increasing the width of the interior parking lot islands from 4 feet to a minimum of 7 feet. Existing Building - The Petitioner would still be required to complete exterior building improvements that were previously proposed but never completed. Exterior building improvements include adding additional exits as required by Village Code, installing a new canopy over the front entrance, and installing new windows. The Petitioner is required to improve the interior of the building as required by Building and Fire Codes. A complete egress, building, and fire code review would be required at time of permit. ADDITIONAL STAFF COMMENTS Building Department — Existing building code, property maintenance, and expired permit violations exist for the Subject Property. The Petitioner is required to correct these violations. Fire Department - One side of Midway Drive as well as the bulb of the cul -de -sac shall be designated as `No Parking Fire Lane' and striped per Village Code regulations. In addition, the northern drive shall also be a Fire Lane as shown on the attached exhibit. The facility must meet all building and fire codes for a new assembly and educational occupancy. This includes egress, sprinklers, fire alarm, and construction. methods. Engineering Department - Building permit drawings were reviewed for the proposed parking lot improvements. The plans were denied on July 25, December 4, and December 23 of 2008. Several issues must be resolved PZ -17 -10 0 Planning & Zoning Commission meeting January 27, 2011 Page 4 before the project can be approved for construction. The Petitioner will be required to remove and replace all asphalt pavement to Village Code. The elevations of the new pavement must match the originally approved elevations to insure that the stormwater detention volume provided on the pavement is preserved. Additionally, all exposed stone base will be subject to a proof roll witnessed by the Village Engineer. The Petitioner will be required to submit revised parking lot drawings addressing Staff's review comments and obtain a permit for the parking lot improvements. Police Department — The Petitioner's drawings indicate only one light pole in each parking area. The Petitioner shall ensure that adequate lighting will be provided in the parking lot. The Petitioner shall submit a photometric plan and cut sheets of proposed light fixtures demonstrating compliance with the Village Code lighting requirements. CONDITIONAL USE STANDARDS The standards for Conditional Uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a Conditional Use. The following list is a summary of these findings: • The Conditional Use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; • The Conditional Use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • Adequate provision of utilities, drainage, and design of access and egress to minimize congestion on Village streets; and • Compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. The Petitioner's request has not changed from the previous Conditional Use approval to operate a community center and school on the Subject Property. The community center would offer the same services and events as the previous request. The school's student enrollment and staff will be restricted as necessary in order to comply with parking requirements. The Petitioner has agreed to submit enrollment lists to the Village upon request of the Director of Community Development to document compliance with the Village's parking regulations. The footprint of the building will remain the same and exterior improvements will be required. RECOMMENDATION Based on the above analysis, Staff recommends that the Planning & Zoning Commission recommend the Village Board annrove the following motion: "To approve a Conditional Use to operate a Community Center and a School for the property at 501 Midway Drive, Case No. PZ- 17 -10, subject to compliance with the following conditions: 1. Development of the community center and school as shown on the attached floor plans; 2. Striping and designation of one side of Midway Drive and the bulb of the cul -de -sac as "No Parking Fire Lane" as noted on the attached Exhibit "B" prepared by the Fire Department; 3. Improvements to the exterior building, including adding additional exits as required by Village Code, installing a new canopy over the front entrance, and installing new windows. 4. Submittal of a landscape plan in compliance with Village's Zoning Ordinance, including the installation of 5 -foot tall (minimum) evergreen type landscaping lining the perimeter of the northwest and southwest portions of the parking lot; 5. Submittal of a photometric plan and fixture cut - sheets in compliance with the Village's Zoning Ordinance. PZ -17 -10 0 Planning & Zoning Commission meeting January 27, 2011 Page 5 6. Enrollment records, including the number of staff and students, shall be submitted upon the request of the Director of Community Development, 7. As stated in the Village's Building Code, where a building contains two or more occupancies and where they share portions of the same means of egress system, those egress components shall meet the more stringent requirements of all occupancies that are shared. Proposed construction drawings for the project shall comply with the Village's egress, Building, and Fire Code requirements. 8. A building permit, in accordance with the current regulations and requirements of the Village of Mount Prospect, must be issued within one (1) year from the date of adoption of the enabling ordinance by the Village Board which authorized the development proposal. The development approvals granted herein, without need for further action by any Village board, commission or official, shall become null and void if no building permit is issued within the one (1) year requirement and improvements completed within a period of eighteen (18) months. 4. Development of the site in conformance with all Village Codes." The Village Board's decision is final for this case. I concur: William J. Coney, AICP, Iyrector of Community Development PZ -17 -10 PIanning & Zoning Commission meeting January 27, 2011 Page 6 Parking Calculation Information Use S . Ft. Villa a Code Parking Requirement # Spaces Required G 5580 5 per 1,000 s . ft. 28 Librag 797 2 per 1,000 s . ft. 2 3 Classrooms 38 students / 4 teachers 1 per teacher and 1 per 8 students 9 Office Space (totals . ft. ) 2795 4 per 1,000 s . ft. ll Lobby 1995 3.5 per 1,000 s . ft. 7 Assembly Areas 4786 3.5 per 1,000 s . ft. 17 Stage 671 used in conjunction with fixed seats Fixed Seats 201 1 per 4 seats plus 1 per 2 employees 50 Fixed Seats 97 1 per 4 seats plus 1 per 2 employees 24 Guest Rooms 15 1 per room plus 1 per employee 15 4 employees 4 Total # Spaces Required for the Community Center 167 Number of People Staff 35 1 per employee 35 K -8 Students 220 No code requirements -- 9-12 Students 220* I per 8 students 28* Total # of Spaces Required for the School 63 TOTAL # SPACES REQUIRED OVERALL: 230 TOTAL # OF SPACES PROVIDED: 218 * As only 218 spaces are provided on site, the school portion of the property is limited to a total of 51 parking spaces (218 spaces — 167 Cultural Center spaces = 51). Based on the number of proposed staff (3 5) there are 16 spaces which would be available for student parking. This equates to a maximum enrollment of 128 students (128 students * 118 = 16 spaces) for the high school component. PZ -17 -10 • • Planning & Zoning Commission meeting January 27, 2011 Page 7 Fire Lane Requirement + "s t:yhr aatc ( '�foteh ams H:)PLANIPl —ft &Zoning CC) MN EP &Z2019LSInffRepOMU7,t7- 19591?&dw yDriv { CU Wmmwil)rcultural x Phasing Plan for 501 Midway Dr. Construction Phase 1: Cultural center will be completed excluding the gymnasium and auditorium. School's first floor will be completed excluding the second floor. This phase will be completed in 8 -12 months. The cultural center area square feet is bigger than the school after completing the phase I. Area of gymnasium in cultural center= 2,905 SF Area of auditorium= 3,335 SF The total area in the cultural center part which is not going to be built is 6,240 SF. The second floor of school = 12,112 SF Cultural center area square feet /School are square feet = 65/35. Phase Il: Gymnasium auditorium and school's second floor will be completed 2 -5 years as funding available. Financing We have received the commitment letter from the bank. Their consulting company evaluated our project with some clarifications and comments. The report states that the project can be completed in time and budget that was presented. Bank ordered the appraisal, we are expecting to receive the report this month. Andrade, Consuelo From: yasar senlik [ Sent: Tuesday, November 08, 2011 2:34 PM To: Andrade, Consuelo Cc: Cooney, Bill; Simmons, Brian Subject: 501 Midway Drive Attachments: Phasing Plan for 501 Midway Dr (1).docx; Construction Report.pdf; Commitment Letter 8- 18- 11.TIF; Page 11 laon.png; drawing ILi drawing 1Jpg Follow Up Flag: Follow up Flag Status: Flagged Consuelo, I have attached the phasing of projected construction, construction report, Commitment letter page I &II drawings of projected construction, ( The yellow shaded area will be constructed in phase I1), Please let me know if you have any questions. I will be meeting with the loan officer tomorrow at 1p.m. If I get more information, I will update you. We do not want the construction report to be publicized. It is around 47 pages but the summary explains the main points. Thanks Thanks This email has been scanned by the MessageLabs Email Security System. For more information please visit http: / /www.messagelabs.com /email (� �D� �1� �!�!� � � .. » � ,� � ! � }. 22�� / " °� »�� I - INT Eff �M E DIA TEI L EV E L FIF'T'H THIRD BANK August 18.201 1 Mr_ Yasar Scnlik Turkish American Society of Chicago 501 Midway Dr. Mt_ Prospect, 11, 60056 Dear Mr. 5enIik: Fifth Third Bank is pleased to present the following commitment for your financing needs. This letter will set forth the germs and conditions on which Fifth "Third Bank (hereinafter "Bank ") will provide financing to Turkish American Society of Chicago. Barrower; Turkish American Society of Chicago, Inc. Loan AMount Lesser of additional $2,766,000 or 70% (inclusive of existing Fifth Third Bank mortgage loan) of "As Completed" appraised value as determined by Bank approved appraiser on commercial property located at 501 Midway Dr-, Mt. Prospect, IL purpose To finance the improvements of the educational space located at 501 Midway Dr., Mt, Prospect, IL and to satisfy all UCC filings and liens associated with this debt. All other debts will be subordinated to the Bank, Terms Lonn will be structured so drat maturity will coincide with maturity of existing mortgage on building. Loan u6il be interest only Iota petiod of 12 months al-id will convect into principal. & interest payments for the remainder of the term. Rate 5.75% Collateral First Real Estate Mortgage Lien and Assignment of Rents and Leases on Commercial property located at 501 Midway Dr., Mt. Prospect, IL Loan Fee: $5,000 Commitment Fee All expenses related to appraisal title, UCC search appraisal review, architectural review, recording fec, Guarantors None Pre a ment Penal q; Annual prepayments from the borrower of no more than 50% of the outstanding; balance in any given year would be permitted without penalty, Otherwise, prepayments above this amount per annum would Ile subject to 3%-2%- 1 %; prepayment penalty expires after year 3 Secotidarx Einancin¢ No secondary financing of any kind will be permitted without the Bank's prior written permission. FIFTH THIRD SANK' Transfe of Ownership The loan approval is based primarily upon the credit and reputation of the borrower, therefore, it is understood and agreed that any other parties may not assume the loan. Financial Coven Dobt Service Coverage Ratio including Unfunded CapEx greater or equal to 130x Annually Ongoing Loan Munitoring Annual CPA Audited Financial Statcrrments from Turkish American Society of Chicago, Inc. to be received no later than 120 days after romp' rmcal year end. Quarterly Company Prepared Financial Statements. Annual reporting of tuition /enrollment figures by grade. Other Terms and Conditions Related To These Loan Facilities Should this commitment be further considered upon review by the Borrower, the following reports, approvals, reviews, and due diligence matters must be successfully completed by both Borrower and Lender: a) Borrower will be required to maintain it$ main operating account and all subsidiary/partnership accounts at Bank throughout the term of the loan. b) Total borrower's cash contribution/equity of$1.5 million must be used prior to any draws on the construction line of credit. c) General Contractor to be acceptable to Fifth Third Bank. d) A Certificate of Insurance against loss of or damage to the property by fire and other such risks insured against under extended coverage policies with all risk in an amount not less than the loan amount and comprehensive general liability against all claims. In all insurance policies of the character required herein. the Bank shall be named as the mortgagee in the standard mortgagee clause. e) Title Commitment in favor of Dank inciting Plank's First Priority interest in the commercial property. f) Receipt and satisfactory review ofcommercial appraisal ordered by Fifth Third Bank on commercial property at 501 Midway Dr_, Mt. Prospect, 11, and reviewed by Fifth Third Bank's Real F..state Valuation Group. Loin to value must not exceed 70 %ofthe lower of the: "as completed" value or cost, including the balance on the first mortgage under tither scenario_ g) General Contractor for the project shall be reviewed by Fifth Third Bank and if such general contractor does not meet the standards of Fifth Third another general contractor will have to be considered. We at Fifth Third Bank are pleased to provide this financing commitment to you, and consider this an excellent opportunity to expand upon a mutually beneficial relationship. We are confident that we can provide you with the finest banking services available and meet your financial needs. Sincerely, Amy Woods Vice President Business Banking Group October 3, 2011 Ms. Colleen Riley, Sr. Constr. Loan Admin_ II Commercial Construction Fifth: Third Bank 1850 East Paris Avenue, SE MD ROPS85 Kentwood, Michigan 49546 Re: Document Review TASC School and Center 501 Midway Drive Mount Prospect, Illinois 60056 Project No. 11029003 Dear Ms. Riley: In accordance with our accepted proposal, AES performed. a Pre- Construction Document Review and a Pre- Construction Cost Review of the above - referenced project. There is one digital copy of the Document Review provided for your use. AES Due Diligence, Inc_, is not affiliated with the client or any other parties to this transaction. We appreciate the opportunity to provide consulting services to you. If you have any questions, please contact William Peden at our Chicago Regional Office at (847) 498 -4780 or our Corporate Office at (858) 569 -0211. Very truly yours, AES DUE DILIGENCE, INC. Robert Presta, MBA President, Licensed Architect cc: Ms. Amy Woods, Vice President, Fifth Third Bank, 2644 Show Place Drive, Naperville, Illinois 60564, one digital copy WJP:wjp enclosures DOCUMENT REVIEW REP'OIrf Prepared for Fifth Third Bank TASC School and Center 501 Midway Drive Mount Prospect, Illinois 60056 October 3, 2011 Prepared by AES Due Diligence, Inc. Arch itectural/Environmental/Seismic Due Diligence Consultants 9089 Clairemont Mesa Boulevard, Suite 204 San Diego, Califomia 92123 (858) 569. 0211 —Tel (858) 569 -0275 —Fax AES.Repi©nal Olrices Northbrook, 1Z Denver, CO Las Angeles, CA (847) 498 -4780 (303) 648 -9897 (949) 955 -0413 Portland, OR Dallas, TX San Francisco, CA Houston, TX (503) 296 -0711 (972) 298 -2412 (707) 996 -5529 (858) 761 -1821 Document Review TASC School and Center October 3.2 501 Midway D 011 Drive 11029003 3.211 Mount Prospect, Illinois 60056 page 3 TABLE OF CONTENTS EXECUTIVE SU1bIl1+IARY GENERAL PROJECT DESCRIPTION CONCLUSIONS AND RECOMMENDATIONS OUTSTANDING ISSUES AND OMISSIONS DocumEN REQUESTED AND REcErvED IDENTIFICATION - IDENTITIES OF PARTIES INVOLVED IN THE PROJECT DOCUMENTS PROVIDED INTERVIEWS PROJECT DESCRIPTION..----------• .... ............ .......... ......... SITE BLM WING ENvELoPE INTERIOR WALLS; DOORS AND FII sHES EQuipMENT MECHANICAL SYSTEMS PLUMBING SYSTEMS ELECTRICAL SYSTEMS FIRE PROTECTION AND LIFE SAFETY REVIEW OF DOCUMENTS ..................... ........... ......... .... COST ANALYSIS .......... . . . . .. SUMMARY DISCUSSION ADAIFHAA COMPLIANCE SCOPE AND LIMITATIONS OBJECTIVES PROCEDURES LIMITATIONS ENVIRONMENTAL. ISSUES INTENDED USE PROPRIETARY INFORMATION DOCUMENTS ATTACHMENTS Flood Plain Determination Project Budget Project Schedule ....... ............. ..4 4 4 4 5 .............. ..........4 5 5 5 6 8 9 10 10 11 11 12 ..................... .......... ............... . . . .13 ......----•• ......................... ............ ............. . . . .15 15 15 .......................................... _....................... 19 .. ................................ ................... ..... . . ..20 20 20 20 21 21 21 21 Owner — Contractor Agreement Major Subcontractors Site Vicinity Map Drawing List TASC School and Center 501 Midway Drive Mount Prospect, Illinois 60056 October 3. 2011 11029003 page 4 The proposed development consists of the build -out of an existing building shell with no basement and a two level office area_ The new TASC School will occupy two levels on the north side of the shell building. The Cultural Center will involve the renovation of the south side of the building adding a second level and two me zzanin e areas_ The north half will be a nominal 52,000 - square feet (sf), 26,000 -sf on both levels. The south section of the building includes 40,000- square feet with 20,000 -sf for each level. The school portion includes entry, classrooms, locker rooms, multipurpose zoom, storage rooms, corridors, common kitchen and servery. The center portion includes gymnasium, auditorium, conference rooms, offices, dining room, lobby, VIP hospitality, guest hotel rooms, laundry and locker rooms. The proposed renovations will include site work in the paved parking areas, removal of the east and north truck docks, rebuilding island curbs, new truck ramp, entry stairs and planters, new service doors, storm sewer inlet and pipe, new sanitary manhole and pipe. This review is for the site and building documents submitted. The conclusions and recommendations are based upon a review of documents listed in this Report and interviews with the client and other interested parties. Refer to Scope and Limitations Section for the Conditions of use for this Report and the definitions of terms used_ The proposed improvements are assumed to be built of average - quality materials and systems that are common to similar properties. The budgets submitted are considered to be reasonable for construction of the project using average - quality materials and systems. The documents are considered to be preliminary for design development but not sufficient for construction. The Outstanding Issues below and those raised in the Document Review section should be addressed in a timely fashion. General Review: The documents are considered adequate for bidding. The documents submitted may be adequate for permitting. They require additional clarification to serve as construction documents. Site Review: The site development plans are considered preliminary for construction_ Building Review: The building documents are not considered sufficiently complete for construction. Omissions AES has not received confirmation of insurance Coverage, utility letters of confnrnation, zoning compliance letter, building permits, survey, owner- DOCUMENTS ,REQVESTEI) A��ID' RECEI Documents Received_ Drawing Index attached. Date of drawings unknown. All drawing files dated October 20, 2010. The names of the design films were removed from the title blocks, Cost Break Down, undated, by Eric Koyuncu Owner - Contractor Agreement, AIA form A 101 for a Stipulated Sum dated July 19, 2€311, unsigned. Documents Requested But Not Received. Architect -Owner design services contract General. Conditions, AIA Document A201 -2007, General Conditions of the Contract for Construction, by reference only Survey Builder's Risk and Project Insurances Building Permit Zoning Compliance Letters TASC School and Center 501 Midway Drive Mount Prospect, Illinois 60056 Subject Site: Location: TASC School and Center 501 Midway Drive Mount Prospect, Illinois 60056 Document Review By: William Peden, Professional Engineer - .Illinois AES Due Diligence, Inc. 8474984780 - Report Prepared By: William Peden Professional Engineer - Illinois Report Reviewed By: Timothy Dahlstrand Professional Engineer — Illinois Client: Fifth Third Bank Ms. Amy Woods (630) 294 -2109 October 3. 2011 11029003 page 6 Reliance: This Report is for the exclusive use of and may be relied upon by Fifth Third Bank. No parties or persons other than those identified as authorized users may use or rely on the information or opinions m this Report without the express written consent of the AES Due Diligence, Inc. Name Bank Fifth Third Bank Ms. Amy woods, Vice President Owner Turkish American Society, Inc. Mr. Yasar Senlik, President Architect Group A Architects Mir. Address 2644 Show Place Drive Naperville, Illinois 60564 501 Midway Drive Mount Prospect, Illinois 60056 1100 Landmeier Road Suite 202 Elk Grove Village, Illinois 60007 Telephone Number 630 - 294-2109 voice 630 - 357 -5380 fax amy.woods @53.com 847- 640 -7272 voice 847 - 640 -7250 fax asarsenlik otmail.com 847 - 952.1100 voice 847 - 952 -1I58 fax TASC School and Center 501 Midway Drive Mount Prospect, Illinois 60056 General Contractor Signature Maker, Inc. Mr. E gun "Eric" Kovuncu, Project Manager Project Manager Surveyor Geotechnical Consultant Owner's Landscape Architect Ovmer's Interior Design Civil Engineer Structural Engineer MEP & FP Engineer Owner's Hospitality Consultant Tenant's Consultant Owner's Audio Visual, Security & Telecommunications Engineers Specifications On Drawings 7093 North Barry Street Rosemont, Illinois 60018 October 3, 2011 I1029003 page 7 773- 988 -3191 voice 847. 375 -8065 fax koyuneu69@hotmaii.com Name Affiliation and Address Telephone Number None TASC School and Center 501 Midway Drive Mount Prospect, Illinois 60056 October 3. 2011 11029003 page 8 The proposed development consists of the build -out of an existing building shell with no basement and a two level office area. The new TASC School will occupy two levels on the north side of the shell building. The Cultural Center will involve the renovation of the south side of the building adding a second level and two me zzanin e areas_ The north half will be a nominal 52,000- square feet (sf), 25,000 -sf on both levels_ The south section of the building includes 40,000- square feet with 20,000 -sf for each level_ The School portion includes entry, classrooms, locker rooms, multipurpose room, storage rooms, corridors, common kitchen and servery. The Center portion includes gymnasmuin auditorium, conference rooms, offices, dining room, lobby, VIP hospitality, guest hotel rooms, laundry and locker rooms. The proposed renovations will include site work in the paved parking areas, removal of the east and north truck docks, rebuilding island curbs, new truck ramp, entry stairs and planters, new service doors, storm sewer inlet and pipe, new sanitary manhole and pipe. The single building renovation project divides the work between north portion of the building and the south portion of the building. The north portion of the project has several titles. Among the titles referred to are — Turkish - American School, Turkish-American Society of Chicago and Science Academy and Niagara Educational Services Science Academy. For this project review the north portion of the building will be referred to as The School. The south portion of the project also has multiple titles. Among the names for the south portion, of the building are — Turkish American Cultural Center and Niagara Community Center_ For this project review the south portion of the building will be referred to as The Center. This review covers only the construction documents as provided to AES. The improvements are assumed to be constructed of systems, components and materials that are common to many similar quality properties_ The principal systems, components and materials are briefly described in this section. Discussion of the documents reviewed is noted in Section III of this Report. Environs/ Topography Topography The site is located in Cook County, surrounded by commercial and residential properties in the south side of Mount Prospect, Illinois. The site is generally flat and in an area, which is not known for expansive soils. Area The total area of the project site is estimated to be a nominal 169,000 -sf, 3.8-acres- Approximately two- thirds is pavement and the remainder building and landscaping. The property is bordered on the north by the back of commercial properties off of Elmhurst Road. The property is bordered on the west by South Delaware Drive. The property is bordered on the TASC School and Center 501 7.Vfidway Drive Mount Prospect, Illinois 60056 Easements/ Encroachments Access/Circulation October 3. 2011 110229003 page 9 south by West Enterprise Drive_: The property is bordered on the east by an existing commercial property. The site is assumed to have easements and/or encroachments. A current ALTA — ASCM survey was not provided to identify the actual easements and/or encroachments. The access to the subject property will be at the west end of Midway Drive. Pavement/Parking The existing public street, Midway Drive, is shown on the drawings with existing concrete curb and sidewalk. Deliveries and unloading for the building will take place from the new truck ramp on the east side of the building. Site work in the subject project includes curb and sidewalk demolition, asphalt repairs in the north and east pavement and new curb and sidewalk installation around the building. Walks/Flatwork New concrete curb and sidewalk are shown at the north and east sides of the building, and the existing truck dock ramps are to be removed. The public street on the south side of the building is to be unaffected by the site work. Retaining Walls Retaining walls associated with the existing dock areas are to be removed. Retaining walls for the new truck ramp are to be constructed. Landscape/Irrigation Landscaping work includes permanent seeding as indicated along the west side of the building. No irrigation system was shown on the drawings submitted. Eight trees are to be removed from the east parking area and the north side of the building_ Lighting The new parking lot light Mures and poles are indicated on the drawings. The exterior canopy down lights and wall sconces on The School exterior are specified on the drawings. The Center drawings indicated exterior wall sconces. Village of Nlourtt Prospect street lights are not installed on Enterprise Drive or Delaware Drive. Fences Fences were not indicated in the demolition work or the construction work. Signs The School drawings indicate exterior signage with the 501 address on the east and west sides of the building. The Center design had solid aluminum letters under the canopy over the east entry_ TASC School and Center 501 Iviidway Drive Mount Prospect, Illinois 60056 October 3, 2011 11021003 page 10 Utilities The utilities shown include existing water, new storm and new sanitary sewers connected to existing mains on the north side ofthe building. The utility pad - mounted electrical transformer is located at the northeast coiner of the building. The existing main switchboard is located on the first floor in the northeast comer of the building. The existing gas main is shown at the northeast comer of the building. The new kitchen sanitary waste line includes a new grease interceptor and connects to the existing sanitary sewer at the southeast area of The School. Electric ComEd Natural Gas Nicor Drainage/ Water Village of Mount Prospect Sanitary Sewer Village of Mount Prospect Stoma Sewer Village of Mount Prospect Flood Plain Roof drains are routed to underground pipes and exit the building along the north wall. The building storm drains will connect to a new drain line that will be routed to an existing sewer main in the north parking area. Ground level drainage is via gradient flow to onsite inlets which connect to the municipal storm sewers. The site is located in Zone X as shown on FEMA Flood Insurance Rate Map 170129 -0214 -J dated August l9, 2008. This information was obtained from Factual Data Flood; the client is advised to independently confirm if flood insurance is required. Seismicity Seismic Zone: 0, an area of minimal seismic activity. A Seismic Evaluation has not been requested. Fire and Wind The site is not considered to be at risk from brush or adjacent building fires or wind damage from hurricanes. $ITILDING ENYELUPE Areas The building footprint area is estimated at 46,000- square feet as taken off the drawings provided. The total building area is estimated by AES at 95,600 -sf_ Space Level School Center Foot Print firth South Existing i 26,000 -sf 20,000 -sf 46,000 -sf TA.SC School and Center 501 Midway Drive Mount Prospect; Illinois 60056 October 3, 2411 11 (C-9003 page I1 Building 2 10 000-sf - - - - - - Sub -total 36,000 -sf 20.000 -sf --- Building Total 56,000= sf AES 26,000 -sf 20,000 -sf 46,040 -sf Estimate Mezzanine - - - 3,600 -sf --- 26,000 -sf 20,000 -sf --- Sub -total 52 000 -sf 43 600 -sf Building Total 95,600 - sf TASC 1s` 22,360 -sf 19,976 -sf 42,336 -sf Estimate Mezzanine --- 3,656 -sf --- 11,530 -sf 14,491 -sf --- Sub -total 33,890 -sf 38,123 -sf Building Total 72,013 - sf Foundation The foundation system for the building is indicated to consist of footings and foundation walls of various depths; which are typical for buildings of this type in this area. For the new construction additional footings are indicated to support new interior walls and new columns that support the added mezzanine and second levels. Structural Frame The structural system for the existing building is precast concrete wall panels at the perimeter and between The School and The Center. Interior framing consists of steel columns and beams_ New steel columns and beams are indicated to supplement the framing for the interior of The School and The Center. Floors In The School portion of the building sections of the existing first floor slab are to be removed, supplemental footings placed and a new slab -on-grade floor of five -inch thick concrete with polypropylene fiber reinforcing is indicated. The second floor deck is indicated as normal weight concrete deck on corrugated metal panels_ Both the new and existing concrete second level deck is to have a regular weight concrete non - structural topping. In The Center portion of the building the existing strips of the first floor slab are to be removed, supplemental footings placed and a new slab -on -grade floor of five -inch thick concrete is indicated. In addition the truck dock area at the east end of The Center is to be removed and replaced with concrete slab and the main entry lobby and stairs. The new second level added to The Center is to be 2- TASC School and Center October 3. 2011 501 Midway Drive 11029011 Mount Prospect, Illinois 60056 page 12 112- inches of normal weight concrete on 1 -1/2 -inch composite metal deck on open web joists. Exterior Walls The existing building has precast concrete panels with metal mansard and fascia. The School exterior wall plans call for existing openings to be filled in and new window and door openings cut in. The Center exterior wall plans call for filling existing openings and cutting new door and window openings_ New metal panels are to be mounted on the exterior of the north wall. Also the east end of The Center is to have the truck dock removed and a new entry constructed. Roofs The existing roof is to remain. However, roof repairs for construction damage to the roof are indicated- Windows . Thirteen styles of fixed windows are indicated for the new work at The School. Some plan and elevation views show window types and construction_ 'Windows are glass in aluminum frames_ Aluminum framed, fixed and operable windows are indicated on The Center drawings. The window sizes are not indicated in The Center drawing schedules_ The window construction was not indicated on the drawings or in specifications. Doors Thirteen styles of doors are indicated for the new work at The School. The specific door types and materials are indicated in the Schedule. Plan views show door numbers. Doors are hollow metal, wood or aluminum, some with insulated and/or tempered glass on The School drawings. The six new and four existing door sizes and construction are indicated in The Center drawing schedule_ The door numbers are indicated on the plan views. Exterior Stairs and Canopies The exterior stairs on for The School include the concrete entrance stairs at north side of the building. The exterior entrance stairs at the east end of the north side of the building has a new canopy which extends out from the existing second story roof and wall. The Center has a self supporting, free standing, painted, metal stair from the west exterior door to the mezzanine level. The me nin exterior stair has a sloped metal roof. The Center also has a self supporting, free standing, painted metal stair from the south exterior door to the intermediate level with a sloped metal roof. The Center also has a concrete stair in the south wall to the fast floor with a sloped metal roof_ Roof Access Roof access is indicated on the drawings from Stair S2 at the northeast corner of the building, in The School space. The existing TASC School and Center 501 Midway Drive Mount Prospect, Illinois 60056 October 3, 2011 11029003 page 13 roof ladder is mounted to the exterior wall from the second floor landing to the existing roof hatch. TERIOR WALLS, DOORS Ai�tD FNii SHE . Walls /Ceilings The revised project budget indicates the new interior walls for the first and second floors of The School are to be metal stud walls with drywall finish of required fire rating, both load- bearing and non- load - bearing. Room finishes were not indicated. The Center had metal stud walls with drywall finish indicated for some walls. The CMU walls are to be replaced by metal stud with, drywall interior walls. Interior finishes are not indicated_ The ceilings in The School are indicated to be 2 by 4 acoustical tile in the kitchen and toilet rooms, the balance of the first floor is to have no ceiling. The second floor ceilings are to have 2 by 2 acoustical tile. The Center is to have two types of ceiling on first, me zzanin e, intermediate and second floors; one is indicated as 2 by 2 acoustical tile, the other is not indicated. The gymnasium will have no ceiling. Doors Standard storefront windows and exterior doors are indicated at the first floor of The School for exterior access. Shop painted frames with field applied clear finish and clear finish doors are indicated in the door schedule_ The Center is to have standard storefront windows and exterior doors at the main entrance. Shop primed metal service doors with hollow metal frames are also indicated. Room doors are to be clear finish, solid core, wood doors in hollow metal frames for The Center. Windows Aluminum framed fixed interior windows are indicated for several rooms in The School. The revised budget eliminated the windows in the multi- purpose room and changed the upper library windows to 4 -feet by 4-feet and the removal of the windows between the general lab and the physics lab. Floor Covering Floors in The School and The Center are a concrete top coat. The School area finishes the floor with carpet, vinyl composition tile, existing and ceramic file indicated at a few locations on the plans. Details of floor covering were not located. Floor finishes were not located for The Center. Common Areas There are various common areas on the first and second-floors- There are circulation areas on each of the floors for both the north portion and south portion of the building- TASC School and Center October 3, 2011 501 Midway Drive 11029003 Mount Prospect, Illinois 60056 page 14 Egress All areas of the building have direct access to two separate stairs in one -hour separation rated stairs and corridors_ The added stairs for second floor, intermediate level and mezzanine level provide. duplicate exit routes for egress paths.. Interior Stairs There are four interior stair indicated on the school drawings. The stairs are typically metal framed with concrete filled metal. EQUIPMENT Appliances Appliances were not located on the drawings submitted with the exception of the Kitchen Drawings. The Kitchen Drawings indicate the layout and components of the proposed Kitchen area in the southeast corner of The School. The Kitchen drawings specify the room finishes, gas ranges, preparation furniture, serving furniture, refrigerator- freezers, sinks, dishwashers and disposers. The Kitchen drawings also indicate the plumbing, electrical, mechanical and fire protection equipment. Conveyance Systems The design indicates an elevator for The School to travel between first and second floors. The Center is to have an elevator to travel between first, intermediate and second floors. Elevator description information and capacity were not provided for review. Ml CEUlvleAl SYSTEMS HeatinglCooling The School Mechanical Drawings indicate the location for the rooftop mounted make -up air unit (size unknown) and the six package units (size 40 -; 10 -, 10 -, 7.5- & 7.5- tons). The drawings show the proposed ductwork, boxes and register locations. The drawings indicate the proposed thermostat locations. The Center Mechanical Drawings indicate the location for the ten rooftop mounted, package units (size 15 -, 15 -, 10 -, 7.5 -, 12 -, 8 -, 7.5 -, 10 -, 8- and 10- tons). The drawings show the proposed ductwork, boxes, register and thermostat locations. The gas meter location, and existing gas piping are not shown on either north or south building drawings. A gas piping schematic diagram is shown in The Center drawings. Some gas piping details are shown on the Kitchen drawings. Air Handling Ductwork for the distribution of conditioned air is shown on the drawing from the rooftop package units for The School and The TASC School and Center October 3. 2011 501 Midway Drive 11029003 Mount Prospect, Illinois 60056 page 15 Center. Exhaust fans for laundry, kitchen, toilet, and code required ventilation are specified. Indoor Air Quality No information was available regarding indoor air quality. Supply air systems include air filters and flow controls. Energy Management The building will be equipped with an integrated building management system with direct digital controls as part of distributed network controllers interfaced to a central operator terminal. Incoming Service The existing six -inch main supplies water to the east end of the north side of The School. The drawings indicate the existing wain is to be connected to the existing domestic cold water pipe with a new two -inch meter and three -inch backflow preventer. New cold water pipe is routed through out The School and The Center_ The Plumbing Drawings show the location and routing for the cold water, hot water and the sanitary sewer. The recirculated domestic hot water heaters and pumps may be located in a second floor room in The Center. Specifications for waste lines and domestic water were not provided for review_ Fixtures and Fittings The fixture or fitting locations are indicated in The School and The Center plumbing drawings. Fixture or fitting specifications were not located. Water Heaters The water heaters in The School were not located. Two, gas -feed, water heaters, with recirculation pump and expansion tanks, are indicated but sizes are not specified in The Center plumbing drawings- ELECTRICAL, SYSTE Incoming Service The site civil drawings indicate the existing utility transformer located by the northeast corner of the building will remain. The School drawings indicate the existing Main Switchboard for both portions of the building is in the Electrical Room, and will remain and a new 800 -amp section is to be added to the existing 1,200- amp bus_ Distribution Electrical distribution is indicated on the drawings for the north and south buildings including branch circuits, lighting panels, TASC School and Center October 3. 2011 501 Midway Drive 11029003 Mount Prospect, Illinois 60056 page 16 power panels and step -down transformers. The Electrical Drawings show the location of the interior and exterior fixtures. The fixture schedule and breaker panel details are shown. Lighting Lighting Mures are specified on The School drawings. Apparently The Center fixtures are also specified on The School drawings. Telephone and Security Systems The existing Telephone Room is located at the east side of the first floor of The School. Discussions of telephone and security systems were not located on either set of drawings. Fi PROTECTIO AND LIF b E SAFETY'' Alarms Flow and tamper alarms are specified on the fire sprinkler system. Voice speaker with visual alarm devices are to be furnished, as well as, smoke, heat and duct detectors. Standpipes/ Fire Sprinklers The building has an existing fire sprinkler system with the main in the Sprinkler Room at the northeast corner of The School first floor. The Fire Protection Design Drawings show a suggested layout. The existing water supply is increased with a 500 -gpm at 100 psi fire pump. A complete, coordinated and fully tested system is specified, including dry pipe protection for the Kitchen cooler and freezer. Emergency Systems Emergency lighting and exit lighting are indicated on the Electrical Drawings. Fire Pump The drawings indicate an existing 500 -gpm, l00 psi, fire pump and controls to provide increased pressure and flow for the fire sprinkler system. Fire Hydrants Fire hydrants are indicated along the adjacent streets on the site civil drawings. TASC School and Center October 3, 2011 501 Midway Drive 11029003 Mount Prospect, Illinois 60056 pace 17 . ..... . . .. . ..... . :0 .DocummNIs. This Section includes our comments and questions regarding the drawings and other construction documents_ Our comments and questions are intended to be constructive and to aid in the understanding of the project documents. Drawings The drawings appeared to have a lot of detail for portions of the project but are not complete for construction. AES understands the construction schedule and construction budget were based upon the drawings submitted. General Drawings: 1. The drawings submitted for review had blank title blocks with no date or designer. 2. The drawings reviewed by AES were not signed or sealed, and there was no architect of record indicated for this project. 3. Various drawing numbering schemes were used by the different trades and The School and The Center portions of the project. 4. Section and detail references were inconsistent making it difficult to find associated section or detail. Civil site Development Drawings: 5. The site civil drawings indicate 3 air conditioning units are to be relocated. Where were they relocated? 6. A note on the Site Plan states proposed retaining wall typical refer to structural plans for details_ Where on the structural drawings are the ramp and retaining wall details? 7. Where are the landscape work areas at the south side of The Center for the exit doors, ramps and stairs? S. Are there phases for this project? If so, where is the content of the phases indicated? Architectural Drawings: The School 9. Could not locate window type D. 1. 10_ Did not locate the window specification an d schedule table. 1 i_ Section references sheet Al2_10. Where is sheet Al2.10? 12. Where is C8 wall type? The Center 13. Where are the room finishes indicated? 14. The floor plan by the Laundry changes from trade drawing to trade drawing. 15. Where are the door field finishes indicated? TASC School and Center October 3. 2011 501 Midway Drive 11029003 Mount Prospect, Illinois 60056 page 18 Entire Building 16. Have the existing walls been verified to meet or exceed UL ratings? 17. Were the structural drawings .revised for the value engineering changes from CMU load bearing wall to metal stud load bearing wall? 18. The drawings should include a signed statement by the Architect that the design complies with the ADA, State of Illinois and Village of Mount Prospect requirements for access by the disabled. 19. Were the drawings revised to indicate the value engineering changes in project scope? Structural Drawings: The School 20, Where are the drawings for the new first floor concrete slab? 21. Second floor framing drawing appeared to be missing a section. The Center 22_ Where are the elevations of the first floor, mezzanine, intermediate level and second floor? 23. Details reference sheet X — X. Could not locate sheet X — X. Entire Building 24. Were the drawings revised to indicate the value engineering changes m project scope? HVAC Drawings: The School 25. Where is MAU -I specified? 26. Where is the existing A/C unit at the east end of the north side of the building relocated to? The Center 27. Note on drawings states kitchen hood and exhaust details are deleted due to elimination of kitchen. Entire Building Plumbing Drawings: The School 28. A note discusses removing an ejector. Could not locate the referenced. ejector. The Center 29. A portion of the second floor plan did not print_ 34. Where is the enlarged diagram of room 235A showing water heater -1 and -2 with pump P -1? TASC School and Center 501 Midway Drive Mount Prospect Illiuois 60056 Electrical Drawings: Entire Building The School The Center Entire Building October 3, 2011 11029003 page 19 Fire Protection Drawings: The School 31. The second floor notes and arrows were a bit confusing_ 32. What did fire protection symbols F SF FS represent? The Center Food Service Drawings: Specifications: Entire Building The School 33. Drawings appear to construction. The Center be ready for bidding, permits and Entire Building A project manual was not submitted. Specifications appeared to be on the drawings, some complete some not complete. Zoning Letters: No Zoning Letter was provided from the Village of Mount Prospect. AES understands zoning compliance is part of the Building Permit process, and when the process is complete and the Building Permit issued, the zoning compliance will have been approved. Construction Schedule: A construction schedule, dated September 21, 2011 from Signature Maker, Inc., was provided indicating construction would start January 2, 2012 and be completed by August 7, 2012. The over all Iength of the construction schedule appears to be achievable if all the permitting, design details, approvals, contractor bids, inspections and change orders are completed without delay. The Building Permit is scheduled to be obtained December 30, 2011. Flood Plain Statement: The Flood Plain Determination indicated that the project is in Zone X, an area outside the 500 -year floodplain. AES confirmed the Zone X status based upon Map Number 170129 0214 J, dated August 19, 2008. TASC School and Center October 3, 2011 501 midway Drive 11029003 Mount Prospect, lllinois 60056 page 20 Construction Budget: A value engineered Cost Break Down construction project budget, from Signature Maker, Inc., undated, was provided as part of the contract documents_ A discussion of the budget follows. Site Survey: A current ALTA — ASCM Survey was not furnished with the construction drawings reviewed. Contractor /Owner Agreement: The Contractor — Owner agreement, ALA document A101 -2007 Standard Form. of Agreement Between Owner and Contractor where the basis of payment is a Stipulated Sum is dated July 19, 2011. The Owner is indicated as Turkish American Society Inc. and Yasar Senlik is named as President_ The Contractor is indicated as Signature Maker Inc. and Ergun Koyuncu is named as President. The A101 has NOT been signed by the Owner or the Contractor. The Agreement is for a Stipulated Price of $5,527,876- The contract period is noted as beginning July 19, 2011 and the completion of the project will be August 1, 2012, including receipt of all submittals approved by the Architect and receipt of all permits. 10% retainage was indicated in the document submitted. The contract is subject to arbitration. Progress payment for on-site and off -site stored materials is allowed. The Drawings are listed as Architectural Drawings, Electric, Plumbing, Civil, HVAC Site that are dated April 21, 2011. The Contractor shall purchase and maintain insurance and provide bonds. Architect /Owner Agreement: The source of the design, drawings furnished for review is unknown. AES was advised the Owner is looking about for an architect to continue with this project. Utility Company Letters: In a large metropolitan area, such as Cook County, AES was advised letters from utilities acknowledging construction projects and committing service capacity to the construction project are not necessary_ None were requested for this project and none are required. Builder's Risk Insurance: AES was advised the Owner was obtaining the Builder's Risk Insurance and the application was in progress. Documentation of all the insurance coverages for this project is recommendation. TASC School and Center 501 Midway Drive Mount Prospect" Illinois 60056 October 3 2011 11029003 page 21 YQ /vJ�aG'11 \M.lIS S V MMAR AES reviewed the Hard Costs as presented in the cost break down, undated. We considered the project to a specialty building, custom configured for the owner. The construction scope includes major renovation of an existing building and site development. While this building began as an office and plant building, the design details provided indicate many custom elements. The current overall construction budget for the site development and building renovation is $4,099,809.24, as shown on the cost breakdown provided. The overall project budget, infrastructure and building, equals $42.89- per -sf of building area. AES considers the cost per square foot to be at the lower end of the range of costs for a project of this type. The building area estimated by AES of 95,600-sf is used in these calculations. AES believes the budget is sufficient for the scope of work as shown with additional details provided with the construction documents. There is an unspecified contingency included in the GC Profit and Contingency line item in the budget reviewed. DISCUSSION Following is a discussion of those items of the budget, with comment. Demolition The line item of site development totaled $149,801.85 or $1.57 -per sf of building area; which is 3.6 of the construction budget. Concrete Work The site paving budget and the building modifications total $180,300 or $1.89-per sf of building area_ This is lower then typical for all the work. Parking Lot Repaving The parking lot renovation, concrete flatwork and truck ramp totals $104,940. This is $1.10 -per sf of building area. Landscape The landscaping budget is $17,490. This equates to $0.18 -per sf of building area. Structural Steel The construction budget of $390,901.50 for the structural steel is considered adequate. This equates to $4.09 -per sfofbuilding area and 9.5% of the construction budget. The interior work for the structure is more complicated. Masonry The masonry work included multiple levels. The budget for this work is $65,500 or approximately $0.69 -per sf of building area, TASC school and Center October 3. 2011 501 Midway Drive 11029003 Mount Prosper Illinois 60056 page 22 which is considered on the high end of the cost range. Canopy The canopy work involves coordination with structure and exterior trades. The budget of $104,940 equates to $1.10 -persf ofbuilding area. Entry Framing and Glass The entry buiidout includes many recesses and corners. The budget is $72,697 or approximately $0.78 per sf of building. This is considered to be in the mid -range of costs. Elevator The total elevator costs of $96,195 are considered nominal at $1.01 -per sf of building area_ Carpentry Framing and Drywall The Carpentry Framing and Drywall line items total $211,800. This is 5.1% of the construction budget and $2.22 per sf of building area. The costs are considered on the lower end of the typical range of costs_ Ceiling Ceiling work in both the north portion and south portion of the building totals $81,298.50, $0.85 -per sf of building area. Flooring The carpeting, vinyl and ceramic tile budget totals $240,282.89 or 5.8% of the budget. Gym Flooring The special gym flooring is budgeted at $36,215, or 0.38-per sf of building area and lower than anticipated. Doors The doors line item include internal and external doors and totals $82,250. This is 2% of the construction budget and $0.86 -per sf of building area.. Windows The interior and exterior windows total $110,549. This is 2.6% of the budget and $1.16 -per sf of building area.; which is nominal. Movable Partitions The budget amount of $34,980 is lower than expected for the movable partitions and is $0.37 per sf of building area. Finish Carpentry The carpentry items total $30,340. This is 03% ofthe construction budget and $032 per sf of building area. The drawings did not clearly indicate the scope of work. Paint and Trim The painting budget is $47,336.50. The finishing costs are $0.50- per sf of building area and 1.1 % of the budget. Many components are previously finished when they are installed. TASC School and Center 501 Midway Drive Mount Prospect, Illinois 60056 October 3, 2011 11029003 page 23 Cabinets and Countertops The cabinets and countertops were budgeted at $20,109.50, or $0.21 -per sf of building area. The drawings did not clearly indicate the quantity and location of the items. Toilet Partitions $19,820.50 is budgeted for toilet partitions, or $0.21 -per sf of building area. These costs are lower then would typically be expected. HVAC The HVAC budget is $589,050. This equates to $6.16 -per sf of building area and 14.3% of the budget. This value is lower than expected for this level of sophistication. Plumbing The $312,250 plumbing budget is $3.27 per sf of the building area and 7.6% of the construction budget. This is considered to be nominal for construction of this type. Electrical The electrical construction budget totals $513,325. This is in the range of costs expected for this construction. The electrical per sf of building area cost is $5.37 and 12.5% of the construction budget. Low Voltage The Low Voltage line items were not delineated and total $62,707.50. This is 1.5% of the construction budget and $0.66 -per sf of building area. Fire Sprinkler The sprinkler systems are budgeted at $113,450. This equates to $1.19 -per sf of building area and 2.7% of the budget. This project includes reuse of the 500 -gpm, electric fire pump. Fire Alarm The fire alarm items total $65,279.50. This is $0.68 per sf of building area. The drawings did not clearly indicate the scope of work. Construction Total $3,753,809.24 is the total of the hard construction costs for this renovation project. G C Profit and Contingency The $346,000 indicated for GC Profit & Contingency is 8.4 °/u of the construction budget; which is, slightly below the nominal 10 11 /6 frequently used. Project Total $4,099,809.24 is the total proposed project budget. TASC School and Center October 3, 2011 501 Midway Drive 11029003 Mount Prospect, Illinois 60056 page 24 A A7 \J� Rid i g . Title III of the Americans with Disabilities Act (ADA) covers privately owned facilities defined as being either a Place of Public Accommodation or a Commercial Facility. Title M requires the removal of architectural and communication barriers from Places of Public Accommodation constructed and occupied prior to January 26, 1993, and requires that all nonresidential buildings designed or constructed for first occupancy after that date be readily accessible according to the ADA Accessibility Guidelines. Regarding applicability of Title III to the subject property it is AES' opinion that compliance with the requirements of the ADA is mandatory. The building will also be subject to the requirements of the State of Illinois and the Village of Mount Prospect regarding access by the disabled. This is a residential development_ Therefore, compliance with the Fair Housing Amendments Act is required. The architect should certify that all requirements of the ADA, State and Village guidelines have been met. A cursory examination of the documents by AES indicates that a good faith effort has been made and the design provides a readily accessible design. Similarly, FHA requirements appear to have been met_ TASC School and Center October 3, 2011 501 Midway Die 1 1029003 Mount Prospect, Illinois 60056 page 25 OBJECTIV The purpose of this Report is to provide an evaluation of the construction documents available for the subject project for the fender. AES reviewed the available documents, which describe the building and site improvements, and related documents. The Report identifies deficiencies and other items requiring clarification or correction, AES' professional opinion of the project's compliance with certain codes and federal accessibility regulations is also included. This Report has been prepared according to the accepted Proposal for Professional Services between the Client and AES Due Diligence, Inc. (AES). This Report is based solely upon the documents made available and listed within the Report. PROCEDURES AES performed a review of the doc- rments to make representative observations of the status and general suitability for construction. The findings in our Report are not based -upon a comprehensive engineering study. Our Document Review and resulting Report are, therefore, not intended to warrant or guarantee the performance of any building components or systems. The Report generally describes the materials, construction details, and building systems/assemblies shown on the drawings for construction of the improvements_ The Report does not verify the accuracy of building dimensions, sizes and capacities shown for any of the building components or the adequacy of the design computations. Such determinations and verifications are the responsibilities of the Architect and Engineers of Record. AES did not visit the site or observe the existing building shell and site development. The representations regarding compliance with government laws, codes or regulations are based on normal inquiries with government agencies or departments having reasonably ascertainable information that is readily LLIMTAIIONS The information and opinions contained in this Report are not based on a comprehensive engineering study or an exhaustive technical review. AES did not visit the project site as part of this review_ AES did not perform engineering calculations. AES' professional services and this resultant Report represent our professional experience and judgment regarding the documents reviewed for the construction of the subject project and are not intended, and should not be construed, to warrant or guarantee the present or future performance of any building components, systems or other property conditions_ The scope of services provided by AES for the development of this Report does not include designing or preparing specifications for the systems, components, materials or procedures TASC School and Center 501 Midway Drive Mount Prospect, Illinois 60056 October 3, 2011 11029003 page 26 necessary for construction of the improvements_ AES' probable costs are based on approximate quantities and costs, or f n nished information that is presumed to be accurate. A detailed survey of quantities for developing the probable costs was not included in the scope of AES' services. The probable costs identified in this Report are average amounts that are considered to be probable for the marketplace as performed by contracted services_ The stated probable costs do not constitute a warranty or a representation that all items that may be required for construction are included. The actual cost of construction may vary from the probable costs provided herein. The representations regarding compliance with Title III of the Americans with Disabilities Act (ADA) and the Fair Housing Amendments Act (FHAA) are based upon general review and observation and are intended to be a good faith effort to assist the Client by noting obvious non- complying conditions. AES did not perform a detailed study or take physical measurements. This Report is not to be construed as an ADA/FHAA Compliance Review. ENVIRONiIENTA ISSUES This Report is not an Environmental Site Assessment Report and does not identify or confirm the presence or absence of asbestos - containing materials, polychlorinated biphenyls, lead-based paints, toxic soils, recognized environmental conditions or other environmental concerns that may exist on or affect the subject property. MOWED USE This Report is intended to be used in its entirety. No portion of it may be deleted or used out of context without the written consent of AES. The opinions and information contained in this Report are time sensitive and may be relied upon for a period not to exceed six months. This Report was prepared for the limited use of consideration of a single financial loan transaction by the authorized users. The use of this Report for any other purpose is prohibited without the written consent of AES. PROPRIETARY INFORMATION Notes, data and documents assembled by AES to produce this Report represent the work product of AES' training, experience and professional skill. Ibis information belongs to and remains the property of AES. DOCUMENTS Documents and data provided by the Client, designated representatives of the Client, the Client's consultants or contractors, or other interested parties have been reviewed and may be referenced herein, with the understanding that AES assumes no responsibility or liability for their accuracy or for the omission by any of the involved parties of any reports or other information that could affect the transaction. DEF- ART3IE'NT OF HOSIELA.ND SECURITY FEDERAL EIMEERG7EVCY NEXNAGF- NEEN - T AGENCY See The Attacked O-M-6. No. 1660-0040 STANDARD FLOOD HAZARD DETERNM ATION. Instructions F - Vices December J1, 2011 SECTION E - LOAN INc TF'ORIVATION I. LENDER NAME AND ADDRESS 2- COLLATERAL(Brrilding/Mobik Sorne/Fersorral property) PROPERTY ADDRES AES DUE DILIGENCE INC Fifth Third Hank 4945 MURPHY CANYON ROAD 50 141D TAY DR SAN DIEGO, CA 92123 MOLTNT PROSPECT, IL 600565811 Requestor: INSTALL DEFAULT LOT.- BLOCK: SUBDIVISION: Fax # 8585890275 Phone # 8585690211 Tom: 08- 23-402 -010 -0000 SOON: r, - xANGF DESCRUMON_ 3. LENDER 1D_ NO. 4. LOAN IDENTIFIER 5. AMOUNT OF FLOOD INSURANCE REQUIRED 1 11029003 SECTION II A. NATIONAL FLOOD INSURANCE PROGRAM NFIP COMMUNrTY JURISDIC71ON 1. NFIP Community 2. County (tes) 3. State 4. NFIP Community Name Number MOUNT PROSPECT,VLG Cook IL 170129 S. NATIONAL FLOOD INSURANCE PROGRAM NFIP DATA AFFECTING BUILDINGIMOBILE HOME 1 ' NFIP Map Number or Community Panel Number 2. NFIP Map Panel 3' 4' 5. No NFIP (Community name, If not the same as A "} Efleciivva /Revised Date LOMAR OMFt Flood Zane Map 170129 0214 4 08/19/2008 X Elev. tla� C. FEDERAL FLOOD INSURANCE AVAILABILITY C119Ck 9!! that 1. Federal Flood Insurance Is available (community parftdpates In nfip). Regular Program Q Emergency Program of NFIP 2. 0 Federal Flood Insurance is NOT available bemuse community is not participating In the NFIP. 3 Bu €ldinglMob€le Home Is In a Coastal Barrier Resource Area (CBRA) or Otherwise Protected Area (OPA), Federal Flood insurance may not be available. CBRAIOPA designated date: D. DE rERMINAnON IS BUILDINGIMOBILE HOME IN SPECIAL FLOOD HAZARD AREA Yes No (ZONES CONTAINING THE LETTERS "A" OR - V')? If yes, flood insurance is required by the Flood Disaster Protection Act of 1973. If no, flood insurance is not required by the Flood Disaster Protection Act of 1 973. E. COMMENTS (op[folnso Last Revision: ON3112011 Reference#: C0606FL00014302 E1 a. SUBMITTED ADDRESS FOR CERnFICATION 501 MIDWAY DR MOUNT PROSPECT, IL 600565811 CE"FY TO: TYPE OF COVERAGE: Life of Loan RUSH: HMDA INFO: Sr CO: SMSA: Cr. This determination is based on examining the NFIP map, any Federal Emergency Ma+>ag�ent Agency revisions to it and any other! *rmalbn needed to locate the buildinWrnobite hone on the NFIP map. This flood determination is only for determining Ibadd status of the listed property. It is not to be used to decide whether to purchase a property or determining the value of a property. Use of determination deems acceptance of corditiom. F. PREPARERS INFORMAnON NAME, ADDRESS TELEPHONE NUMBER (if other than Lender) DATE OF DETERMINATION: 0813112011 Factual Data Flood 1- 840 -730 -6374 CERTIFIED BY: 3M3 5200 Hahns Peak Drive FAX 1 -800 -216 -5663 NFR#: 3130842 - 13691435 Loveland, CO 80538 www.krollfectualdata.com FEMA Form 81 -93, DEC 08 NOTICE TO BORROWER NOT XN SPECIAL FLOOD HAZARD AREA Borrower: Fifth Third Bank Property Location; 501 MIDWAY DR MOUNT PROSPECT, IL 600565811 This Notice Date is as of: 08/31/2011 Attached is the completed Standard Flood Hazard Determination Form that indicates that the improved real estate or mobile home securing your loan is NOT located in the area designated by the Director of the Federal Emergency Management Agency ( "FEMA") as an area having special hazards (a "SFHAI'). As a result of this determination, we will not be requiring you to obtain flood insurance in connection with the making of your loan_ However, your home may be near a SFHA and you may want to consider the advisability of obtaining flood insurance. You should check with your insurance agent or company as to the coverage types and amounts available to you and mare your own determination as to whether you desire any such coverage. if, however, at any time during the term of your loan the improved real estate or mobile home securing your loan is, due to re- mapping by FEMA or otherwise, located in an area that has been identified by the Director of FEMA as an area having special hazards and in which flood insurance is available under the National. Flood Insurance Act of 1958, you will be so notified and advised that you should obtain flood insurance in an amount not less than the amount we advise you is appropriate. If, within 45 days after we send you such notification, you fail to purchase flood insurance in an amount not less than the amount we advise you is necessary we shall purchase such flood insurance on your behalf at your expense, as we are authorized to do in accordance with the provisions of the National Flood Disaster Protection Act of 1973, as amended. I /We, the undersigned borrowers) /applicant(a), hereby understand and agree to all the above. Bank Official Date Borrower /Applicant Borrower /Applicant Date Borrower /Applicant Date Date Borrower /Applicant Date Niagara Educational Services Turkish American Society of Chicago & Science Academy of Chicago Project Cost Break Doren Demolition $149,801.85 Concrete work $180,300.00 Structural Iron $390,901.50 Mason $65,500.00 Entry Framing & Glass $72,697.00 Carpentry Framing and drywall $211,800.00 Ceiling $81,298.50 Flooring $240,282.89 Doors $82,250.00 Toilet portions $19,820 Cabinet t Countertop $20,109.50 Elevator $95,195.00 Movable Partitions $34,980.00 Ca no $104,940.00 Paint and Trim $47,336.50 Windows $110,549.00 Finish Ca nt $30,340.00 Sprinkler $113,450.00 Fire Alarm $65,279.50 H VAC $589,050.00 Electrical $513,325.00 Low Voltage $52,707.50 Plumbing $312,250.00 Gym Flooring $36,215.00 Parking Lot re paying $104,940.00 Landscape $17,490.00 Total Of Subcontractors $3,753,80924 GC profit and Contingency $346,000.00 Total $4,099,809.24 Prepared. By Eric Koyuncu, Project manager 7093 Barry St. Rosemont, IL 60018 Ph: 847 871 -0270 Fax: 847 375 -8065 N 1-- C ...I cc E E �x�Y, 41 kFl LL j t — [f il l �i co a LL F CO a -d C tJ} _ iL• N I 49 ' H fA CL r !L LL Y N T G E ea ........ .. I m � � a N _ _xx X I 1 W EL 1 3 U) a # Document Al Of -- 2007 Standard "Form of Agreement Between owner and Contractor where the basis of payment is a SWpulated Sum AGREEMENT made as of the Nineteenth day of July in the year Two Thousand Eleven (In'words, indicate day, month and year.) ADDITIONS AND DELETIONS; BETWEEN the Owner- The author of Ibis document has (lame, Legal sfatus, address and other information) added information needed for its completion. The author may also' Turkfsh American S€?CiCty In have revised the text of the original X t. cispnct ; IL 60U55 AtA standard form, An Additions and Tole pate N t iurlber " � 7272 Detetions Report tat notes added 1 aX N66iber' `(847) W 77 -5a ::. information as well as revisions to the standard form text is available from and fhe Contra the author and should be reviewed. A Ox i`F gal s7atus rrdit ess and other information) vertical l ine i n t he left margin of th fS document indicates where the author StgffilturoN%ker In has added necessary information - 70.95 N. and where the author has added to or deleted from the original AIA text. This document has important legal TelepliOne Kumber 173 3191 consequences. Consultation with an Fax Nt ttber; $47 375 8(365 attorney is er ouraged with respect to its completion or modifi cation, for, the folibrving prQjeet AIA Document A201--2007, (Xame, 1 00 , 2M suet d 6 - fled description) General Conditions of the Contract for Constnrction, is adopted in this The TIli lsh Arnerlcan Sc,64V cf Ch icago (TASC) & Science Academy Of Chicago document by reference. Do not use (;SEtC) ]�ro3ect :. with other general conditions unless 5(lY Midway Dt, Mt: Prospeci�IL 6Q656 . this document €s modified. The'�° li ing;.pwnovatl6n. A :�'1le<A;cftttect.> "- , address an Pt&t' GrDUp t� A.i`C}11teCtS " , °�] 1t L andmeier Road Skite 02 Elk Grove Village IL 640(}7 Telephone l�uini etr 8 .952 i i0o - ." FaxNumber: , The OWAo' and Contractor agree as follows. I � AlADdcumomAjol-- .2W7.Copyr ht 01915. 1818, 1925. 1937, 1951, 1"8,1961, 9963, 1987. 1874,1977, 1987, 1991, 199Tand2007byThaAnwfean Institute of Architects. AN flghts reserved. WA PHNO: This AWA Document is protected by 11.8.Oopyrrght Law and International Treaties. tlnautttorTzad ma ex or t n of this Possibl law. Document, or any Portron of k may result in .severe civil and orlmfnal penalties, and will tie prosecuted to the t j maximum extent i Possible r mWe he law. This doc�anem Was produced by ALA so8wars at 19:33:51 on 0711612011 under Order MA249989906 1 wt _iidr expires On user and is not for resale. User Not88: (1919110449) mite co silt of this Agreement, Conditions of the Contract (General, Supplementary and other `:k 5pecifteations, Addenda issued prior to execution of this Agreement, other documents listed i4 difications issued alter execution of this Agreement, all of which form the Contract, and are Contract =s if attached to this Agreement or repeated herein. The Contract represents the entire a iifbetween the parries hereto and supersedes prior negotiations, representations or agreements, _'Awetiumeration of the Contract Documents, other -than a Modification, appears in Article 9. ARTICLE 2 OF TFIIS:CDNTF2ACT The Contractor° shall fi* execute tfie Work described in the Contract Documents, except as specifically indicated in tBe:Ccnttet.Docttrhieitts to be tfi i 7T onsibility of others. ARTICLE; 3 : DATE OF C{Ni MENCEM>+NT AND SUBSTANTIAL COMPLETION §'3.1: Tlhe date ofdxnmencement of the Work shall be the date of this Agreement unless a different date is stated beloved provision is made for ih sate to be fixed in a notice to proceed issued by the Owner, . _{Insert be frxecl '.h1 n a date of eomm oceed) er )' rf it differs from the date of this Agreement or, if applicable, state that the date will no tice to proce If, prior tat - , ..uencentent'ofthe Work, the Owner requires time to file mortgages and other security interests, the `,`owner's time regtntent shall be as follows: See Exhibit 1 The Schedule will be provided by General Contractor. The preliminary start date for foundation will be September 15 , 2011. Including all submittals approved by the Architect and the completion of the project will be A gl.:,2012..-: -- Th Centred Time shall be measured from the date of commencement. 3 311ie Ccaaatra for shall achieve Substantial Completion of the entire Work not later than ( ) days from the date of commencement; or as follows: f7mert number of calendar days Alternatively, a calendar date may he used when coordinated with the date of commencement. If appropriate, insert requirements for earlier Substantial Completion of certain portions of the Work.) Ink AIA Documont A! W *r ..2007. Copyright 411935, 1818, 1925, m837.19St, 1959, heel, 1 1987, 397a 1377. 1987, 1993, 1997 and 2007 by The American Institute of AmhiteaK All rights reserved. WARNING: nis AIA Document is protected Law' U.S. Copyright and International Treaties. Unauthorized reproduittivn ordistribution of this AIA Document, orany portion of ft, may rasait in sera cite and Criminal panardes, and wlti tie prosecuted m the pr 2 i maximum extent possible undarthe law. This document was produced byAiA software at 19:33:53 on 07N 812011 al under Orde and v ll be pr !which expires on 0M412012, and is not for resale. User Motes: (1919110449) The Contractor shall aehieve Substantial Completion of the entire Work not later than August Ol, 2€312 Portion of Work Substantial Completon date sOiect to adjustments ofthis Contract Time as provided in the Contract Documents. (Imert Provisions, f any, for liquidated damages relating to failure to achieve Substantial Completion on furze arfor bamrs prrymerrts for early completion of the Work.) - ARTICLE 4:''' CONTRACT:.sum 9 The O vilei shaftpay the Contractor the Contract Sum in current funds for the Contractor's performance of the Contract The:Ctmtract Sunrt shall be Five Millie Five Hundred Twenty - seven Thousand Eight Hundred Seventy - six 17ollars and Zero Ceass ($ S 527,876.00 ), subject to additions and deductions as provided in the Contract Documents. § 4,2 ,TXna Contract Sum ns band upon the following alternates, if any, which are described in the Contract Documents and are hereby accepted by, fire Owner: ( tat fie nzitkbers or. tither tdeii1ification of accepted alternates. If the bidding or proposall dacuraents permit the Qwner taucc pt outer is subsequent to the execution of this Ag eemen4 attach a schedule of such other alternates Zing A- amour/ for each and the date when that amount expires.) § 4 3.Unk prices, ;fatl 1 . ( df Y. Ikfil tmd stale the atilt pri e; skate quantity l imitations, if any to -which the unit price avill be applicable.) ttim Units and Limitations Price Per Unit ($0.00) § Allowattires lncltidea' in the Contract Sum, if any: (Idorrrij alltnvrrnee and state excluszoiA °'ifalo, from the allowance price.) Price AI�TIt;I E PAYMENTS ' § S 1 PFi I�1=SS l' EM% S 1 <Based.upon Apphcaiions for Payment submitted to the Architect by the Contractor and Certificates for Payment issudd by lfte Arehitdcr the Owner shall drake progress payments on account of the Contract Sum to the Contractor as provnde,beli?vr_aifd elsewhere in the Contract Documents. 511.2 The period covered by each Application for Payment shall Month, or as fanllo�x5= be one calendar month eliding on the fast day ofthe "A Provtdd that an Application for Payment is received by the Architect not later tknatt the Tenth day of a month, fire own, . shaffmake payment of the certified amount to tine Contractor not later than the Fifteenth day of the same ` month If ant Application for Payment isreceived by the Architect after the application date fixed above, payment shall =' .be- ntsife:hy:tEie'Owner not later than Ten ( 10 ) days after the Architect receives the Application for Payment. (Federal, state ar local laws may require paymenr within a certain period of time.) 3.1.4 Each Application for Payment shall be based on the most recent schedule of values submitted by the Contractor in accordance with the Contract Documents. The whe Jule of values shall allocate the entire Contract Sum among the W AIA ilacumerd A101'" — 2007. Copyl9ght * 1915, Isla, 1925, 1937, 1951, 1958, 1981, 1983, t9S7,1874,1977, 1887, 1991, 1997 9nd 2007 by The American Insf tuie of Architects. All rights rosomed. WARNING,: This A10 Document is protected by U.S. Copyright Law and International Treaties. Unauthorized � ropmducthm ar distribution of tlds AIA Document, or any portion of it, may result in severe civil ant! erlminal penalde% and will be prosecuted to the t maximum extent passible undertbe law. Tirfisdocurnervtvess produced byAIA software at 19:33151 on 0711&2011 under Ordw IV 1249988808 1 WHO expires on 06104!2(112, and is not for resale. User Notes: (19191 10449) various portions of the Work. The schedule of values shall be prepared in such form and supported by such data to .. ' substantiate its accuracy as the Architect :nab require. This schedule, unless objected to by the Architect, shall he used a 14sis for reviewing the Contractor's Applications for Paymment. § 515 A 0plications for Payment shall show the percentage ofcompletion of each portion of the Work as of the and of the period covered by the Application for payment, § 13A Subject to other provisions of the Contract Documents, the amount of each progress payment shall be computed as follows:. 1 Take that portion ofthe Contract Sum properly allocable to completed Work as determined by multlping the percentage completion of each portion of the Work by the share of the Contract Stmt all to. that portion of the Work in the schedule of values, less retainage of Tan percent (10.00 en ding determination of cost to the Owner of changes in the Work, amounts not in dispute shall be included as.- provided in Section 7.3.9 of AIA Document A201F?t -2007, General Conditions of the Contract. for .Construction; 2 Add: that portion of the Contract Sum properly allocable to materials and equipment delivered and suitably storeil,at the site for subsequent incorporation in the completed construction (or, if approved in advance by the Owner, suitably stored off the site at a location agreed upon in writing), less retainage of .:Tell percent (10.00 0 /0) - .3 Subtract. tine aggregate of previous payments made by the Owner; and 4 Subtract 'amt)unts, if any for which the Architect has withheld or nullified a Certificate for Payment as provtd,itt Section 9.5 of AIA Document A2Ai 2007, $ T The - pro' paynieni amount determined in accordance with Section 5. I.6 shall be further modified under the �0 0YOn9 ctrcumstatzccs Add, Y Substantial Completion of the Work, a slim sufficient to increase the total payments to the fwl amount of the Contract Sum, less such amounts as the Arch itect shall determine for incomplete ''fork, retatnagp applicable to such work and unsettled claims; and (5ectrwr 9 ;5 Of AIA AIA Document 14241 2007 requires release of applicable -etainage upon Substantial Co of Work with consent ofsurety, if anv .) 2 Add, i#fnal;completion of the Work is thereafter materially delayed through no fault of the Contractor, any a Ut am in accordance with Section: 9.10.3 of AIA Document A201-2007. 8;1.8 lteduct:ian or Iimitatton €�f retainage, if any, shall be as follows: (If it is intender. prior taSubstaFfial Completion of the entire Worley to reduce or limit the retainage resultingfrom the eSceratages inserted in`Sections 5.1. and 5.1.6.2 above, and this is not explained elsewhere in the Contract 7 1 DocutttenFS insert here proms loxes for such reduetian or limitation } 5.1;9,Except with:the Owner's prior approval, the Contractor shall not make advance payments to suppliers for materials of equiprltent tlticbi have not been delivered and stored at the site. 1 5.1 FINAL PARENT 1:5.2.1 FutaWpuyjnertt the entire unpaid balance of the Contract Sum, shall be made by the Owner to the _: Contractor whe»v 7 the C&tftt actor has fully performed the Contract except for the Contractor's responsibility to correct Work as provided in Section 12.2.2 of AIA Document A201-2007, and to satisfy other requirements, if any which extend beyond final payment; and Z a final Certificate for Payment has been Issued by the Architect. 2, Tjie Owner's final payment to the Contractor shall be made no later than 30 days after the issuance of the :..,tthitect:s;nal certificate for Payment, or as follows: toll AlA D ocumordA701 -- 2007.Copyright ®i915, 1915, 1925, 1 1958, 1991, 1963,1967, 1974.1977. 1987, 1991, 1897 and 2007by'rheAme�lcan Insfitute of Architects. All rights re"rved. WARNING: This Ale Document is protected by U.S. Copyright l awr and intematlonaI Treaties. Unauthorized reproduction or dlstribuSon of this AIO Document, or any poltlon of i4 may result In $were civil and criminal penalties, and will be prosecuted to the 4 t maximum extent possible underthefaw. Thisdocumait was produced by AIA software at 19:33:51 an 0711812011 under Order No.1249989WI 1 which expires on 08942012. and is not for resale. User Notes: (1919110449) ARTICLE 6 DISPUTE RESOLUTION 6.1 INITIAL DECISION MAKER f he Architect mdll ser as Initial Decision Maker pursuant to S 15.2 of AIA Document A201-2007, unless the parties appoint Mow another individual, not a party to this Agreement, to serve as I of th e panies mutually ag i nsert t h e name, address and other Dedision Maker. other. Man the A rchitect.) contact information of the initial Decision Maker, if - t"Ri F . ?ZY Claim 6i. It resolved by, mediation pursuant to Section 15.3 of AIA Document A201-2007, the tition shall be as follows: 5e Owner and Contractor do not select a method of bi &,7.,.e res below, 0-1-Ax 4-pule resolution method other than litig cl w ill b resolved - bylil"onin" o f competent jurisdi.-ti on 'ARTICLE . 1. TERMINATION OR SUSPENSION 7.1 Tlhe: Contract m be termin by the Owner Or the Contractor as Provided in Article 14 of AJA Document A20-2007. T. _The eWc}rl� may Suvfflded by t he Owner as provided in Article .I4 of AIA Document A201 2007. ismadc iii Ibis Agreement to a Provision Of AIA Document A201-2007 or another Contract refers to that Provision as amended or supplemented by other provisions of the Contract ."Fats", 8 . 2 'l?"e='duc and unitlaid der the Contract shall bear interest from the date payment is due at the raft stated oRr, or in the abs thereof, at the legal rate prevailing from time to time at the place where the Project is located. ffi ram of interest4roe 4 "Pm 'fany �Q. tr annum e er's.representative- adds qvs and 01TWr information) �.. Yasar Senlik SO MidvqLy Dr Mt Prospcct,1L 60056 i Ad :'Yasarsenlik@hotmaii.com § 8.4 The Contractor's representative: (Name, address and other informatio Ifni AIA DOCUMeMA101--2007. Copyright *iSl5,1 5, IS I867, ISSI, 1997 and 2007by'rheAmerican Irtsfituta*fArrAtects. All "hp Fuserved-WARNIN g2 t Omument is protected by U.S. Copyright Law Sad in 91.10 1 Treatise. Unauthoplz reproduction Or disIftution of this A10 Document, WTI "a rd" ad ant, or any portion at Kv MY rmmtt ir severe civil and criminal penalties, and will be prtmecuted to the 5 maximum @Aant Pam urlder the law. This document was produced by AJA software at 19:33,51 on 07/1812011 under Order No.1249989008 1 which a),pire5 on 0610412012. and is not for resale. — User Notes: (1919110449) M Other 3rgyisjons. rage 9.14 The Drawings, (Either list the C3rmvi or refe to an exhibit attached to this Agreement) § 9.1.7 Additional documents, if any, forming part of the Contract Documents, snit. AIA ctocurnerrt A101— — 2007. Copyright o 1915, 1918, 1925, 1937,1951, 1858, 1961, 19tH, 1967,1974, 1977, 1987, 1991, 1987 and 2007 by The Amer cat txititute a[ Architects. All rights reserved. WARMING: This Ale Dort Mwa Is protected by V.S. Copyright taw anii International Trestles. Unauthorized reproduction or distribution of this A10 Document, or any potion of it, may result in severe civil and cttminal pfflaltl8s, and will be prosecuted to the � i maximum extent possible under thelaw. This document was produced by AlAsoftware at 19:33:51 on 0711 812 0 1 1 under Order Na .1249389908 1 which eJ¢lifes on 06!0472012, and is not far resale. User Notes: 11919110449) AlA Document All)" — 2007. Copyrigta * 1915, 1918, 1925 , 1937 ,1 9 61,1958,1961,1963,1967,1974,1977.1987,1991, 1 SS7 and ZDD7 b The Amccican lnstituteof Architects. Ag rights resarved. WARNNG: This A10 Document Is y Protected by U.S. Copyright haw and initernatfonat Tnmties. unauthorized reproduction or distribution ofthis Ale Document, orany portion of it, may result in severe civil and criminal penalties, and wilt be prosecuted to the 7 maximum extent possible underth,* law, This document was produced nyAIA software at 19:33.51 on 07/1812011 under Order No.1249989908,1 which on 0610412012, and is not for resale. User Note= (1919110449) i i i r Major Subcontractors For TASC Cultural. Center and SAC school project 1. Structural: Advance Welding and Construction 1502 N. Keating Ave. Chicago, 1L 60651 2. Mechanical: MEP Consultants. 12151 Rhea Drive Plainfield, IL 60585 3. Plumbing: MEP Consultants. 12151 Rhea Drive Plainfield, IL 60585 4. Electrical: MEP Consultants. 12151 Rhea Drive Plainfield, IL 60585 5. Carpentry: Signature Maker, Inc. 7093 N. Barry St. Rosemont, 1L 60018 Signature Maker, Inc. 7093 N. Barry st Rosemont, IL 60018 Phone: 847 871 -0270 Fax: 847 375 -8065 -FT77777 -- --MX%.WV. WJWOF R53W ra. M rKMtS reseNW. ftM OC40wk"20M bvC*owsvW Data Tochnobay. Inc. AM rtfft reserved, ®20D4 MAVMQ. AN rWft rwwm& This dale inck� Wonnaftn taken with peniftsim from C*mWimi &Ahorfts 0 Her hbiamy the CMw In FUgM of Canada. Turkish - American School and Center Drawing Index CIVIL C 1.0 General Notes C2.0 Topographic Survey C3.0 Site Demolition Plan C4.0 Site Plan C5.0 Construction Details ARCHITECTURAL AGO-00 Drawing Index, Vicinity Map, Location Map & Project Information AGO -01 Symbols A40.10 Abbreviations and General Notes A0O.30 Door Schedule A00.31 Door Types AOO.40 Typical ADA Information A00.50 Code Review and Egress Plan, First Floor A00.51 Code Review and Egress Plan, Second Floor A01.01 Demolition Plan, First Floor AG1.02 Demolition Plan, Second Floor A01.10 Demolition Elevations A02.01 Construction Plan, First Floor A02.02 Construction. Plan, Second Floor A04.01 Reflected Ceiling Plan, First Floor AMM Reflected Ceiling Plan, Second Floor A08.00 Enlarged Stairs, Ramps and Sections A08,01 Enlarged Stairs, Ramps and Sections A09.00 Exterior Elevations A09.10 Building Sections A09.11 Building Sections A09.20 Wall Sections A09.21 Wall Sections A09.22 Wall Sections A09.23 Wall Sections ALI First Floor Demolition, Plan A2.0 Egress Plans A2.1 First Floor Construction Plan A2.2 Second Floor Construction Plan A3.1 First Floor Reflected Ceiling Plan Al2 Second Floor Reflected Ceiling Plan A4.1 Building Sections A5.1 Building Elevations A6.1 Enlarged Plans and Sections A6.2 Enlarged Stair Playas and Sections A6.3 Enlarged Stair Plans and Sections A7.1 Door Schedule and Partition Schedule 1 of 3 ' t la S2.0 Foundation Plan S2.1 Second Floor Framing Plan S2.2 Existing Roof Framing Plan S3.0 Sections and Details S -0 General Notes S -1 Foundation Layout and Elevator Pit Sections S -2 Foundation Details and Canopy Entrance Framing S-3 Mezannine Floor Framing Plans, Sections and Details S -3-A Auditoria Framing Plans and Details S -4 Second Floor Framing Plan and Details S -5 Roof Framing for Roof Top Units MECHANICAL M -000 Mechanical Notes M -001 Mechanical Notes M-101 First Floor Mechanical Plan M -102 Second Floor Mechanical Plan M -103 Roof Mechanical Plan M -300 Mechanical Schedules M-400 Mechanical Details MO HVAC Equipment Schedules and Specifications Ml First Floor Mechanical Plan M2 Second Floor Mechanical Plan M3 Mechanical Plan ELECTRICAL EDP1 -1 Electrical Demolition Plan EO.01 Symbols, Notes and Legend EO.02 Electrical General Notes E1.01 First Floor Lighting Plan E01.02 Second Floor Lighting Plan E02.01 First Floor Power Plan E02.02 Second Floor Power Plan E02.03 Electrical Roof Plan E03.01 Single Line Electrical Riser Diagram E3 -02 Kitchen. Layout E04.01 Lighting Fixture Schedule and Details E05 -01 Panel Schedule E06 -01 Data and Telephone Riser Diagram EQ Parking Lot Lighting El First Floor Lighting Plan 2 of 3 E2 First Floor Power Plan E3 Second Floor Lighting Plan E4 Second Floor Power Plan E5 Elect Notes and Panel Schedule EG Electrical Demolition Plan E7 HVAC Electrical Roof Plan PLUMBING Floor Plan DP -1.1 First Floor Demo Plumbing Plan P -1.1 First Floor Plaumbing Plan P -1.2 Second Floor Plumbing Plan P -1.3 H & C Water & Waste Riser Diagrams P -2.1 Underground Plumbing Plan P -2.2 First Floor Plumbing Plan P -2.3 Second Floor Plumbing Plan P -2.4 Partial Enlarged Kitchen Plan and San. Riser P -2.5 Plumbing San. & Water Risers FIRE PROTECTION FP -1.1 First Floor Fire Protection Plan FP -1.2 Second Floor Fire Protection Plan FP2.0 Fire Protection General Notes FP -2.1 First Floor Fire Protection. Plan FP -2.2 Second Floor Fire Protection Plan KITCHEN A -1 Floor Plan A -2 Equipment Plan A -3 Equipment Schedules A-4 Reflected Ceiling Plan A -7 Water and Gas Supply Plan A -8 Waste Water Plan A -9 Plumbing Details A -10 Rider Diagrams A -11 Schematic Hood Details A -12 Kitchen Hood Details A -13 Kitchen Hood Details and Fan Schedules 3 of 3 ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT FOR PROPERTY LOCATED AT 501 MIDWAY DRIVE WHEREAS, Niagara Educational Services, Inc. (the "Petitioner ") has filed a petition for a Conditional Use permit to operate a community center and school on the property located at 501 Midway Drive, Mount Prospect, (the "Property "), which is legally described as follows: Lot 1 in Vavrus Subdivision, being a Resubdivision of part of Lot 2 in Northway Investment Subdivision of part of the Southeast' /4 of the Southeast' /4 of Sec. 23, Township 41 North, Range 11, east of the 3 rd Principal Meridian, according to the Plat thereof registered in the Office of the Registrar of Titles of Cook County, IL on December 18, 1980 as Document Number LR- 3194655. Property Index Number: 08 -23- 402 - 010 -0000; and WHEREAS, the Petitioner was previously granted a Conditional Use permit to operate a school and community center on the Property on June 19, 2007, pursuant to Ordinance No. 5633, and on April 8, 2009, pursuant to Ordinance No. 5729; and WHEREAS, the community center and school were never completed and the Conditional Use permits issued on June 19, 2007 and April 8, 2009 expired; and WHEREAS, the Petitioner has since expanded the scope of the project by increasing the school's area by 11,115 square feet with the addition of a second level of classrooms, and seeks a Conditional Use permit to operate a 42,614 square foot community center and a 29,569 square foot school on the Property (the "Conditional Use Request "), as shown on the Petitioner's site plan, dated received by the Village on December 23, 2010, which is attached hereto and made part hereof as Exhibit "A "; and WHEREAS, a Public Hearing was held on the Conditional Use Request, being the subject of PZ- 17 -10, before the Planning and Zoning Commission of the Village of Mount Prospect on the 27 day of January, 2011, pursuant to proper legal notice having been published in the Mount Prospect Journal & Topics on the 12 day of January, 2011; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the President and Board of Trustees in support of the Conditional Use Request; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given consideration to the Conditional Use Request, and hereby adopt the findings and recommendations of the Planning and Zoning Commission, and find that the Conditional Use Request meets the standards of the Village Zoning Ordinance and that the granting of the proposed Conditional Use permit is in the best interest of the Village. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS: SECTION ONE: The recitals set forth hereinabove are incorporated as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect do hereby grant a Conditional Use permit, to allow the operation of a community center and school at 501 Midway Drive, as shown on the site plan, Exhibit "A ". PZ- 17 -10, 501 Midway Drive Page 2/2 SECTION THREE: Approval of the Conditional Use permit is subject to the following conditions: 1. Completion of Phase I within two (2) years from the date of adoption of this Ordinance, and completion of Phase 11 within five (5) years from the issuance of the final certificate for Phase 1. Phase I to consist of the first and second floor buildout of the community center, excluding the gymnasium and auditorium, and the first floor buildout of the school. Phase 11 to consist of the buildout of the gymnasium, auditorium, and second floor of the school. 2. Development of the community center and school as shown on the floor plans included in Exhibit A; 3. Striping and designation of one side of Midway Drive and the bulb of the cul -de -sac as "No Parking Fire Lane ", as noted on the attached Exhibit "B ", which was prepared by the Fire Department; 4. Improvements to the exterior building, including adding additional exits as required by the Village Code, installing a new canopy over the front entrance, and installing new windows. 5. Submittal of a landscape plan in compliance with the Village's Zoning Ordinance, including the installation of 5 -foot tall (minimum) evergreen type landscaping lining the perimeter of the northwest and southwest portions of the parking lot; 6. Submittal of a photometric plan and fixture cutsheets in compliance with the Village's Zoning Ordinance. 7. Based on the number of parking spaces provided on the property, occupancy of the school shall be restricted to 193 persons. Enrollment records, including the number of staff and students, shall be submitted to the Director of Community Development on an annual basis at the beginning of each school year, or upon the request of the Director of Community Development. 8. As required by the Village's Building Code, where a building contains two or more occupancies and where they share portions of the same means of egress system, those egress components shall meet the more stringent requirements of all occupancies that are shared. Proposed construction drawings for the project shall comply with the Village's egress, Building, and Fire Code requirements. 9. A building permit, in accordance with the current regulations and requirements of the Village of Mount Prospect, must be issued within one (1) year from the date of adoption of this Ordinance by the Village Board. The development approvals granted herein shall, without need for further action by any Village board, commission or official, become null and void if a building permit is not issued within that period or improvements are not completed within a period of eighteen (18) months from the date of adoption. 10. Development of the site in conformance with all Village Codes. SECTION FOUR That the Village Clerk is hereby authorized and directed to record a certified copy of this Ordinance with the Recorder of Deeds of Cook County. SECTION FIVE This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by law. AYES: NAYS: ABSENT: PASSED and APPROVED this day of, 2011. Irvana K. Wilks Mayor ATTEST: M. Lisa Angell Village Clerk H: \CLK0\WIN \0RDINANCE2 \C.USE501 Midway Drive, NiagraFoundationfeb2011.doc