HomeMy WebLinkAbout6. NEW BUSINESS 2/3/04
MEMORANDUM
Village of Mount Prospect
Community Development Department
TO:
MICHAEL E. JANONIS, VILLAGE MANAGER
DIRECTOR OF COMMUNITY DEVELOPMENT
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FROM:
SUBJECT:
JANUARY 30, 2004
PZ-39-02 - PLATS OF V ACA nON & RESUBDIVISION
1401 GREGORY STREET (MEADOWS PARK)
MT. PROSPECT PARK DISTRICT - APPLICANT
DATE:
The Planning & Zoning Commission transmits their recommendation to approve Case PZ-39-02, a request for: 1)
Plats of Vacation to vacate the existing, unimproved rights-of-way of Rammer, Davidson, and Evanston Streets;
and 2) the Meadows Park Plat of Consolidation - Phase I, as described in detail in the attached staff report. The
Planning & Zoning Commission heard the request at their January 22, 2004 meeting.
The Petitioner completed a number of improvements to the Meadows Park aquatic facility in the summer of 2003.
As part of these improvements, the Village required the Park District to pursue the vacation of the existing,
unimproved rights-of-way located within the park and the consolidation of the property into a single lot. The
plats under review seek to comply with the conditions of approval for the building permits issued in conjunction
with the aquatic center improvements.
The Planning & Zoning Commission discussed the park improvements and noted that the Petitioner provided
storm water detention as required by Village Code regulations. The Petitioner clarified that they would provide
additional storm water detention should the existing ball fields be developed in the future. The Planning &
Zoning Commission members voted 7-0 to recommend that the Village Board approve the Plats of Vacation for
Davidson, Rammer, and Evanston Avenues, and the Meadows Park Plat of Consolidation - Phase I, Case No. PZ-
39-02. .
Please forward this memorandum and attachments to the Village Board for their review and consideration at their
February 3,2003 meeting. Staff will be present to answer any questions related to this matter.
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H:IPLANlPlanning & Zoning COMM\P&Z 2004\MEJ MemosIPZ-39.()2 MEJ MEMO (Meadows Park - plat).doc
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-39-02
Hearing Date: January 22,2004
PROPERTY ADDRESS:
1401 Gregory Street
PETITIONER:
Mt. Prospect Park District
PUBLICATION DATE:
January 7,2004
PIN#:
03-33-400-008/007/006/016/017/018 & 03-33-401-012/003/013/0061011
REQUEST:
1) Vacate Davidson, Rammer, and Evanston Avenues rights-of-way
2) Plat of Consolidation - Consolidate multiple lots of record (Phase 1)
MEMBERS PRESENT:
Arlene Juracek, Chair
Merrill Cotten
Joseph Donnelly
Leo Floros
Richard Rogers
Matthew Sledz
Keith Youngquist
MEMBERS ABSENT:
None
STAFF MEMBERS PRESENT:
Judy Connolly, AICP, Senior Planner
Michael Jacobs, AICP, Deputy Director of Community Development
INTERESTED PARTIES:
Lou Ennessar
Chairperson Arlene Juracek called the meeting to order at 7:32 p.m. Richard Rogers made a motion to approve the
minutes of the December 11, 2003 meeting, but modified to have Merrill Cotten's name spelled correctly. Leo Floros
seconded the motion. The minutes were approved as corrected 7-0. At 7:33, Ms. Juracek introduced Case No. PZ-39-
02, a request for plats of vacation and a plat of Resubdivision for the Meadows Park proerty. She noted that the
request would be Village Board final.
Judy Connolly, Senior Planner, presented the case. She said that the Subject Property is located on the south sid~ of
Gregory Street, between Waterman Avenue and Dale Avenue, and contains a park with related improvements. The
Subject Property is zoned CR Conservation Recreation and is bordered by the Rl Single-Family Residence District to
the east, the R4* Multi-Family Planned Unit Development to the south, and the Bl Office District to the southwest.
The properties located to the north and west of the Subject Property are located in Arlington Heights and contain
commercial and residential uses.
Ms. Connolly reviewed improvements made to the Meadows Park aquatic center in the summer of 2003. She said that
as a result of these improvements, the Petitioner was required to meet certain codes requirements that included
vacating the existing, unimproved rights-of-way located within the park and consolidating the property into a single
lot. She said that the Petitioner has prepared the plat in multiple phases in order to meet Village regulations regarding
storm water detention
Based on these findings, Staff recommends that the Planning & Zoning Commission recommend the Village Board
approve the plats of vacation for Davidson Street, Rammer and Evanston Streets, and the Meadows Park Plat of
Consolidation - Phase I, Case No. PZ-39-02. The Village Board's decision is final for this case.
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-39-02
Page 2
The Planning & Zoning Commission asked Ms. Connolly questions regarding the project. Ms. Connolly clarified that
the Petitioner met the Village's regulations regarding providing the amount of required storm water detention. She
noted that the Village's regulations were based on the scope of the redevelopment or project in comparison to
MWRD's regulations that based the amount of storm water detention on the size of the entire site, not just the scope of
work being done. Ms. Juracek confirmed that the aquatic center improvements complied with all Village codes and
that the Petitioner was not seeking relief from Village regulations.
Lou Ennessar, 1000 W. Central Road, Mt. Prospect Park Distrcit, was sworn in. Mr. Ennessar reviewed the scope of
work done in Phase 1. He added that the Park District would comply with all Village and MWRD storm water
detention regulations should the ball fields be redeveloped at a later date. There was discussion regarding the aquatic
improvements and the Park District's long-term plans for Meadows Park.
Ms. Juracek asked if anyone in the audience had questions as there were none, she closed the hearing at 7:45 pm.
Leo Floros made a motion to make a recommendation that the Village Board approve a request for subject to the
conditions listed in the Staff memo and the additional condition to require the Richard Rogers seconded the motion.
UPON ROLL CALL:
AYES: Cotton, Floros, Donnelly, Rogers, Sledz, Youngquist, and Juracek
NAYS: None
Motion was approved 7-0.
At 9:40 p.m, Joseph Donnelly made motion to adjourn, seconded by Keith Youngquist. The motion was approved by
a voice vote and the meeting was adjourned.
Michael Jacobs, AICP
Deputy Director, Community Development
Judy Connolly, AICP, Senior Planner
H:\PLAN\Planning & Zoning COMMlP&z 2004\MinutesIPZ-39-02 Meadows Park MPPD Plat Consolidation. doc
Village of Mount Prospect
.CoffiIllunity Development Department
CASE SUMMARY - PZ- 39-02
LOCATION:
140 I Gregory Street
PETITIONER:
Mt. Prospect Park District
OWNER:
Mt. Prospect Park District
PARCEL#s:
03-33-400-008/007/006/0 l6/017/0l8 & 03-33-401-0 l2/003/0 13/006/011
LOT SIZE;-
6.9 acres (301,201 square feet)
ZONING:
CR Conservation Recreation
LAND USE:
Meadows Park
REQUESTS:
1) Vacate Davidson, Rammer, and Evanston rights-of-way
2) Plat of Consolidation - Consolidate multiple lots of record (Phase I)
LOCATION MAP
Gregory Street
210
208
206
204
202
200 123
120 121
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100
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~
Village of Mount Prospect
Community Development Department
MEMORANDUM
TO:
MOUNT PROSPECT PLANNING & ZONING COMMISSION
ARLENE JURACEK, CHAIRPERSON
FROM:
JUDY CONNOLLY, AICP, SENIOR PLANNER
DATE:
HEARING DATE:
JANUARY 15,2004
JANUARY 22, 2004
SUBJECT~
PZ-39-02 - MEADOWS PARK PLAT OF CONSOLIDATION - PHASE I
1401 GREGORY STREET (MT. PROSPECT PARK DISTRICT, PROPERTY
OWNER)
BACKGROUND
A public hearing has been scheduled for the January 22, 2004 Planning &- Zoning Commission meeting to review
the application by the Mt. Prospect Park District (the "Petitioner") regarding the Meadows Park property located
at 1401 Gregory Street (the "Subject Property"). The Petitioner's request includes the vacation of the existing
rights-of-way that currently extend through the park and the consolidation of the property into a single lot of
record. Staff posted a Public Hearing sign on the Subject Property and properly noticed the request in the January
7,2004 edition of the Journal Topics Newspaper.
PROPERTY DESCRIPTION
The Subject Property is located on the south side of Gregory Street, between Waterman Avenue and Dale
Avenue, and contains a park with related improvements. The Subject Property is zoned CR Conservation
Recreation and is bordered by the Rl Single-Family Residence District to the east, the R4* Multi-Family Planned
Unit Development to the south, and the B 1 Office District to the southwest. The properties located to the north
and west of the Subject Property are located in Arlington Heights and contain commercial and residential uses.
SUMMARY OF PROPOSAL
As you may recall, in the summer of 2003 the Petitioner completed a number of improvements to the Meadows
Park facility. As part of these improvements the Village required the Park District to pursue the vacation of the
existing, unimproved rights-of-way located with in the park and the consolidation of the property into a single lot.
In addition to the Village's requirements, the Petitioner was also required to address the Metropolitan Water
Reclamation District's (MWRD) stormwater detention requirements. Due to the nature of the Park's
improvements it was highly probable that the MWRD would require stormwater detention for the entire park if all
of the park's parcels were consolidated at one time.
To avoid potential costs and impacts to the existing fields, the Petitioner elected to pursue a two-phase approach
to meet both the Vil1age and MWRD requirements. This two-phase approach wouJd first consolidate only those
parcels that contain the aquatic center, while the second phase would then consolidate the newly created aquatic
center parcel with the remainder of the park property (see aUached illustration). By considering the Plat of
Consolidation for the aquatic center separately (Phase I), the MvVRD could only require stormwater detention for
PC-39-02
Planning & Zoning Commission meeting January 22, 2004
Page 3
the aquatic center improvements. The Petitioner will then consolidate the entire Meadows Park property at a later
date (Phase IT of the project).
In addition to the Plat of Consolidation for Phase I, the Petitioner has prepared Plats of Vacation on behalf of the
Village that would vacate the existing, unimproved rights-of-way that extend through the park. As a result, Phase
I of the Petitioner's request includes vacating the Village's existing rights-of-way and the consolidation of the
parcels into a single parcel. It should be noted that Cook County requires separate plats to vacate rights-of-way.
The plat under review would consolidate the aquatic center portion of the park (containing 11 lots of record and a
right-of-way) into one lot of record. The plats and new lot comply with Development Code requirements and the
Petitioner is not seeking any form of relief ITom the Development Code or the Zoning Ordinance. Other
Departments have reviewed the plat and found that it was prepared in accordance with Village Codes. It is
important to note that the Petitioner provided storm water detention as required by Village Codes, which is based
on the scope of the work, not on the number or size of the lots of record.
RECOMMENDATION
The proposed Plats of Vacation and Plat of Consolidation for Meadows Park seek to create one lot of record. The
plats and new lot comply with Village regulations and the Petitioner is not seeking relief from the Development
Code or the Zoning Ordinance. Based on these findings, Staff recommends that the Planning & Zoning
Commission recommend the Village Board approve the plats of vacation for Davidson Street, Rammer and
Evanston Streets, and the Meadows Park Plat of Consolidation - Phase I, Case No. PZ-39-02. The Village
Board's decision is final for this case.
I concur:
l~ 4 ~~c
(~
William 1. Cooney, AlC , Director of Community Development
Ijc H:\PLANlPlanning &: Zoning COMM\P&Z 2()()~\Staff McmoIPZ-39.o2 MEMO (Me<>:Iows Park. plat ofresub).doc
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1/30/04
RESOLUTION NO.
AN RESOLUTION APPROVING PLATS OF VACATION FOR CERTAIN
RIGHTS-OF-WAY WITHIN PROPERTY LOCATED AT 1401 GREGORY
STREET
(MEADOWS PARK)
WHEREAS, the corporate authorities of the Village of Mount Prospect have
determined that the best interests of the Village of Mount Prospect would be
served by vacating those portions of unimproved rights-of-way, legally described
as follows:
PARCEL 1:
THAT PART OF DAVIDSON AVENUE LYING SOUTH OF THE SOUTH LINE OF
GREGORY STREET AND LYING NORTH OF " THAT PART OF DAVIDSON
AVENUE VACATED BY PLAT THEREOF RECORDED JANUARY 31,1974, AS
DOCUMENT NO. 22614357, ALL IN ' H. ROY BERRY COMPANY'S NORTH-
WEST HEIGHTS, BEING A SUBDIVISION OF ALL THAT LAND LYING NORTH
OF THE CHICAGO AND NORTHWESTERN RAILROAD IN THE NORTHWEST
QUARTER OF THE SOUTHEAST QUARTER OF SECTION 33, TOWNSHIP 42
NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK
COUNTY, ILLINOIS, ACCORDING TO THE PLAT THEREOF RECORDED
MARCH 17,1926, AS DOCUMENT 294623, IN COOK COUNTY, ILLINOIS; and
PARCELS 2 AND 3:
THOSE PARTS OF RAMMER AVENUE AND EVANSTON AVENUE LYING
SOUTH OF THE SOUTH LINE OF GREGORY STREET AND LYING NORTH
OF THE NORTH LINE OF VACATED ISABELLA STREET VACATED BY
PLAT THEREOF RECORDED APRIL 27.1978 AS DOCUMENT NO. 24422315,
ALL IN H. ROY BERRY COMPANY'S NORTH-WEST HEIGHTS, BEING A
SUBDIVISION OF ALL THAT LAND LYING NORTH OF THE CHICAGO AND
NORTHWESTERN RAILROAD IN THE NORTHWEST QUARTER OF
THE SOUTHEAST QUARTER OF SECTION 33, TOWNSHIP 42 NORTH,
RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK
COUNTY, ILLINOIS, ACCORDING TO THE PLAT THEREOF RECORDED
MARCH 17,1926, AS DOCUMENT 294623, IN COOK COUNTY, ILLINOIS.
and
WHEREAS, the public rights-of-way being the subject of this Resolution shall
benefit the Mt. Prospect Park District and the Village of Mount Prospect
residents; and
Þ-E.
Meadows Park - Vacation
Page 2/2
WHEREAS, the corporate authorities of the Village of Mount Prospect have
determined that the Village of Mount Prospect has no need for those portions of
right-of-way being the subject of this Resolution, and that the best interests of the
Village will be served by donating the vacated right of way to the Mt. Prospect
Park District.
NOW, THEREFORE, BE IT RESOLVED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY,
ILLINOIS:
SECTION ONE: That the corporate authorities of the Village of Mount Prospect
have determined that the best interests of the Village would be served by
vacating the public rights-of-way legally described hereinabove and that
ownership of the property being the subject of this Resolution will benefit the Mt.
Prospect Park District and the residents of the Village of Mount Prospect.
SECTION DNO: That upon passage and approval of this Resolution, the Village
Clerk is hereby authorized and directed to file a certified copy of this Resolution,
together with a copies of the Plats of Vacation for Rammer Street, Davidson
Street, and Evanston Street indicating the vacation parcels being the subject of
this Resolution, with the Cook County Recorder of Deeds.
SECTION THREE: That this Resolution 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
,2004.
Gerald L. Farley, Mayor
ATTEST:
Velma W. Lowe, Village Clerk
H.\CLKOlfiles\WINIRES\Plat of vacalion,Mdws Park,Feb,O4 doc
:;
VWL
1/30/04
RESOLUTION NO.
A RESOLUTION APPROVING A FINAL PLAT OF CONSOLIDATION
FOR PROPERTY LOCATED AT 1401 GREGORY STREET
WHEREAS, the Petitioner, Mt. Prospect Park District, has requested approval of a Final Plat of
Consolidation for the purpose of consolidating multiple lots of record at 1401 Gregory Street into
one single lot of record; and
WHEREAS, the Planning and Zoning Commission has recommended approval of the
consolidation.
NOW, THEREFORE, BE IT RESOLVED BY THE PRESIDENT AND BOARD OF TRUSTEES OF
THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
SECTION ONE: That the consolidation of multiple lots into a single lot of record is hereby granted
for the unimproved rights-of-way being Rammer Street, Davidson Street, and Evanston Street within
Meadows Park, and the Final Plat of Consolidation attached to this as Exhibit "A" ish ereby
approved for appropriate execution and recording. Such Plat and its legal description are
incorporated into, and made a part of, this Ordinance.
SECTION TWO: That the Village Clerk is hereby authorized and directed to record a certified copy
of this Resolution with the Recorder of Deeds of Cook County.
SECTION THREE: This Resolution shall be in full force and effect from and after its adoption,
approval and publication in pamphlet form as provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this
day of
,2004.
Gerald L. Farley
Mayor
ATTEST:
Velma Lowe
Village Clerk
H:\CLKO\files\WIN\RE5IPlatofConsolidation,Hili 51 Park.Feb.04.doc
Village of Mount Prospect
Community Development Department
MEMORANDUM
TO:
MICHAEL E. JANONIS, VILLAGE MANAGER
~I). ~\-'~
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~
FROM:
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
JANUARY 30, 2004
SUBJECT:
PZ-47-03 -MAP AMENDMENT & PLAT OF RESUBDIVISION
504 & 510 E. RAND ROAD AND 525 E. HILL STREET (HILL STREET PARK)
MT. PROSPECT PARK DISTRICT - APPLICANT
The Planning & Zoning Commission transmits their recommendation to approve Case PZ-47-03, a request for: 1)
a Map Amendment for 504 & 510 E. Rand Road, rezoning the property from R-l Single Family Residence to CR
Conservation Recreation; and 2) the Hill Street Nature Center Resubdivision (consolidating three existing parcels
into a single lot of record). The Planning & Zoning Commission heard the request at their January 22, 2004
meeting.
The Petitioner is seeking to expand the existing Hill Street Park facility. In order to proceed with the planned
improvements, the Petitioner must first rezone the Rand Road properties to the CR Conservation Recreation
District and consolidate the three existing parcels into a single lot of record. The portion of the Subject Property
that is currently zoned R-l is adjacent to an existing townhome development and abuts properties currently zoned
CR Conservation Recreation and B3 Community Shopping. Although Rand Road is a significant commercial
corridor, the two Rand Road properties would not be conducive to commercial development due to the their size,
shape, and surrounding land uses.
The Planning & Zoning Commission discussed the park improvements and noted that the proposed use (an
expansion of the Hill Street Park) and structures would comply with zoning regulations. In addition, the P&Z
discussed how the proposed use would provide a good transition between the townhomes to the north of the
Subject Properties and the commercial properties to the south of the Subject Properties. The Planning & Zoning
Commission members voted 7-0 to recommend that the Village Board approve the request to rezone the Subject
Property from Rl to CR and approve the Hill Street Nature Center Resubdivision, Case No. PZ-47-03, subject to
the following: .
1. The Petitioner shall provide a detailed site plan indicating the proposed park improvements will comply
with all applicable zoning regulations; and
2. The Petitioner obtains permits from all appropriate agencies, including, but not limited to, IDOT and
MWRD.
Please forward this memorandum and attachments to the Village Board for their review and consideration at their
February 3,2003 meeting. Staff will be present to answer any questions related to this matter.
W~l~
William J. Cooney, Jr., ICP
Ijc H:IPLANlPlanning & Zoning COMM\P&Z 2004\MEJ MemosIPZ-47'()3 MEJ MEMO (Hill Slrce!' rezone and pl.t).doc
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-47-03
Hearing Date: January 22, 2004
PROPERTY ADDRESS:
504 & 510 E. Rand Road and 525 E. Hill Street
PETITIONER:
Mt. Prospect Park District
PUBLICATION DATE:
January 7, 2004
PIN#:
03-34-207 -004/055/018
REQUEST:
1) Rezone to CR Conservation Recreation, and
2) Consolidate site to create a one-lot subdivision
MEMBERS PRESENT:
Arlene Juracek, Chair
Merrill Cotten
Joseph Donnelly
Leo Floros
Richard Rogers
Matthew Sledz
Keith Youngquist
MEMBERS ABSENT:
None
STAFF MEMBERS PRESENT:
Judy Connolly, AICP, Senior Planner
Michael Jacobs, AICP, Deputy Director of Community Development
INTERESTED PARTIES:
Lou Ennessar
Chairperson Arlene. Juracek called the meeting to order at 7:32 p.rn. Richard Rogers made a motion to approve
the minutes of the December 11, 2003 meeting, but modified to have Merrill Cotten's name spelled correctly.
Leo Floros seconded the motion. The minutes were approved as corrected 7-0. At 7:46, Ms. Juracek introduced
Case No. PZ-47-03, a request for a map amendment and one-lot resubdivision. She noted that the request would
be Village Board final.
Judy Connolly, Senior Planner, presented the case. She said that the Subject Property is located at the southeast
corner of the Rand Road and Hill Street intersection and that it consists of a park with related improvements and
two vacant lots. She said that the Petitioner is seeking approval to: 1) Rezone 504 & 510 E. Rand Road from R-
1 Single-Family Residence to CR Conservation Recreation; and 2) Consolidate the thre~ existing lots into a
single lot of record. The Petitioner is proposing to expand the existing Hill Street Park facility into a
neighborhood park and nature center
Ms. Connolly said that the Rand Road properties, which need to be rezoned in order for the Hill Street Park to
be expanded, are surrounded by a variety of land uses and zoning districts. She said that the portion of Subject
Property that is currently zoned R-l is adjacent to an existing townhome development and abuts properties
currently zoned CR Conservation Recreation and B3 Community Shopping. Although Rand Road is a
significant commercial corridor, the two Rand Road properties would not be conducive to commercial
development due to the their size, shape, and surrounding land uses. She summarized the standards for a Map
Amendment and said that the proposal meets the standards because it is compatible with existing properties
within the general area of the Subject Property and provides an adequate transition from Rand Road.
Ms. Connolly reviewed the proposed plat of Resubdivision. She said that the plat under review changes the site
from three lots of record to a one-lot subdivision. The plat includes easements as required by Village Code and
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-47-03
Page 2
has been prepared in accordance with Development Code requirements. She said that other Departments have
reviewed the plat and found that it was prepared in accordance with Village Codes.
Ms. Connolly said that based on Staffs findings, Staff recommends that the P&Z recommend the Village Board
approve the request to rezone the Subject Property from Rl to CR and approve the Hi11 Street Nature Center
Resubdivision subject to the following:
1. The Petitioner shall provide a detailed site plan indicating the proposed park improvements will comply
with all applicable zoning regulations; and
2. The Petitioner obtains permits from all appropriate agencies, including, but not limited to, IDOT and
MWRD.
The Village Board's decision is final for this case, Case No. PZ-47-03.
Lou Ennesar, 1000 W. Central Road, Mt. Prospect Park District, was sworn in. Mr. Ennessar described the
components and use of a park that is designated as a neighborhood park. He said that the neighbors were
notified about the Park District's plans to expand Hill Street several months ago. Mr. Ennessar reviewed the
Master Plan for the proposed Hill Street Park expansion and answered the Commission's questions regarding
landscaping, the anticipated maturity rate for the proposed landscaping, and the park located in the Kensington
Business Center.
Ms. Juracek asked if anyone in the audience had questions. As there were none, she closed the hearing at 7:55
pm.
Joe Donnelley made a motion to recommend that the Village Board approve a request for the map amendment
and plat of Resubdivision subject to the conditions listed in the Staff memo. Richard Rogers seconded the
motion.
UPON ROLL CALL:
AYES: Cotton, Floras, Donnelly, Rogers, Sledz, Youngquist, and Juracek
NAYS: None
Motion was approved 7-0.
At 9:40 p.m, Joseph Donnelly made motion to adjourn, seconded by Keith Youngquist. The motion was
approved by a voice vote and the meeting was adjourned.
Michael Jacobs, AICP
Deputy Director, Community Development
Judy Connolly, AICP, Senior Planner
H:\PLAN\Planning & Zoning COMM\P&Z 2004\Minutes\PZ-47-03 504-510 E Rand MPPD Plat Cons-Rezone.doc
.-
~
Village of Mount Prospect
Community Development Department
CASE SUMMARY - PZ- 47-03
LOCATION:
PETmONER:
OWNER:
PARCEL #:
LOT SIZÊ:
ZONING:
REQUEST:
504 & 510 E. Rand Road and 525 E. Hill Street
Mt. Prospect Park District
Mt. Prospect Park District
03-34-207-004/055/018
4.53 acres (197,326.8 sq. ft.)
525 E. Hill Street - CR Conservation Recreation
504 & 510 E. Rand Road - Rl Single Family Residence
1) Rezone to CR Conservation Recreation, and
2) Consolidate site to create a one-lot subdivision
LOCATION MAP
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Village of Mount Prospect
Community Development Department
MEMORANDUM
TO:
MOUNT PROSPECT PLANNING & ZONING COMMISSION
ARLENE JURACEK, CHAIRPERSON
FROM:
JUDY CONNOLLY, AICP, SENIOR PLANNER
DATE:
JANUARY 15,2004
SUBJECT:
JANUARY 22, 2004
PZ-47-03 - REZONING AND PLAT OF RESUBDNISION
504 & 510 E. RAND ROAD AND 525 E. HILL STREET
HEARING DATE:
BACKGROUND
A public hearing has been scheduled for the January 22,2004 Planning & Zoning Commission meeting to review
the application by the Mt. Prospect Park District (the "Petitioner"), regarding the properties located at 504 & 510
E. Rand Road and 525 E. Hill Street (the "Subject Property"). The Petitioner is seeking approval to: 1) Rezone
504 & 510 E. Rand Road from R-l Single-Family Residence to CR Conservation Recreation; and 2) Consolidate
the three existing lots into a single lot of record. The P&Z Commission hearing was properly noticed in the
January 7, 2004 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, located at the southeast corner of the Rand Road and l-lill Street intersection, consists of a
park with related improvements and two vaçant lots. The Subject Property is bordered by the Rl Single Family
Residence District and the R2* Attached Single Family ResidencelPUD District (Hill Street Townhomes) to the
north, the B3 Community Shopping District to the south (Northwest Electric), the Rl * Single Family
ResidencelPUD District (Christian Life College) to the west, and the II Limited Industrial District (Kensington
Business Center) to the east. The existing vacant lots previously contained single-family homes prior to the Park
District acquiring the properties.
SUMMARY OF PROPOSAL
The Petitioner is proposing to expand the existing Hill Street Park facility into a neighborhood park and nature
center (please refer to Petitioner's submittal for greater details regarding the proposed park improvements). In
order to proceed with the planned improvements the Petitioner must first rezone a portion of the Subject Property
to the CR Conservation Recreation District and consolidate the three existing parcels into a single lot of record.
Upon approval of the rezoning and consolidation, the proposed use of the Subject Property would be permitted
under the CR District. Although the proposed park improvements do not require formal approval (once the
Subject Property is rezoned and consolidated), the Petitioner has provided information regarding the proposed use
and development ofthe site.
PZ-47-03
Planning & Zoning Commission meeting January 22, 2004
Page 3
The various components of the Petitioner's proposal are outlined below:
.
Site Plan - The attached site plan indicates the proposed amenities to be provided within the park
(including paved walkways, a play area, picnic tables, an activity course and detention pond) and
illustrates how the site will be landscaped. The park will be accessed from a single curb cut on Hill Street
and will include 19 on-site parking spaces.
.
Right-of-Way Improvements - The Petitioner's plans indicate that sidewalk will be installed along the
perimeter of the site (as required by Village regulations). The Petitioner is not seeking any relief from the
required ROW improvements and would be required to obtain Village Board approval for any deviation
from Village regulations.
.
Plat of Resubdivision - The plat under review changes the site from three lots of record to a one-lot
subaivision. The plat includes easements as required by Village Code and has been prepared in
accordance with Development Code requirements. Other Departments have reviewed the plat and found
that it was prepared in accordance with Village Codes.
GENERAL ZONING COMPLIANCE
The following table provides a comparison of the zoning regulations for the Subject Property's existing R-l
Single-Family Residence classification and the proposed CR Conservation Recreation classification.
Rl Single-Family District CR Conservation Recreation
Minimum Requirements Minimum Requirements
SETBACKS:
Front 30' 50'
10' or 10% of lot width - which ever
Interior is less 10'
Exterior 20' 50'
Rear 25' 20'
LOT COVERAGE
45% maximum 25% maximum
In addition to the conceptual site plan ("Master Plan") included within the application submittal, the Petitioner has
prepared working drawings that indicate the proposed parking lot will meet the required 50-foot setback along
Hill Street and Rand Road. The only proposed structure, a shelter, 'will be located near the center of the park and
will comply with the setback regulations. Also, the walking path that loops around the perimeter of the park is a
permitted encroachment (provided a minimum setback of 10 feet is maintained). As noted previously, the
proposed park impro\é:ments are permitted within the CR Conservation Recreation District provided all
applicable zoning regulations are met.
MAP AMENDMENT STANDARDS
The standards for Map Amendments are listed in Section 14.203.D.8.a of the Village Zoning Ordinance. When a
Map Amendment is proposed, the Planning and Zoning Commission shall make findings based upon the evidence
presented to it in each specific case with respect to, but not limited to, the following malters:
...
The compatibility with existing uses and zoning classifications of property within the general
area of the property in question;
PZ-4 7 -03
Planning & Zoning Commission meeting January 22, 2004
Page 4
.
The compatibility of the surrounding property with the permitted uses listed in the proposed
zoning classification;
The suitability of the property in question to the uses permitted under the existing and proposed
zoning classifications; and
.
.
Consistency with the trend of development in the general area of the property in question, and the
objectives of the current Comprehensive Plan for the Village.
The portion (504 & 510 E. Rand Road) of the Subject Property that the Petitioner is seeking to rezone is located
amongst a variety of land uses and zoning districts. The portion of Subject Property that is currently zoned R-l is
adjacent to an existing townhome development and abuts properties currently zoned CR Conservation Recreation
and B3 Community Shopping. Although Rand Road is a significant commercial corridor, the two Rand Road
properties would not be conducive to commercial development due to the their size, shape, and surrounding land
uses The proposal meets the standards for a Map Amendment because it is compatible with existing properties
within the general area ofth~ Subject Property and provides an adequate transition from Rand Road.
RECOMMENDATION
The proposed rezoning meets the standards for a Map Amendment listed in the Zoning Ordinance and the plat has
been prepared according to Village regulations. Based on these findings, Staff recommends that the Planning &
Zoning Commission recommend that the Village Board approve the request to rezone the Subject Property from
RI to CR and approve the Hill Street Nature Center Resubdivision subject to the following:
1. The Petitioner shall provide a detailed site plan indicating the proposed park improvements will comply
with all applicable zoning regulations; and
2. The Petitioner obtains permits from all appropriate agencies, including, but not limited to, IDOT and
MWRD.
The Village Board's decision is final for this case, Case No. PZ-47-03.
I concur:
till
William J.
Ijc H:IPLA);'J'L."";"g & Zoning COMM\P&Z 200.\StalfMcmoIPZ-I7.03 MEMO ('O;-jlO E Rand Rood -rezone and plat - nah~e cent"J.doc
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1000 W. Central ~oad . Mt. Prospect, IL 60056-2223 . (847) 255-5380. Fax (847) 255-1438
January 28, 2004
'e». ~
2.(3 O~
William J. Cooney, AICP
Director of Community Development
Village of Mount Prospect
100 S. Emerson Street
Mount Prospect, It 60056
Dear Mr. Cooney,
:
The Planning & Zoning Commission recommended approval ofPZ-47-03/ Map Amendments
and the Hill Street Nature Center Re-subdivision (plat) by a 7-0 vote. Our case is scheduled to
go before the Village Board for the ordinance's first reading on Febmary 3, 2004.
I am requesting that the Village Board waive the second reading, tentatively scheduled for the
second Village Board meeting, and take final action at the February 3,2004 meeting. We want
of complete this phase of the project as soon as possible.
I appreciate your assistance in facilitating this request. Should you have any questions, feel free
to contact us at (847) 255-5380.
Very tmly yours,
MT. PROSPECT PAR
".
Loui . Ennesser, RLA
Director of Parks & Planning
LE/lk
Serving Portions of Mt. Prospect. Des Plaines . Arlington Heights . EII~ Grove Village
..
vwl
1/30/03
ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP
OF THE VILLAGE OF MOUNT PROSPECT
FOR PROPERTIES LOCATED AT 504 AND 510 EAST RAND ROAD
WHEREAS, the Mt. Prospect Park District (hereinafter referred to as "Petitioner), has filed an
application to rezone certain property generally located at 504 and 510 East Rand Road (hereinafter
referred to as "Subject Property'), and legally described as follows:
THAT PART OF THE SOUTH HALF OF THE SOUTHEAST QUARTER OF THE NORTHEAST
QUARTER OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD
PRINCIPAL MERIDIAN, LYING NORTHEAST OF THE CENTER LINE OF RAND ROAD
(EXCEPT THE NORTH 33.0 FEET AS MEASURED AT RIGHT ANGLES TO THE NORTH
LINE OF THE SOUTH HALF 0 F THE SOUTHEAST QUARTER 0 F THE NORTHEAST
QUARTER OF SECTION 34, AFORESAID), ALSO (EXCEPT THE SOUTH 374.0 FEET AS
MEASURED ALONG THE EAST LINE OF SAID NORTHEAST QUARTER, AFORESAID),
AND (EXCEPT THE EAST 200.0 FEET LYING NORTH OF THE SOUTH 374.0 FEET AS
MEASURED ALONG THE EAST LINE OF SAID NORTHEAST QUARTER, AFORESAID, AND
SOUTH OF THE NORTH 33.0 FEET MEASURED AT RIGHT ANGLES TO THE NORTH LINE
OFTHESOUTHHALFOFTHESOUTHEASTQUARTEROFTHENORTHEASTQUARTER
OF SECTION 34, AFORESAID), AND (EXCEPT THAT PART TAKEN FOR RAND ROAD), IN
COOK COUNTY, ILLINOIS.
ALSO:
LOT 1 (EXCEPT THE SOUTH 10.00 FEET THEREOF), AND 2, (EXCEPT THE SOUTH 10.00
FEET THEREOF) IN ALMA H. MUELLER SUBDIVISION OF PART OF THE SOUTHEAST
QUARTER OF THE NORTHEAST QUARTER OF SECTION 34, TOWNSHIP 42 NORTH,
RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT
THEREOF RECORDED MAY 5,1989, AS DOCUMENT NO. 89203563, IN COOK COUNTY,
ILLINOIS.
Property Index Numbers:
03-34-207 -004
03-34-207 -055
03-34-207 -018; and
WHEREAS, the Petitioner has requested the Subject Property be rezoned from R-1 (Single Family
Residence) to CR (Conservation Recreation); and
WHEREAS, a Public Hearing was held on the request for rezoning being the subject of PZ-46-03,
before the Planning and Zoning Commission of the Village of Mount Prospect on the 22nd day of
January, 2004, pursuant to due and proper notice thereof having been published in the Mount Pros{Ject
Journal & To{Jics on the th day of January, 2004; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendation to
approve the request, to the President and Board of Trustees of the Village of Mount Prospect; and
F-C;
Rezone - Hill Street Park
Page 2/2
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have considered the
request being the subject of PZ-46-03 and have determined that the best interests of the Village of
Mount Prospect would be served by granting said request.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
SECTION ONE: The recitals set forth hereinabove are incorporated herein as findings of fact by the
President and Board of Trustees of the Village of Mount Prospect.
SECTION TWO: The Official Zoning Map of the Village of Mount Prospect, Illinois, as amended,
is hereby further amended by reclassifying the property being the subject of this Ordinance from
R-1 (Single Family Residence) to CR (Conservation Recreation) district.
SECTION THREE: This Ordinance shall be in full force and effect from and after its passage, approval
and publication in pamphlet form in the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this
day of
,2004.
Gerald L. Farley, Village President
ATTEST:
Velma W. Lowe, Village Clerk
H\CcKO\f,¡es\WiN\ORDINANC\REZONE 504 & 510 E Rand.Hì!! 5t Park.Feb.O4.doc
.
VWL
1/30/04
RESOLUTION NO.
A RESOLUTION APPROVING A FINAL PLAT OF CONSOLIDATION
FOR PROPERTIES LOCATED AT
504 EAST RAND ROAD, 510 EAST RAND ROAD, AND 525 EAST HILL STREET
WHEREAS, the Petitioner, Mt. Prospect Park District, has requested approval of a Final Plat of
Consolidation for the purpose of consolidating three lots of record at 504 East Rand Road, 510 East
Rand Road, and 525 East Hill Street into one single lot of record; and
WHEREAS, the Planning and Zoning Commission has recommended approval of the consolidation.
NOW, THEREFORE, BE IT RESOLVED BY THE PRESIDENT AND BOARD OF TRUSTEES OF
THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
SECTION ONE: That the consolidation of three (3) lots into a single lot of record is hereby granted
for the properties at 504 East Rand Road, 510 East Rand Road, and 525 East Hill Street, and the
Final Plat of Consolidation attached to this as Exhibit "A" is hereby approved for appropriate
execution and recording. Such Plat and its legal description are incorporated into, and made a part
of, this Ordinance.
SECTION TWO: That the Village Clerk is hereby authorized and directed to record a certified copy
of this Resolution with the Recorder of Deeds of Cook County.
SECTION THREE: This Resolution shall be in full force and effect from and after its adoption,
approval and publication in pamphlet form as provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this
day of
,2004.
Gerald L. Farley
Mayor
ATTEST:
Velma Lowe
Village Clerk
H:\CLKO\flles\WIN\RES\PlatofConsolidation,Hili 51 Park,Feb,O4.doc
Village of Mount Prospect
Community Development Department
MEMORANDUM
TO:
MICHAEL E. JANONIS, VILLAGE MANAGER
~~. ~'"'
l/ð~
FROM:
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
JANUARY 30, 2004
SUBJECT:
PZ-OI-04 - CONDITIONAL USE (PORCH)
507 S. WILLE STREET
KEVIN DUFFY - APPLICANT
The Planning & Zoning Commission transmits their recommendation to approve Case PZ-O 1-04, a request for an
unenclosed covered porch, as described in detail in the attached staff report. The Planning & Zoning Commission
heard the request at their January 22,2004 meeting.
The subject property is located in a single-family residential neighborhood. The proposed porch would encroach
4-feet into the front yard and extend the entire length of the house. The porch would be constructed ITom wood
and have an overhang, railings, and columns. The proposed porch requires Conditional Use approval because it
encroaches into the 30-foot ITont setback.
The Planning & Zoning Commission discussed the petitioner's plans for the porch and the proposed building
materials. In response ITom Commissioner's concerns, the applicant confirmed that the porch would not resemble
a 'deck' and that it would help unify the existing house and proposed second story addition. The Planning &
Zoning Commission members voted 7-0 to recommend that the Village Board approve a request for a
Conditional Use permit for the construction of an unenclosed covered porch 26-feet feet ITom the ITont property
line at 507 S. Wille Street, Case No. PZ-OI-04.
Please forward this memorandum and attachments to the Village Board for their review and consideration at their
February 3,2003 meeting. Staff will be present to answer any questions related to this matter.
tJL
William J.
!be
H:\PLANlPlauning & Zoning cOMM\P&Z 2004\MEJ MemosIPZ.ol.o4 ME! MEMO (507 S. Wüle Dnffy - CU - porch).doc
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-OI-04
Hearing Date: January 22, 2004
PROPERTY ADDRESS:
507 S. Wille Street
PETITIONER:
Kevin Duffy
PUBLICATION DATE:
January 7,2004
PIN#:
08-12-308-017-0000
REQUEST:
Conditional Use - Porch in front yard
MEMBERS PRESENT:
Arlene Juracek, Chair
Merrill Cotten
Joseph DonneUy
Leo Floros
Richard Rogers
Matthew Sledz
Keith Youngquist
MEMBERS ABSENT:
None
STAFF MEMBERS PRESENT:
Judy ConnoUy, AICP, Senior Planner
Michael Jacobs, AICP, Deputy Director of Community Development
INTERESTED PARTIES:
Kevin Duffy
Chairperson Arlene Juracek called the meeting to order at 7:32 p.m. Richard Rogers made a motion to approve
the minutes of the December 11, 2003 meeting modified to have MerriU Cotten's name speUed correctly. Leo
Floros seconded the motion. The minutes were approved as corrected 7-0. At 7:56 p.m., Ms. Juracek
introduced Case No. PZ-O 1-04, a request for an unenclosed porch in the front yard. She noted that the request
would be Village Board final.
Judy ConnoUy, Senior Planner, presented the case. She said that the Subject Property is located on the east side
of Wille Street, between Shabonee and Council Trails, and contains a single-family residence with related
improvements. She said that the Subject Property is zoned RA Single Family Residence and is bordered on aU
sides by the RA District. She said that the Petitioner's plans indicate that the proposed addition and unenclosed
porch would be constructed according to Village Codes, but that the porch would encroach four (4)-feet into the
required front yard. She said that the unenclosed porch requires Conditional Use approval.
Ms. ConnoUy said that the plans show that the porch consists of a wood floor and wood railings. Also, the area
under the porch would be enclosed with a wooden lattice to prevent animals from burrowing and/or living in this
area. She said that the existing home and proposed improvements comply with zoning regulations and noted
that the table in the Staff Report compares the Petitioner's proposal to the RA Single Family Residence district's
bulk requirements.
Ms. Connolly reviewed the standards for Conditional Use approval and said that the proposal would not
adversely affect the character of the surrounding neighborhood, utility provision or public streets and the
proposed Conditional Use will be in compliance with the Village's Comprehensive Plan and Zoning Ordinance.
She said that based on these findings, Staff recommends that the Planning & Zoning Commission recommend
that the Village Board approve a Conditional Use for an unenclosed porch to encroach no more than 4-feet into
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-o 1-04
Page 2
the required front yard for the residence at 507 S. Wille Street, Case No. PZ-OI-04. She said that the Village
Board's decision is final for this case.
The Planning & Zoning Commission did not have any questions of Staff and asked the Petitioner to address the
Commission.
Kevin Duffy, 507 S. Wille Street, was sworn in. Mr. Duffy reviewed the scope of the addition and said that they
were going to add a second story to the house. He said that the unenclosed porch would help unify the look of
the house in addition to adding character. Ms. Juracek asked whether the wood would be treated. Mr. Duffy
said he was not sure at this time if it would be painted and if so, what color. He said that the unenclosed porch
would match the house and that he still needed to confirm those details. In response to Ms. Juracek's concerns,
Mr. Duffy stated that the porch would not take on the characteristics of a deck and that it would match the
house.
Ms. Juracek asked if anyone in the audience had questions. As there were none, Ms. Juracek closed the hearing
at 8:00 pm.
Keith Youngquist made a motion to recommend that the Village Board approve the Petitioner's request to
construct an unenclosed porch four (4) feet in the front yard setback. Richard Rogers seconded the motion.
UPON ROLL CALL:
AYES: Cotton, Floros, Donnelly, Rogers, Sledz, Youngquist, and Juracek
NAYS: None
Motion was approved 7-0.
At 9:40 p.m, Joseph Donnelly made motion to adjourn, seconded by Keith Youngquist. The motion was
approved by a voice vote and the meeting was adjourned.
Michael Jacobs, AICP
Deputy Director, Community Development
Judy Connolly, AICP, Senior Planner
H:\PLANlPlanning & Zoning COMMlP&z 2004\MinutesIPZ-OI-O4 507 S Wille Duffy CU Porch. doc
..>-"
Village of Mount Prospect
Community Development Department
CASE SUMMARY - PZ- 01-04
LOCATION:
507 S. Wille Street
PETmONERS:
Kevin & Laurie Duffy
OWNERS:
Kevin & Laurie Duffy
PARCEL #:
LOT SIZÊ:
08-12-308-017-0000
0.27 acres (11,775 square feet)
ZONING:
RA Single Family Residence
LAND USE:
Single Family Residential
REQUEST:
Conditional Use - Porch in front yard
420
SOl 500
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S03 S04
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LOCATION MAP
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Village of Mount Prospect
Community Development Department
MEMORANDUM
TO:
MOUNT PROSPECT PLANNING & ZONING COMMISSION
ARLENE JURACEK, CHAIRPERSON
FROM:
JUDY CONNOLLY, AICP, SENIOR PLANNER
DATE:
JANUARY 15,2004
HEARING DATE:
JANUARY 22,2004
SUBJECT:
PZ-OI-04 - CONDITIONAL USE (PORCH)
507 S. WILLE STREET (DUFFY RESIDENCE)
BACKGROUND
A public hearing has been scheduled for the January 22, 2004 Planning & Zoning Commission meeting to review
the application by Kevin & Laurie Duffy (the "Petitioner") regarding the property located at 507 S. Wille Street
(the "Subject Property"). The Petitioner has requested Conditional Use approval to allow the construction of a
new, unenclosed porch in the front yard. The P&Z hearing was properly noticed in the January 7,2004 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 the east side of Wille Street, between Shabonee Trail and Council Trail, and
contains a single-family residence with related improvements. The Subject Property is zoned RA Single Family
Residence and is bordered on all sides by the RA District.
SUMMARY OF PROPOSAL
The attached exhibits detail the Petitioner's plans and indicate that the proposed unenclosed porch would be
constructed according to Village Codes. The area under the porch would be enclosed with a wooden lattice to
prevent animals from burrowing and/or living in this area. The proposed unenclosed porch, consisting of awood
floor and wood railings, would encroach no more than four (4)-feet into the required front yard, thus requiring
Conditional Use approval.
GENERAL ZONING COMPLIANCE
The existing home and proposed improvements comply with zoning regulations. The table on the following page
compares the Petitioner's proposal to the RA Single Family Residence district's bulk requirements.
.-
PZ-OI-04
Planning & Zoning Commission meeting January 22, 2004
Page 3
RA Single Family District Existing Proposed
Minimum Requirements
SETBACKS:
Front 30' 30' 26'
Interior 5' 33' south & no change
5.43' north no change
Rear 25' 79.5' (deck) no change
LOT COVERAGE 50% Maximum 33% 34%
CONDITIONAL USE STANDARDS
-'
The standards for Conditional Uses are listed in Section 14.203.F.8 ofthe 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 ofthose properties;
Adequate provision of utilities, drainage, and design of access and egress to minimize congestion on
Village streets; and
Compliance of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and
other Village Ordinances.
.
.
:'ì
.
~~
The proposal would not adversely affect the character ofthe surrounding neighborhood, utility provision or public
streets and the proposed Conditional Use will be in compliance with the Village's Comprehensive Plan and
Zoning Ordinance.
RECOMMENDATION
The proposed unenclosed porch meets the Conditional Use standards contained in Section 14.203.F.8 of the
Zoning Ordinance. Based on these findings, Staff recommends that the Planning & Zoning Commission make a
recommendation to the Village Board to approve a Conditional Use for an unenclosed porch to encroach no more
than 4-feet into the required front yard for the residence at 507 S. Wille Street, Case No. PZ-Ol-04. The Vil1age
Board's decision is final for this case.
I concur:
(¡[~ll (~v 1,,_-
William J. Cooney, Alåp, Director of Community Development
Ij' I L'.,LM-'P "ming & Zoning cOMM\P&Z 200'15,,0. "","c\¡>Z.ù I.(J, ME"O (507 S. Will, - CU - pord».doc
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NOTE: VERIFY All CONDITIONS AND DIMENSIONS
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EXISTING GARAGE
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11.775 X 0.5% ; 5,887 SQ. FT.
11,775 SO. fl.
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1.186 SQ. FT.
1,281 SQ. FT.
DATE
NOV. 20, 2003
BUILDING INFORMA 1100
CONSTRJCTION TYPE
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ARCHrTECTURAL DESIGN SERVICES
RESIDENTIAL AL TERA T1ONS
DUFFY RESIDENCE
507 SOUTH WILLE STREET
MOUNT PROSPECT. ILLINOIS 60056
1321 SCHIEDLER DRIVE
BATAVIA. ILLINOIS 60510
(630) 482-2886
EXTERIOR ELEVATIONS
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Page 1 of 1
J~monis, Mike
.", ._-~_.._-"..~ """'-"'-~"" .",,-, ~,~" """"""'." '--"'"""'" " "..". ""." "'~""""-""~"""'" « """"""-~"" ""'-"'-~"--~'-'-'-""'<--"- """",.", "'"-'---"""'-"~'""""""-,,,,,--, .
From: Cooney, Bill
Sent: Wednesday, January 28, 2004 10:02 AM
To: Janonis, Mike; Clinger, Roberta
Subject: FW: Kevin Duffy (conditional use)
~ . ~-r Co,
z.\'ò \04
-----Original Message-----
From: Duffycars@aol.com [mailto:Duffycars@aol.com]
Sent: Tuesday, January 27, 2004 8:50 PM
To: Cooney, Bill
Subject: Kevin Duffy (conditional use)
January 27, 2004
Village of Mount Prospect
Director of Community Development
William J. Cooney
100 S. Emerson St.
Mt. Prospect, IL 60056
Dear Mr. Cooney,
The Planning & Zoning Commission recommended approval of my request to construct an unenclosed porch in
the front yard set back by a 7-0 Vote. Our case is scheduled to go before Village Board for the ordinance'~ first
reading February 3, 2004.
I am requesting that the Village Board waive the second reading, tentatively scheduled for the second Village
Board meeting, and take final action at the February 3, 2004 meeting. I would like to get my drawings going and
my project approved as soon as possible.
I appreciate your assistance in facilitating this request. Thank you for your consideration.
Sincerely,
Kevin M. Duffy
507 S. Wille St.
Mt. Prospect, IL 60056
(847)368-8897
1/30/2004
vwl
1/28/04
ORDINANCE NO.
AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT
FOR PROPERTY LOCATED AT 507 SOUTH WILLE STREET
WHEREAS, Kevin Duffy (hereinafter referred to as "Petitioner") has filed a petition for a
Conditional Use permit with respect to property located at 507 South Wille Street
(hereinafter referred to as the "Subject Property"), and legally described as follows:
Of Lot 4 and the North half of Lot 5 in Block 7 in Prospect Park Subdivision
Number 1, being a subdivision of the West half of the North 60 rods of the
Southwest quarter of Section 12, Township 41 North, Range 11 East of the
Third Principal Meridian (excepting streets previously dedicated), according
to the plat thereof recorded June 9, 1925, as Document # 8938526,
in Cook County, IL.
Property Index Number: 08-12-308-017-0000; and
WHEREAS, the Petitioner seeks a Conditional Use permit to construct an unenclosed
porch encroaching no more than four feet (4') into the required front yard setback; and
WHEREAS, a Public Hearing was held on the request for Conditional Use permit being the
subject of PZ-01-04 before the Planning and Zoning Commission of the Village of
Mount Prospect on the 22nd day of January, 2004, pursuant to ~roper legal notice having
been published in the Mount Prospect Journal & Topics on the 7 h day of Janury, 2004; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and
recommendations to the President and Board of Trustees in support of the request being
the subject of PZ-01-04; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have
given consideration to the request herein and have determined that the same meets the
standards of the Village and that the granting of the proposed Conditional Use permit
would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
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.
H
507 S. Wille St.
Page 2/2
SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect
do hereby grant a Conditional Use permit, as provided for in Section 14.203.F.7 of the
Village Code, to allow the construction of an unenclosed porch encroaching no more than
four feet (4') into the required front yard setback, as shown on the Site Plan, a copy of
which is attached hereto and hereby made a part hereof as Exhibit "A."
SECTION THREE: 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 FOUR: 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
,2004.
Gerald L. Farley
Village President
ATTEST:
Velma W. Lowe
Village Clerk
H:ICLKO\filesIWINIORDINANCIC.USE, 507 Wille St. unencl porch.doc
Village of Mount Prospect
Community Development Department
MEMORANDUM
TO:
MICHAEL E. JANONIS, VILLAGE MANAGER
~1). Fl'n,
'%.1 ð O~
FROM:
DIRECTOR OF COMMUNITY DEVELOPMENT
DATE:
JANUARY 30, 2004
SUBJECT:
PZ-02-04 - CONDITIONAL USE (BANK WITH DRIVE- THRU LANES)
VARIATION (TWO-FOOT LANDSCAPE SETBACK - NORTH LOT LIN )
1450 S. ELMHURST ROAD
HARRIS BANK ARLINGTON - MEADOWS - APPLICANT
The Planning & Zoning Commission transmits their recommendation to approve Case PZ-02-04, a
request for: 1) Conditional Use to allow a drive-thru bank; and 2) A variation to allow a two (2)-foot
landscåpe setback along the north lot line, as described in detail in the attached staff report. The Planning
& Zoning Commission heard the request at their January 22,2004 meeting.
The Subject Property is located on the west side of Elmhurst Road, between Golf Road and Dempster
Street. The site is presently vacant following the recent demolition of the former Super Shops store. The
Petitioner is seeking to construct a 4,300 square foot bank with four (4) drive-thru lanes. In order to
develop the site as proposed, the Petitioner is requesting approval of a Conditional Use to allow a drive-
thru bank and relief from zoning regulations to permit a two (2) foot landscape setback along the north lot
line.
The Planning & Zoning Commission discussed the Petitioner's request for the proposed bank in detail.
They discussed the proposed landscape plan and how additional, year-round landscaping along the east
frontage would ensure that the redevelopment was in keeping with the Corridor Design Guidelines. In
addition, some Commissioners expressed concerns that the site would require additional lighting in the
northeast quadrant of the Subject Property. After lengthy discussion, it was decided that the site should
have lighting installed according to current code regulations, but that the Petitioner could installer brighter
lights in this area should Village Staff determine that such lighting was necessary at a later date.
The Petitioner presented revised exhibits intended to address comments in the Staff Memo. In addition,
they presented a letter from IDOT stating that a traffic signal would not be permitted at the existing
entrance/exit on Route 83 (shared by both the proposed bank and the existing shopping center). The letter
noted that Elmhurst RoadlRoute 83 is a Strategic Regional Arterial (SRA) and that the existing
entrance/exit does not meet IDOT's signal spacing criteria due to its close proximity to the existing
signalized intersection of Dempster Street and Route 83.
Although IDOT has indicated that they will not allow the installation of a traffic signal at the existing
entrance/exit on Rt. 83, the petitioner has not addressed concerns regarding the level of service ratings
cited in their Traffic Study or suggested alternative traffic control measures to provide effective egress
PZ-02-04 1450 S. Elmhurst Road
January 30, 2004
Page 2
northbound onto Rt. 83. The petitioner must provide the Village with an analysis of alternative site
designs that, if possible, would reduce the number of vehicles that would turn northbound on Rt. 83 at this
access point. Staff is concerned that the increased stacking time from 1 minute to over 2 minutes at this
intersection could create safety issues at this location as drivers become impatient.
After reviewing the case, the Planning & Zoning Commission voted 7-0 to recommend that the Village
Board approve the request for: 1) a Conditional Use to allow the development of a drive-thru bank; and 2)
a variation to allow a two (2) foot landscape setback along the north lot line, subject to the following
condition:
1. Develop the site in accordance with the plans prepared by Valerio Dewalt & Train dated January
22, 2004, but revised to reflect the following:
a. A photometric plan that complies with the Village's Lighting Regulations, but includes a
fixture in the northeast corner of the property that could be adjusted in the future if the
Village determines additional lighting is needed;
b. A more defined right-in curb-cut for the northern most driveway; and
c. A landscape plan that includes additional year-round/evergreen materials along the east
lot line.
Staff recommends that the Village Board include the following as a condition of approval for this request:
2. Prior to the issuance of a building permit, the petitioner must provide the Village with an analysis
of alternative site designs that, if possible, would reduce the number of vehicles that would turn
northbound on Rt. 83 at this access point.
Please forward this memorandum and attachments to the Village Board for their review and consideration
at their February 3, 2004 meeting. Staff will be present to answer any questions related to this matter.
.,AICP
/be H:\PLANlPlanning & Zoning cOMM\P&Z 2004\MEJ MemosIPZ.o2.o4 ME! MEMO (1450 S. Elmhurst Rd - cU - bank).doc
MINUTES OF mE REGULAR MEETING OF THE
PLANNING &: ZÕNING~ÔMMìSSíON
CASE NO. PZ-02-04
Hearing Date: January 22,2004
PROPERTY ADDRESS:
1450 S Elmhurst Rd.
PETITIONER:
Harris Bank
PUBLICATION DATE:
January 7, 2004
PIN#:
08-14-403-021
REQUEST:
Conditional Use approval to construct a drive-thru bank and relief from
the Village's parking setback regulations
MEMBERS PRESENT:
Arlene Juracek, Chair
Merrill Cotten
Joseph Donnelly
Leo Floros
Richard Rogers
Matthew Sledz
Keith Youngquist
MEMBERS ABSENT:
None
STAFF MEMBERS PRESENT:
Judy Connolly, AICP, Senior Planner
Michael Jacobs, AICP, Deputy Director of Community Development
INTERESTED PARTIES:
Michael Aiello
George Drost
Amy Flairty
John L. Frieburg, III
Linda LaBarge
David Lindgren
Jeff Meindl
John O'Connor
Brad Pausha
George Schober
Chairperson Arlene Juracek called the meeting to order at 7:32 p.m. Richard Rogers made a motion to approve
the minutes of the December 11 meeting, seconded by Leo Floros. The minutes were approved 7-0. At 8:01,
Ms. Juracek introduced Case No. PZ-02-04, a request for Conditional Use approval to construct a drive-thru
bank and relief from the Village's parking setback regulations. She noted that the request would be Village
Board final.
Judy Connolly, Senior Planner, presented the case. She said that the Subject Property is located at the west side
of Elmhurst Road, between Golf Road and Dempster Street. The site is currently vacant following the recent
demolition of the former Super Shops store. Although the Subject Property is a separate lot of record, it
functions more like an out-lot due to its close proximity to the adjacent retail center. The Subject Property is
bordered by the B4* Corridor Commercial Planned Unit Development district to the south and west, the RX
Single Family district, but is the ComEd right-of-way/power lines area to the north, and a variety of commercial
uses located within Des Plaines to the east.
The Petitioner proposes to construct a one-story, 4,300 square foot bank building with four drive-thru lanes.
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-02-04
Page 2
The drive-thru lanes would be located on the north side of the building. The building's exterior will be
constructed from a combination of materials including face brick, synthetic stone materials, and aluminum/metal
panels. The building's roof treatment will combine flat and peaked roof features.
Although the Subject Property is a separate lot of record from the adjacent retail center, the property's location
requires the proposed bank to compliment the surrounding uses to ensure safe and cohesive traffic flow for the
entire area. As a result of working .with Staff extensively, the Petitioner proposes to change access to the
Subject Property by modifying some ofthe existing driveways and limiting access to the Subject Property. The
proposed bank building would comply with all building setback regulations. However, the Petitioner is seeking
relief for the proposed parking lot bypass lane setback along the north lot line. The bypass lane to the north of
the drive-thru lanes would encroach eight (8) feet into the required ten (10) foot setback, resulting in a two-foot
setback along the majority of the northern lot line.
The Petitioner's site plan shows the proposed parking lot layout for the bank. The thick dashed line on the
Petitioner's site plan indicates the property line for the Subject Property. The parking spaces shown outside of
the dashed line are permitted as part of a cross access easement agreement between the Petitioner and the
adjacent property owner. The Plat of Survey notes the existing easement areas that are located adjacent to the
Subject Property. The chart in the Staff Report summarizes parking requirements and shows that the site will
exceed Village parking regulations.
The Petitioner's lighting plan included within their initial application submittal does not comply with Village
regulations. In response to Staff comments, the Petitioner is in the process of revising the plan and has indicated
that all applicable lighting regulations will be met. They will be able to provide more details on this matter
during their presentation.
The Petitioner's landscape plan details the proposed plant materials and sizes. Although the proposed plan
complies with the Village's regulations, the proposed plants materials consist of primarily deciduous hedges and
shrubs. The Petitioner's proposed use of mainly deciduous plant materials will not achieve the year-round
screening as required by the Village's Corridor Design Guidelines. Staff has discussed modifying the landscape
plan with the Petitioner so the plan includes more year-round, winter-hardy plants to ensure the development is
attractive during all four seasons.
The Petitioner's landscaper submitted a letter after the Staff Report was sent. It is the landscaper's contention
that the plan not be modified. Consequently, Staff contacted the landscaper to request examples of what the site
will look like during the winter so the P&Z may be able to make an educated recommendation to the VB
regarding the proposed landscape plan
The Petitioner has modified their signage proposal and they will review the revised exhibits. It is Staff's
understanding that all signs comply with the Village's regulations.
Staff reviewed the Petitioner's detailed Traffic Study and found that the existing and anticipated level of service
needed to be improved to ensure safe ingress and egress. Staff recommended that the Petitioner work with
IDOT to investigate whether a traffic signal is warranted. The Petitioner has since received a letter from IDOT
stating that there are specific spacing requirements for a traffic signal since Elmhurst Road is a Strategic
Regional Arterial road. The letter ends by stating, "Minimum SRA Traffic signal spacing requirements would
preclude the installation of a new traffic signal at this intersection regardless of the existing or future traffic
volumes." Therefore, the level of service will remain at "F" which is the worst possible rating for some peak
travel times.
The proposed site plan indicates a public sidewalk along Elmhurst Road, but does not include pedestrian links
between the bank and surrounding properties. In reviewing the proposal it appears that minimal consideration
has been given to pedestrian movements between the Subject Property and the adjacent retail uses. Given the
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-02-04
Page 3
proposed mix of uses it is likely that some pedestrian interaction will occur between the various uses. With this
in mind, the Petitioner should review the plan to determine where appropriate pedestrian links between the
proposed uses (as well as to adjoining properties) could be provided.
The new bank building will comply with the required setback and lot coverage regulations. As previously
noted, the Zoning Ordinance requires a ten (10) foot setback for the parking lot. In order to accommodate a
bypass lane without adversely impacting the drive-thru lanes, the Petitioner is proposing a two (2) foot
landscape setback along the north lot line. The property adjacent to the Petitioner's north lot line is the ComEd
easement, which is an open area with overhead power lines.
The standards for Conditional Uses are listed in the Zoning Ordinance. They include specific findings that must
be made in order to approve a Conditional Use. The standards relate to: 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 to construct a drive-thru bank requires Conditional Use approval for the drive-thru
lanes. The proposed bank has been designed to meet current building material regulations and the overall site
development will meet all Building, Fire, and Development Code requirements. Access to the drive-thru lanes
and new parking spaces have been designed so the adjacent retail center traffic is not adversely impacted.
The petitioner's request to construct a drive-thru bank meets the standards for a Conditional Use. The bank will
not have a detrimental impact on the adjacent retail center and the manner in which the parking lot will be
reconfigured will. not impair the use or value of the adjacent uses. The use, a bank, complies with the
Comprehensive Plan and will be constructed according to Village Codes.
The standards for a Variation are listed in the Zoning Ordinance and include specific findings that must be made
in order to approve a Variation. The standards relate to: a hardship due to the physical surroundings, shape, or
topographical conditions of a specific property not generally applicable to other properties in the same zoning
district and not created by any person presently having an interest in the property; lack of desire to increase
financial gain; and protection of the public welfare, other property, and neighborhood character. The bank
structure complies with zoning regulations, however the bypass lane would encroach eight feet into the required
parking/landscape setback. The Zoning Ordinance permits driveways to encroach into a required side yard and
does not require a ten-foot setback. In this case, the proposed two-foot s~tback is adjacent to green space that
will most likely remain undeveloped. Therefore, the proposed setback would not adversely impact other
properties, the neighborhood character, or the public welfare. The size of the Subject Property and its location
make it somewhat challenging to develop a drive-thru bank that would have minimal impact on the existing
center and surrounding properties. The Petitioner explored alternative designs and found that locating the
bypass lane along the north lot line provided the safest and most cohesive overall design.
Based on these findings, Staff recommends that the Planning & Zoning Commission recommend approval of the
petitioner's requests for: 1) a Conditional Use to construct a bank with four drive-thru lanes and 2) relief from
zoning regulations to allow a two (2) foot landscape setback along the north lot line as indicated on the site plan
subject to the following conditions:
1. Develop the site in accordance with the plans prepared by Valerio Dewalt & Train dated January 22,
2004 but revised to reflect the following:
. A photometric plan that complies with the Village's Lighting Regulations;
. A landscape plan that includes at least 50% non-deciduous plant material in addition to the
materials shown on the plan;
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-02-04
Page 4
.
A sign package that demonstrates the proposed signs will comply with all Village regulations.
The petitioner shall complete a traffic study and submit all necessary information to the Illinois Department of
Transportation to determine if a traffic signal is warranted on Elmhurst Road. The Petitioner agrees to pay a
proportionate share of the cost to install the signal at such time that IDOT approves the installation. The
petitioner shall work with the Village and the owner of the adjacent shopping center to finalize an appropriate
cost-sharing program (potentially based on trip generation and/or a square foot calculation) for the installation of
a traffic signal. The Village shall act as the final arbitrator in determining the cost allocation for the signal and
the petitioner agrees to comply with such determination.
Based on these findings, she said that Staff recommends that the Planning & Zoning Commission recommend
that the Village Board deny the Variation request to permit a 20-foot rear yard and approve the request to rezone
the Subject Property from Rl to R2 subject to the following:
The Planning & Zoning Commission asked Ms. Connolly several questions regarding the location of the drive-
thru lanes and lighting or signal lights at Rte. 83. Ms. Connolly said the Police Department had reviewed and
approved the security reasons for the lane locations and Jeff Wulbecker, Village Engineer, would address the
Rte. 83 questions.
Jeff Wulbecker came forward and spoke. He said there is always a problem with IDOT providing lighting at
one area of a road. It must be extended from another area. The Village would be responsible for installing and
maintaining the lights. Mr. Wulbecker suggested referring this to the Safety Commission.
Ms. Juracek asked the petitioners to stand to be sworn in and identify themselves when they spoke individually.
George Drost, 111, Dunton, Arlington Hts., an attorney representing Harris Bank spoke first, saying they were
there to clarify some issues and he would introduce several individuals, starting with the designer, Brad Pausha:
Brad Pausha, 500 N. Dearborn, Chicago, Valeria DeWalt & Train, stepped forward and said he would do a walk
through the presentation to show the exterior, the site plan, the landscape & signage program. He introduced the
next speaker.
Amy Flairty, Pugsley? Architects, 738 Constitution Dr., #3, Palatine, IL, presented the landscape plan. She
pointed out plantings of winter character to be used on all sides of the property. Board members asked if the
50% more evergreens requested by staff had been added. Ms. Flairty said it had not. Board members agreed
with staff that more evergreens would be required.
George Schober, V3 Infrastructure Services, 7325 Jones Ave., #100, Woodridge, IL, asked if there were specific
questions. Ms. Juracek asked about cars coming in the property south to north. Mr. Schober said that was a
potential conflict point although the site lines approaching those lanes is wide open, there is no landscaping to
impede the view of cars entering those lanes. Discussion on lane usage followed. Mr. Drost suggested John
Frieburg come forward to speak about operations at this time.
John Frieburg, President of the Arlington-Meadows Harris Bank, 3225 Kirchoff Rd., Rolling Meadows, IL,
testified that hours of operation will b 7am-7pm at the drive-thru with volumes being heaviest in the a.m. and
p.m. The Rolling Meadows layout is similar to the proposed Elmhurst Rd. layout and they have no traffic
problems.
Jeff Wulbecker spoke about the north driveway being right-in only, which would be taken care of through the
Engineering Department in the design stage.
There was much discussion by Board members and staff about whether to allow the petitioner a Variance to
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-02-04
Page 5
Code for lighting to provide more lighting at Elmhurst Rd. It was finally decided petitioner should design and
build the lighting to meet Code and modify later if needed.
Unidentified lady said they would increase low evergreen from Elmhurst Rd. to curb. They will submit a new
plan to staff. They want to leave the landscape plan as it is along the Corridor Plan. They will work with
ComEd for approval.
Ms. Juracek closed the hearing at 9:05 pm.
Richard Rogers made a motion to make a recommendation that the Village Board approve a request for a
Conditional Use for a drive-thru with the conditions imposed by staff and the further conditions that additional
landscaping be added, a physical barrier be put in place to effect a curb-cut for right turn only, evergreens be
added and agreed upon with ComEd and two photometric conditions on the sign package imposed by staff be
followed and petitioner will be allowed to change a light shield afterward, and subject to the conditions listed in
the Staff memo. Joe Donnelley seconded the motion.
UPON ROLL CALL:
AYES: Cotton, Donnelly, Floros, Rogers, Sledz, Youngquist, and Juracek
NAYS: None
Motion was approved 7-0.
Richard Rogers made a motion to make a recommendation that the Village Board approve a request for drive-in
lane and the landscaping within the 2' area rather than the normal 10' area and subject to the conditions listed in
the Staff memo. Merrill Cotten seconded the motion.
UPON ROLL CALL:
AYES: Cotton, Floros, Donnelly, Rogers, Sledz, Youngquist, and Juracek
NAYS: None
Motion was approved 7-0.
At 9:40 p.m, Joseph Donnelly made motion to adjourn, seconded by Keith Youngquist. The motion was
approved by a voice vote and the meeting was adjourned.
Michael Jacobs, AICP
Deputy Director, Community Development
Judy Connolly, AICP, Senior Planner
H:\PLAN\Planning & Zoning COMM\P&z 2004\PZ-02-04 1450 S Elmhurt Rd Harris Bank.doc
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Village of Mount Prospect
Community Development Department
CASE SUMMARY - PZ- 02-04
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LOCATION:
1450 S. Elmhurst Road
PETITIONER:
Harris Bank Arlington - Meadows
OWNER:
Harris Bank Arlington - Meadows
PARCEL#:
08-14-403 -021
LOT SIZE:
.67 acres
ZONING:
B4 Corridor Commercial
LAND USE:
Vacant Lot (former Super Shops - retail use)
REQUEST:
Conditional Use and Variations
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Village of Mount Prospect
Community Development Department
MEMORANDUM
TO:
MOUNT PROSPECT PLANNING & ZONING COMMISSION
ARLENE JURACEK, CHAIRPERSON
DATE:
JUDY CONNOLLY, AICP, SENIOR PLANNER
JANUARY 15,2004
FROM:
HEARING DATE:
JANUARY 22, 2004
SUBJECT:
PZ-02-04 - CONDITIONAL USE AND VARIATIONS
1450 S. ELMHURST ROAD
BACKGROUND
A public hearing has been scheduled for the January 22,2004 Planning & Zoning Commission meeting to review
the application by Harris Bank (the "Petitioner") regarding the property located at 1450 S. Elmhurst Road (the
"Subject Property"). The Petitioner has requested Conditional Use approval to construct a drive-thru bank and is
seeking relief from the Village's parking setback regulations. The P&Z hearing was properly noticed in the
January 7, 2004 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 the west side of Elmhurst Road, between Golf Road and Dempster Street. The
site is currently vacant following the recent demolition of the former Super Shops store. Although the Subject
Property is a separate lot of record, it functions more like an out-lot due to its close proximity to the adjacent retail
center (which contains Hobby Lobby and the recently opened Kohl's store). The Subject Property is bordered by
the B4* Corridor Commercial Planned Unit Development district to the south and west, the RX Single Family
district (ComEd right-of-way/power lines area) to the north, and a variety of commercial uses located within Des
Plaines to the east.
SUMMARY OF PROPOSAL
The attached materials outline the Petitioner's proposed bank facility in detail. The various elements of the
proposal are outlined below:
Building Design - The Petitioner proposes to construct a one-story, 4,300 square foot bank building with four
drive-thru lanes (located on the north side of the building). The building's exterior will be constructed from a
combination of materials including face brick, synthetic stone materials, and aluminum/metal panels. The
building's roof treatment will combine both flat and peaked roof features.
Site Layout - Although the Subject Property is a separate lot of record from the adjoining retail center, the
property's location requires the proposed bank to compliment the surrounding uses to ensure safe and cohesive
traffic flow for the entire area. After working with Staff, the Petitioner proposes to change access to the Subject
Property by modifying some existing driveways and limiting access to the Subject Property. The proposed bank
building would comply with all building setback regulations; however, the Petitioner is seeking relief for the
pruposed parking lot (bypass lane) setback along the north lot line. The proposed site plan includes a bypass lane
to the north of the drive-thru lanes that would encroach eight (8) feet into the required ten (10) foot setback,
resulting in a two-foot setback along the majority of the northern lot line.
-'-"'-
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PZ-02-04
Planning & Zoning Commission Meeting January 22,200;1,
Page 3
Parking - The attached site plan depicts the proposed parking lot layout for the bank. The thick dashed line on the
Petitioner's site plan indicates the property line for the Subject Property. The parking spaces shown outside of
this dashed line are permitted as part of a cross access easement agreement between the Petitioner and the
adjacent property owner (Kimco). The Plat of Survey notes the existing easement areas that are located adjacent
to the Subject Property. For your convenience, Staff enclosed a site plan that shows the remainder of the retail
center. Please note that the driveway to/from the Subject Property on the south portion of the project area will
line up with KFC's existing north/south drive aisle. Unfortunately, the parking spaces outside of the Petitioner's
property lot line and proposed driveway are not depicted on the overall site plan and the existing retail center
conditions were not incorporated into the Petitioner's exhibits.
The fol1owing chart summarizes parking requirements and shows that the site will exceed Village parking
regulations.
Re uired for Existin Retail Center:
(192,846/4 per 1,000)
771
Re uired for KFC
20
Re uired for Bank
13
Total Re uired
791
Proposed for entire Site
865
Lighting Plan - The Petitioner's lighting plan included within their initial application submittal does not comply
with Village regulations, In response to Staff comments, the Petitioner is in the process of revising the plan and
has indicated that all applicable lighting regulations will be met.
Landscaping - The attached landscape plan details the proposed plant materials and sizes. Although the proposed
plan complies with the Village's regulations, the proposed plants materials consist of primarily deciduous hedges
and shrubs. The Petitioner's proposed use of mainly deciduous plant materials will not achieve the year-round
screening as required by the Village's Corridor Design Guidelines. Staff has discussed modifying the landscape
plan with the Petitioner so the plan includes more year-round, winter-hardy plants to ensure the development is
attractive during all four seasons.
SignM,e. - The Petitioner is in the process of modifying their signage proposal to demonstrate that all signs will
comply with the Village's regulations. The proposed freestanding sign will measure no more than 12-feet in
height and its signable area will not exceed the maximum of 75 square feet as permitted by the Village's Sign
Code. The size of the wall signs shown on the building elevations comply with the Village's regulations;
however, one of the submitted building elevations mistakenly includes two wall signs (which would not be
permitted). The Petitioner is aware of this error and is in the process of correcting the elevations to inc1ude only
one wall sign per street frontage.
PZ-02-04
Planning & Zoning Commission Meeting January 22, 2004
Page 4
Traffic - The Petitioner submitted a Traffic Study that includes average daily traffic (ADT) data obtained from the
IIlinois Department of Transportation's web site. The Petitioner assumes that the mOT data from 2001 is still
applicable because the area was fully developed at that time and the ADT has not increased significantly. It is
important to note that the Subject Property was vacant in 2001 and that the character of the adjacent retail center
has changed significantly in the last six months. Following recent building renovations, the former K-Mart store
is now occupied by Kohl's (with approximately 101,000 square feet). In addition, Enterprise Rent-A-Car is
relocating within the center to create an additional tenant space (approximately 3,000 sq. ft.) and there is a 27,619
square foot interior build-out currently underway to accommodate another retail use (Pool-A-Rama). While
Hobby Lobby was in existence in 2001, the composition of the retail center has changed significantly, which may
not be reflected in the 2001 data.
The Traffic Study provides information regarding level of service, which is used to describe operational
conditions within a traffic stream. The ratings encompass conditions such as "speed and travel time, freedom to
maneuver, traffic interruptions, comfort and convenience, and safety". The table on Page 7 of the study
documents the level of service for existing conditions and what may be expected with the development of the
Subject Property as a ban1e The proposed level of service for Eastbound PM traffic would remain at the current
"F"level of service (F being the worst) and the westbound PM traffic is expected to drop ITom "B" to "C" level of
service. The AM levels of service would remain unchanged and stay at "C" for eastbound and "B" for westbound
traffic.
The Village's Traffic Engineer reviewed the project and recommended that the Petitioner and/or Kimco, the
property owner of the adjacent retail center, investigate whether a traffic signal is warranted (a process that
requires conducting a study using MUTCD and IDOT standards). It should be noted that Elmhurst Road is under
IDOT jurisdiction and is classified as a Strategic Regional Arterial (SRA). As an SRA Elmhurst Road is designed
to accommodate a heavy amount of daily traffic, thus any improvements (such as traffic signals) are subject to
more stringent standards (assuring that the desired traffic flow is maintained). The Village's Traffic Engineer
conducted a preliminary review and determined that a traffic signal may be warranted for the Elmhurst Road
driveway according to the Manual on Uniform Traffic Control Devices (MUTCD) guidelines. Engineering's
findings were based on many factors, which include the fact that the Elmhurst Road driveway is the only
driveway that allows left turns onto Elmhurst Road for the entire development. In addition, there is no shared left
turn lane on Elmhurst Road. The Traffic Engineer found that in order to make a left turn, there must be an
adequate gap for both southbound and northbound traffic. Staffs concern is the potential for an increase in the
rate of accidents since there is already delay (level of service "F") based on the current volume and the
expectation that Harris Bank will add a significant amount of delay. All factors combined could make a difficult
situation worse.
In response to Staffs comments, the Petitioner is investing whether a traffic signal is warranted based on IDOT's
standards. The Petitioner will detail the steps they have undertaken to date, as well as their findings, during the
Planning & Zoning Commission's January 22od meeting.
Pedestrian Traffic The proposed site plan indicates a public sidewalk along Elmhurst Road, but does not include
pedestrian links between the bank and surrounding properties. In reviewing the proposal it appears that minimal
consideration has been given to pedestrian movements between the Subject Property and the adjacent retail uses.
Given the proposed mix of uses it is likely that some pedestrian interaction ~ill occur between the various uses.
With this is mind, the Petitioner should review the plan to determine where appropriate pedestrian links between
the proposed uses (as well as to adjoining properties) could be provided.
GENERAL ZONING COMPLIANCE
The new bank building will comply with the required setback and lot coverage regulations. As previously noted,
the Zoning Ordinance requires a ten (10) foot setback for the parking lot. In order to accommodate a bypass lane
PZ-02-04
Planning & Zoning Commission Meeting January 22, 2004
Page 5
without adversely impacting the drive-thru lanes, the Petitioner is proposing a two (2) foot landscape setback
along the north lot line. The property adjacent to the Petitioner's north lot line is the CornEd easement, which is
an open area with overhead power lines.
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 to construct a drive-thru bank requires Conditional Use approval for the drive-thru lanes.
The proposed bank has been designed to meet current building material regulations and the overall site
development will meet all Building, Fire, and Development Code requirements. Access to the drive-thru lanes
and new parking spaces have been designed so the adjacent retail center traffic (internal circulation) is not
adversely impacted. With regards to traffic, the Petitioner must conduct further traffic analysis to determine
whether a traffic signal is needed on Elmhurst Road. It is Staff s understanding that they have initiated the
process and will have additional information at the Planning & Zoning meeting.
The petitioner's request to construct a drive-thru bank meets the standards for a Conditional Use, subject to the
traffic signal findings. The bank will not have a detrimental impact on the adjacent retail center and the manner in
which the parking lot will be reconfigured will not impair the use or value of the adjacent uses. The use (a bank)
complies with the Comprehensive Plan and will be constructed according to Village Codes.
VARIATION USE STANDARDS
The standards for a Variation are listed in Section 14.203.C.9 of the Village Zoning Ordinance and include seven
specific findings that must be made in order to approve a Variation. The following list is a summary of these
findings:
.
A hardship due to the physical surroundings, shape, or topographical conditions of a specific property not
generally applicable to other properties in the same zoning district and not created by any person
presently ha'/ing an interest in the property;
Lack of desire to increase financial gain; and
Protection of the public welfare, other property, and neighborhood character.
.
.
The bank structure complies with zoning regulations, however the bypass (driveway) would encroach eight (8)
feet into the required parking/landscape setback. The Zoning Ordinance permits driveways to encroach into a
required side yard and does not require a ten (10) foot setback. In this case, the proposed two (2) foot setback is
adjacent to green space that will most likely remain undeveloped. Therefore, the proposed setback would not
adversely impact other properties, the neighborhood character, or the public welfare. The size of the Subject
Property and its location make it somewhat challenging to develop a drive-thru bank that would have minimal
(-
PZ-02-04
Planning & Zoning Commission Meeting January 22, 2004
Page 6
impact on the existing center and surrounding properties. The Petitioner explored alternative designs and found
that locating the bypass lane along the north lot line provided the safest and most cohesive overall design.
RECOMMENDATION
Based on these findings, Staff recommends that the Planning & Zoning Commission recommend approval of the
petitioner's requests for: 1) a Conditional Use to construct a bank with four drive-thru lanes and 2) relief £rom
zoning regulations to allow a two (2) foot landscape setback along the north lot line as indicated on the site plan
subject to the following conditions:
1. Develop the site in accordance with the plans prepared by Valerio Dewalt & Train dated January 22, 2004
but revised to reflect the following:
. A photometric plan that complies with the Village's Lighting Regulations;
. A landscape plan that includes at least 50% non-deciduous plant material in addition to the
materials shown on the plan;
. A sign package that demonstrates the proposed signs will comply with all Village regulations.
2. The petitioner shall complete a traffic study and submit all necessary information to the Illinois
Department of Transportation (IDOT) to determine if a traffic signal is warranted on Elmhurst Road. The
Petitioner agrees to pay a proportionate share of the cost to install the signal at such time that IDOT
approves the installation. The petitioner shall work with the Village and the owner of the adjacent
shopping center to finalize an appropriate cost-sharing program (potentially based on trip generation
and/or a square foot calculation) for the installation of a traffic signal. The Village shall act as the final
arbitrator in determining the cost allocation for the signal and the petitioner agrees to comply with such
determination.
The Village Board's decision is final for this case.
I concur:
CP, Director of Community Development
/be H:\PLANlPlanning & Zooing cOMM\P&Z 200'lSlaffMemoIPZ.o2.o' MEMO (1'50 S Elmhurst - coodHional \"c hanis bank).doc
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VILLAGE OF tviùUNT PROSPECT
COMMUNITY DEVELOPMENT DEPARTMENT - Planning Division
100 S. Emerson Street
Mount Prospect. Illinois 60056
Phone 847.818.5328
FAX 847.818.5329
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Drive-in 7:00AM-7:00PM Monday-Friday: 8AM - lPM Saturday. r.loill~d ~l1nti~y
Office - 8:30AM-5:00PM Monday-Thursday; 8:30AM-ll:00AM Saturday: Closed Suncia.y
ATM - 24/7 8:30AM-6:00PM Friday
Address(es) (Street Number, Street)
(;I;1z 1450 Elmhurst Road
Co Site Area (Acres) Property Zoning Total Building Sq. Ft. (Site) Sq. Ft. Devoted to Proposed Use
rn- 6658 B4 (corridor Com.Dis t.) 5600 sq.ft.w!canop
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(;1;1~ Setbacks:
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o=: Front Rear Side Side
1:\.00
Or. 30' 20' 10' 10'
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1:\.0- Building Height Lot Coverage (%) Number of Parking Spaces
30 32
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Please note that the application will not be reviewed until this petition has been fully completed and all required plans and other materials
have been satisfactorily submitted to the Planning Division. Incomplete submittals will not be accepted. It is strongly suggested that the
petitioner schedule an appointment with the appropriate Village staff so that materials can be reviewed for accuracy and completeness at the
time of submittal.
In consideration of the information contained in this petition as well as all supporting documentation, it is requested that approval be given
to this request. The applicant is the O....l1er or authorized representative of the owner of the property. The petitioner and the owner of the
property grant employees of the Village of Mount Proc;pect and their agents permission to enter on the property during reasonable hours for
visual inspection of the subject property.
ation rovided herein and in all materials submitted in association with this application are true and
owl e.,
Applicant
Date
fa. 13/03
I I
1 hereby designate the applicant to act as my agent for the purpose of seeking the Variation(s) described in this application and tÌ1
associated supporting material.
Property Owner
Date
Phone 847.818.53:
Fax 847.818.53:
Mount Prospect Department of Community Development
100 South Emerson Street, Mount Prospect Illinois
z Name Telephol ay)
0 Harris Bank Arlington-Meadows (847)
- 870-4470
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~8- 3225 Kirchoff Rd.
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U Rolling Meadows IL 60008
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Developer
Name Harris Bank Arlington-Meadow~ Telephone (day) ( 84 7) 870-4470
Address 3225 Kirchoff Rd. Fax
Rolling Meadow~. n. 6000R
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Attorney George T. Drost & John Ê. O'Connor
Name Drost, Kivlahan & McMahon, Ltd. Telephone (day) (R47) '; 77 - ')') ?7
Address 11 S. Dunton Avenue Fax
(R~7) r;77-??O~
Arlington Heiihts. II. 6000';
Surveyor
Z Name V3 Consultants '. Telephone (day) (630) 724-9200
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~~ 7111 9102
CZ::'¡;; Suite 100
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t;r.. 0 Woodbridge, 11 60517
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cê: Engineer (civil)
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;;:¡ S Name V3 Consultants Telephone (day) (630) 724-9200
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t.:I > Address Fax (630) 724-9202
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Architect
Name Valerio Dewalt Train Telephone (day): (312) 332--0363
Address 500 North Dearborn Fax (112) 117 4717
9th Floor
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Landscape Architect
Name Pugsley & Lahaie Ltd. Telephone (day): (R~7) ~38-nO13
Addr~;;;; 24414 N. Old McHeoyyRd. Fax (847) 438-0084
Lake.Zurich, IL 60047
Mount Prospect Department of Community Development
100 South Emerson Street, Mount Prospect Illinois
Phone 8,P.818.5328
Fax 8~ 7.818.5329
PLAT OF SURVE
01'
PARceL 1:
\ LOT 1 IN KfNROY'S ELMHURST DfMPSTeR SUBDIVISION, BE.IN~ A SUBDIVISION OF PART OF THE: f.AST
"-' 1/2 OF SfCTION 14. TOWNSHIP 41 .NORTH, RANC4E. 11, E.AST Of THi: THIRD PRINCIPAL MERIDIAN. IN
COOK. COUNTY, IWNOIS, ACCOROINC4 ,TO THf PLAT THERfOF RECOROE.D MAY 16. 197.3 AS DOCUMENT
NO. 22327173. ;
PARCE.L 2:
f.ASEMf.NT FOR THE BENf.FIT 'OF PARCEL 1 FOR IN(4RtS5 AND t4RE.S5 OVE.R AND UPON THE.
NORTHeAST CORNfR OF LOT 2 AS SHOWN 'ON THE. PLAT OF KtNROY'S éLMHUR5T DE.MP5TtR. BtIN4
A SUBDIVISION OF PART' OF THE fAST 1/2 OF. Sf-CTION 1+, TOWNSHIP +1 NORTH, RAN4E 11, EAST OF
THf THIRD PRINCIPAL Mf.RIDIAN, Rf.CORDeD AS DOCUMf.NT NO. 22327173. ALL IN COOK. COUNTY,
IWNOIS.
PARCEL 3:
EASEMENT FOR THE BENf.FIT OF P ARCfL 1, AS CRt A TeD ß Y 4RANT FROM MAY PROPf.RTlé5, 1975.
INC., A DE.LAWARE. CORPORATION TO E.LOON R. HASKE.LL AND PHYWS HA5KELL. HU5BAND AND WIFE,
DATfD JUNE.' 25. 1977, AND RfCORDfD SfPTfMBfR 1, 1977 AS DOCUMfNT 24056112, FOR THe.
PURPOSE. OF SURFACf PARKINq OF MOTOR VIHICL£S ON PARCE.L 2, AND VE.HICULAR AND PE.OE.5TRIAN
INqRf.55 AND' f.4RE.SS INCIDENTAL TO ANY 5URF ACE. PARKIN4 OVf.R THE FOLLOWINc; DE5CRIBED TRACT:
BfqINNINq AT THE. NORTHf.A5T CORNER OF LOT 2 (SAID POINT AL50 BEINe; NORTHWf.5 T COf<Nf.f< OF
. LOT 1); THfNCE WEST ALONQ THE. NORTH UNf OF LOT 2, 50.00 FE.ET; THe.NCt SOUTH 290.00 FttT;
THfNCf fAST 250.00 fffT TO A POINT ON THe EA5T UNf' Of LOT 2; THENCE. NORTH ALONC¡ THE.
eAST LINE. OF LOT 2, 145.00 Ft:ET TO THE. 50UTHf.A5T CORNE.R OF LOT 1; THeNCe. WEST ALON~ THE
SOUTH LINE. Of LOT 1 TO THE. 50UTHWE.5T CORNE.R Of LOT 1; THfNCf NORTH ALON4 THE. \1E.5T
UNE. OF LOT 1 TO THE. POINT OF ßE.4INNINC4t IN COOK. COUNTY, IWNOI5.
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CONDITIONAL USE STANDARDS
According to the zoning map, the site at 1450 Elmhurst Road is in the B4 (Corridor Comercial
District) Zoning District. A financial institution such as Harris Bank is considered a permitted
use in the B4 district. However, a financial institution with a drive-through is considered a
conditional use in this district. The Village of Mt. Prospect requires approval criteria for
conditional use, which Harris Bank has met in the planning of this project.
The first criteria requires that the establishment, maintenance or operation will not be detrimental
to, or endanger the public health, safety, morals, comfort, or general welfare. We believe the
establishment of a drive-through financial institution to have no detrimental impact on public
health, safety, morals, comfort and general welfare and the use is consistent with the other
businesses that exist along Elmhurst Road. The Harris Bank will provide services that are in the
interest of public convenience, and will contribute to the general welfare of the community.
Harris Bank prides itself in being a reliable, familiar and trusted partner with many account
horders living within close proximity to this location. The aesthetic quality of the exterior will be
pleasing to the community, as the exterior consists of a masonry facade with a tower element
accentuating the entrance to the bank and providing the opportunity for highly visible and
aesthetically pleasing signage.
The second criteria requires that the establishment will not be injurious to the use and enjoyment
of other property in the immediate vicinity and will not substantially diminish and impair
property values within the neighborhood. The establishment of a drive-through financial
institution at this location would be consistent with the other businesses that exist along Elmhurst
Road and we believe will not diminish and impair property values within the neighborhood.
The third criteria requires that the establishment of conditional use will not impede the normal
and orderly development and improvement of the surrounding property for uses permitted in the
district. The establishment of a drive-through financial institution at this location would be
consistent with the othèr businesses that exist along Elmhurst Road and in the permitted district
and we believe will not impede the normal and orderly development and improvement of the
surrounding property. The surrounding property consists mainly of already existing and
developed commercial and retail sites. The proposed project will also fit harmoniously with the
existing character of the allowed uses in its environs.
The fourth criteria requires that adequate public utilities, access roads, drainage and/or necessary
facilities have or will be provided. All adequate public utilities currently exist at this location. In
addition, the engineering firm ofY3 Infrastructure Services, Ltd. completed a traffic study on the
site concluding that there would be no adverse impact on traffic volume or flow. Based upon
observations of the roadway operation characteristics within and around the proposed site, the
roads adjacent to the proposed site will have sufficient capacity to support the increased traffic
generated by this development. Furthermore, thc proposed use will not require existing
commu!1ity facilities OJ services to a degree disproportionate to that normally expected of allowed
uses in the district, nor generate disproportionate demand for new services or facilities, in such a
way as to place undue burdens upon existing development in the area. The drive-through will
require a minimal amount of extra electrical service to run the equipment, but otherwise the
services would be equal to a typical financial institution.
The fifth criteria requires that adequate measures have been or will be taken to provide ingress
and egress as to minimize traffic congestion in the public streets. The engineering firm of V3
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Infrastructure Services, Ltd. completed a traffic study on the site concluding that there would be
no adverse impact on traffic volume or flow.
The sixth criteria requires that the proposed conditional use is not contrary to the objectives of the
current Comprehensive Plan for the Village. We believe the proposed conditional use is not
contrary to the objectives of the Comprehensive Plan for the Village and the establishment of a
drive-through financial institution at this location would be consistent with the other businesses
that exist along Elmhurst Road and consistent with the Comprehensive Plan for the Village.
The seventh criteria requires that the conditional use shall, in all respects, conform to the
applicable regulations of the district, except as such regulations may be modified pursuant to the
recommendations of the Planning & Zoning Commission. We believe that the conditional use
will conform to the applicable regulations of the district, except as such regulations may be
modified pursuant to the recommendations of the Planning & Zoning Commission.
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TRAFFIC IMPACT ANALYSIS
FOR
HARRIS BANK
IL 83 (ELMHURST ROAD) AND KATHLEEN
DRIVE
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MOUNT PROSPECT, ILLINOIS
COUNTY OF COOK
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PREPARED ON BEHALF OF:
VALERIO DEWALT TRAIN ASSOCIATES, INC.
500 NORTH DEARBORN STREET, 9TH FLOOR
CHICi\GO, IL 60610
PREPARED BY:
V3 Infrastructure Services, Ltd,
7325 Janes Avenue Suite 100
Woodridge, IL 60517
V31S Project No. 03058,057
December 5, 2003
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TABLE OF CONTENTS
INTRODUCTION
EXISTING CONDITIONS
Land Use
Roadway System
Proposed Development
Traffic Volumes
TRAFFIC CHARACTERISTICS
Site Generated Traffic
Directional Distribution
Traffic Assignment
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EVALUATION
Level of Service Analysis
Site Access
CONCLUSIONS AND RECOMMENDATIONS.
FIGURES
1.
2.
3.
4.
5.
6.
7.
8.
9.
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Site Location Map
Existing land Use
Existing lane Configuration
Existing Traffic Volumes
Proposed Site layout
Directional Distribution
Site Generated Traffic
Forecasted Traffic Volumes
Proposed Lane Configuration
APPENDIX A - EXISTING TRAFFIC VOLUMES
APPENDIX B - HCS ANALYSIS REPORTS
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INTRODUCTION
The proposed site is located at the northwest comer of the intersection of Elmhurst
Road (IL Route 83) and Kathleen Drive in the Village of Mount Prospect. A site location
map is included as Figure 1. Harris Bank is proposing to develop the site into a new
bank. The development will consist of a 4,000 square foot bank with four drive-thru
lanes and twenty-one parking spaces.
';.-:
The current site is bounded by Elmhurst Road (IL Route 83) on the east and Kathleen
Drive on the south. The proposed site will be accessed via one right-in only drive on
Elmhurst Road (IL Route 83) and two full-access drives on Kathleen Drive. The west
leg of Kathleen Drive acts as the driveway for the Kohl'slHobby Lobby shopping center,
therefore, the intersection of Kathleen Drive and IL83 will be considered as the main site
driveway.
Tne purpose of this report is to evaluate the anticipated traffic impacts resulting from the
proposed site on the surrounding roadway system. The existing unsignalized
intersection of Elmhurst Road (lL Route 83) and Kathleen Drive is analyzed in this
report. This report includes a description of existing conditions, data collection and
analysis, evaluation of data, and conclusions and recommendations.
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EXISTING CONDITIONS
Land Use
The vast majority of the land surrounding the proposed site is already developed.
Elmhurst Road (IL Route 83), which runs north-south along the east side of the site, is
occupied generally by a mixture of commercial and residential areas to the north and
south of the site. Kathleen Drive, which runs east-west along the south side of the site,
serves as THE Kohl's/Hobby Lobby shopping center entrance west of Elmhurst Road (IL
Route 83) and is a residential street east of Elmhurst Road (lL Route 83). These
existing land uses are presented pictorially in Figure 2.
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Roadway System
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T11e characteristics of the roadways in the vicinity of the site are presented below. The
existing lane configurations at the major intersections are shown in Figure 3.
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Elmhurst Road (IL Route 83) is a north-south arterial along the east side of the site and
is under the jurisdiction of the Illinois Department of Transportation. It runs north into
Wisconsin and continues south through the southem suburbs of Chicago. Major
intersections near the site include, Dempster Street approximately 1/4 mile south,
Algonquin Road % mile south, and Golf Roacj Y:z mile north of the site. In addition, a full
interchange between IL 83 and Interstate 90 is located approximately 1 Y:z miles south of
the site. The section of Elmhurst Road (lL Route 83) that is adjacent to the site consists
of two lanes in each direction. Exclusive left turn lanes for both northbound and
southbound movements and a right turn lane for the southbound movement exist at the
unsignalized intersection with Kathleen Drive. The posted speed limit on Elmhurst Road
in the vicinity of the site is 40 miles per hour.
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Kathleen Drive is an east-west local residential street located along the south side of the
site and is under the jurisdiction of the Village of Mount Prospect The street extends
east of IL83 for one mile to Mount Prospect Road. West of IL83, the Kohl's/Hobby
Lobby shopping center driveway is referred to as Kathleen Drive for the purposes of this
study. Directly adjacent to the site, the road consists of two lanes in each direction with
an exclusive left turn lane for eastbound traffic. East of IL83 the street consists of one
lane in each direction. There are no exclusive turn lanes on the east leg of Kathleen
Drive. The speed limit on Kathleen Drive in the vicinity of the site is 25 miles per hour.
In addition, ttì~íe are several other major highways and that surround the area. These
highways include Interstcìte 294, which is east of the site, Interstate 90, which is south of
the site, US Route 14 (Northwest Highway), which is north of the site, and IL Route 58
(Golf Road). which is north of the site, Mt. Prospect Road is located to the east of the
proposed site. It begins near the intersection of Rand Road (US Route 12) and Central
Road and continues south, terminating on the northwest side of O'Hare International
Airport.
2
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Proposed Development
Land Use Development
The area surrounding the site has already been developed. There are currently no
anticipated plans for major redevelopment of land uses that would significantly impact
traffic in the area surrounding the proposed site.
Roadway Improvements
According to the Illinois Department of Transportation, there are currently no plans for
major roadway improvements surrounding the proposed site.
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Traffic Volumes
To assist in the evaluation of the traffic impacts on the roadway system resulting from
too proposed development, existing traffic movement volumes were obtained at the
intersection of Elmhurst Road (IL Route 83) and Kathleen Drive at the following times:
',.
. 7:00 am to 9:00 am on November 19, 2003
. 4:00 pm to 6:00 pm on November 19.2003.
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The morning peak hour occurred from 7:45 a.m. to 8:45 a.m. and the afternoon peak
hour occurred from 4:00 p.m. to 5:00 p.m.
The average daily traffic (ADT) on Elmhurst Road (IL83) was obtained from the Illinois
,Department of Transportation's web site. The counts were conducted in 2001 but since
the area is fully developed. it is assumed that the ADT has not increased significantly.
Pedestrian movements at the intersections were insignificant. The peak hour volumes
are summarized in tàbular form in Appendix A. The full movement-count reports broken
down into fifteen minute intervals are also provided. The existing peak hour traffic
movements are shown in Figure 4.
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TRAFFIC CHARACTERISTICS
The following sections present the estimated site generated traffic volumes, the
directional distribution of the proposed site traffic based upon land use, and the total
traffic assignment.
Site Generated Traffic
The traffic anticipated to be generated by the proposed development is based on rates
from the Institute of Transportation Engineers (ITE) report Trip Generation, 6th Edition,
1997. The site will contain the following land use:
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Drive-in Bank (912) - Drive-in banks provide banking facilities for the motorist
while in a vehicle; many also serve patrons who walk into the building. The
drive-in lanes mayor may not provide automatic teller machines (ATMs).
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The proposed site layout plan is presented in Figure 5. The above category was used
to determine the site-generated traffic for the proposed 4,000 square foot bank
development. The results of site generated traffic are as follows:
LAND USE 912: DRIVE-IN BANK
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These volumes are for the fully developed site. These site-generated traffic volumes
are not expected to increase in the future.
Directional Distribution
The direction from which traffic will approach and depart a site is a function of numerous
variables, including location of residences, location of employment centers, location of
commercial/retail centers, available roadway systems, location and number of access
points, and levels of congestion on the adjacent road systems.
'::A
The directional distribution on the vehicles entering and exiting the proposed site is
based on the nearby roadways and residential development. Elmhurst Road (IL Route
83), along the east side of the site is the main route to the bank. The traffic distribution
is anticipated to be fairly uniform from the north and south. The directional distributions
for the site-generated traffic on the surrounding roadways are presented in Figure 6.
4
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Traffic Assignment
Site generated traffic volumes from the proposed site were distributed to the local
roadway system for the weekday morning and evening peak hours as illustrated in
Figure 7. The site generated traffic volumes and the existing traffic volumes are
combined to establish the Forecasted Traffic Assignment for the proposed site
entrances and surrounding roads, which is shown in Figure 8.
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EVALUATION
Level of Service Analysis
The operation of the intersection for this study was evaluated using level-of-service
analyses for unsignalized intersections. The concept of levels of service is defined as a
qualitative measure describing operational conditions within a traffic stream, and their
perception by motorists and/or passengers. A level-of-service definition generally
describes these conditions in terms of such factors as speed and travel time, freedom to
maneuver, traffic interruptions, comfort and convenience, and safety.
".
Six levels of service are defined for unsignalized intersections. They are given letter
designations, from A to F, with level-of-service A representing the best operating
conditions and a level-of-service F the worst. The delay ranges for the various levels of
service (LOS) are defined as follows:
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" Level-of-service A. Delay per vehicle is 10.0 seconds or less.
. Level-of-service B. Delay per vehicle ranges from 10.1 to 15.0 seconds.
. Level-of-service C. Delay per vehicle ranges from 15.1 to 25.0 seconds.
. Level-of-service D. Delay per vehicle ranges from 25.1 to 35.0 seconds.
. Level-of-service E. Delay per vehicle ranges from 35.1 to 50.0 seconds.
. Level-of-service F. Delay per vehicle is greater than 50.0 seconds.
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The stop sign controlled (unsignalized) intersection analyzed in this report utilizes two-
way stop sign control. The procedure for determining delay in this situation is to assume
no delay to the through movements on the major street. The delay is assigned entirely
to the stopped legs of the intersection. For this reason', the Levels-of Service for two-
way stop sign controlled intersections are given as Approach Delays as compared to
individual movement delays for signalized intersections. The primary reason for this
difference is that drivers expect different levels of performance from different kinds of
transportation facilities. The expectation is that a signaJized intersection is designed to
carry higher traffic volumes than an unsignalized intersection. Additionally, several
driver behavior considerations combine to make delays at signalized intersections less
onerous than at unsignalized intersections. For example, drivers at signalized
intersections are able to relax during the red interval, whereas drivers on the minor
approaches to unsignalized intersections must remain attentive to the task of identifying
acceptable gaps and vehicle conflicts. Also, there is often much more variability in the
amount of delay experienced by individual drivers at unsignalized intersections than at
signalized intersections. For these reasons, it is considered that the total delay
threshold for any given level-or-service is less for an unsignalized intersection than for a
signalized intersection.
.
LeveI..ofservice evaluations were conducted hr the existing and proposed traffic
volumes at the intersection of IL83 and Kathleen Drive for the morning and evening
peak hours of operation using the unsignalized module of the Highway Capacity
Sofi'Nare (2000 version)(HCS). The HCS analyses reports are provided in Appendix B.
The levels of service for the existing and proposed conditions of the intersection are
summarized in the following table:
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LEVEL OF SERVICE SUMMARY
Level of Service
~PROACH Existina Procosed
a.m. p.m. a.m. p.m.
Eastbound C F C F
Iwestbound 8 8 8 C
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As shown in the summary, the eastbound approach to the unsignalized intersection of
Elmhurst Road (IL Route 83) and Kathleen Drive operates at a low level of service in the
evening peak hour under the existing conditions. The same approach operates at a
similar level of service during projected conditions. The eastbound approach is
anticipated to operate at an acceptable level of service during the morning peak hour for
both existing and proposed conditions. The westbound approach is anticipated to
operate at acceptable levels of service for the morning and evening peak hours during
b-oth existing and proposed conditions.
" ....
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Site Access
The proposed site access facilities are intended to fulfill the objectives of providing a
safe, convenient, and efficient interchange of traffic between the site and the adjacent
roadways. These facilities should satisfy the following basic design criteria:
1. The access points should be designed to provide adequate capacity as
well as safe ingress and egress.
The access points should be spaced far enough from other driveways
and cross-streets to minimize vehicle conflicts.
Site entrances and exits should be designed to allow adequate storage
capacity and proper guidance of vehicles to and from the development.
4. The average driver should easily understand the access system.
In addition to these basic criteria, local agency guidelines must be adhered to with
respect to geometric design. The guidelines set forth in the lOOT Bureau of Design and
Environment Manual (2000 Edition) (BDE) were followed for turn lane guidelines. A
proposed plan for the site has been developed in cooperation with V3 Consultants and
is shown as Figure 5. Implementation of the proposed site plan will result in the safe
and efficient flow of traffic to, from, and within the site.
2.
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CONCLUSIONS AND RECOMMENDATIONS
Based upon observations of the roadway operating characteristics within and around the
proposed site, the roads adjacent to the proposed site will have sufficient capacity to
support the increased traffic generated by this development with the implementation of
the following recommendations:
1. Continue to utilize the intersection of Elmhurst Road (IL83) and Kathleen Drive in
its existing configuration and existing traffic control.
2. Maintain the north extrance to the Harris Bank site as a right-in only driveway.
.,.
These lane configurations are shown in Figure 9. With the implementation of these
recommendations, the site traffic is anticipated to be safely accommodated by the
surrounding roadway system.
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EXISTING LAND USE
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PROPOSED SITE LAYOUT
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DIRECTIONAL DISTRIBUTION
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SITE GENER A TED
TRAFFIC VOLUMES
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FORECASTED
TRAFFIC VOLUMES
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FIGURE 9
PROPOSED LANE CONFIGURATION
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APPENDIX A
EXISTING TRAFFIC VOLUMES
, ,
, ".'.',
. '.. ,^ '
, ~;:;"
':.,
,:::'
Peak Hour Counts
Elmhurst Road & Kathleen Drive
Elmhurst Road is North/South
AM,
!.
7:00AM
7:15AM
7:30AM
7;45AM
8:00AM
8:15AM
8:30AM
8:45AM
Total
Peak Total
Peak AM Hour is 7:45-8:45
Southbound W.e,:~\99-\l.[19~J1~Za;.!).\:.i'n1.' !jgjJ .
Right Thru Left Right Thru Left Right Thru Left Right Thru Left Total 7:00-8:00 -,
4 196 0 5 1 2 1 160 3 0 0 2 374 374" -'. i",
5 203 0 4 0 0 1 165 1 0 0 2 387 381 381
6 238 2 7 0 3 2 149 4 4 0 3 418 418 418 418
12 285 0 5 0 1 2 191 2 3 1 0 502 502 502 502 502 .
14 270 0 5 0 3 3 176 6 4 0 4 485 :",";11:1681 485 485 485 485
I 9 249 0 5 0 2 2 152 1 2 0 3 425 ~i19~ 425 425 425
18 241 2 5 0 3 3 179 5 1 0 1 464 464 464
24 195 3 1 0 2 187 11 10 0 8 442 qJ
I 1 442
92 1877 5 39 2 14 16 1359 39 24 1 29 .,
- 53 1045 2 20 0 9 10 698 14 10 1 14
P,M,
4;00PM
4;15PM
4;30PM
4;45PM
5;00PM
5:15PM
5:30PM
5:45PM
Total
Peak Total
Peak PM Hour is 4;0010 5:00
Southbound vy_~s,@;iúì:i[1:jibi1ì¡;'~"'.i¡¡ ", "a'.bJll- .
Right Thru Left Right Thru Left Right Thru Left Right Thru Left Total 4:00-5:00
32 259 7 6 0 0 4 265 16 14 0 33 636 636 ~J::" t5',
40 225 4 5 0 1 5 223 25, 13 0 34 575 515 575
34 217 7 7 0 0 6 258 12 17 1 33 592 592 592
35 222 6 4 0 1 2 222 11 17 1 18 539 539 539
21 205 6 5 0 0 3 264 19 16 0 14 555 ii',i'.:I:~!2342 555 555
I 28 166 5 7 0 a 6 277 15 12 0 32 568 't 568
29 230 6 3 a 1 7 265 17 12 0 22 592 592
I 36 214 3 '( 1 a 4 235 27 10 0 32 569 569
255 1756 46 44 1 3 37 2009 142 111 2 218
141 923 24 ?2 0 2 17 968 64 61 2 118
,,~
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Peak Hour Countl.xll
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APPENb IX B
RCS ANALYSIS REPORTS
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General Information - Site Information
Analyst Jeff Meindl Intersection IL83 at Kathleen
Agency/Co. V31S Jurisdiction lOOT
Date Perfonned 12/4/2003 Analysis Year 2003
Analysis Time Period AM. Peak Existinq
Project Descriotion 03058.07
EastlWest Street: Kathleen Drive North/South _Street: IL83 (Elmhurst Road
Intersection Orientation: North-South Study Period (hrs): 1.00
Vehicle Volumes and Adjustments
Major Street Northbound Southbound
Movement 1 2 3 4 5 6
L T R L T R
Volume 14 698 10 2 1045 53
Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00
Hourly Flow Rate, HFR 14 698 10 2 1045 53
Percent Heavy Vehicles 0 - - 0 - -
Median Type ---- Two Way Left Tum Lane
RT Channelized 0 0
Lanes 1 2 0 1 2 1
Configuration L T TR L T R
Upstream Siemal 0 0
Minor Street Westbound Eastbound
Movement 7 8 9 10 11 12
L T R L T R
Volume 9 0 20 14 1 10
Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00
Hourly Flow Rate, HFR 9 0 20 14 1 10
Percent Heavy Vehicles 0 0 0 0 0 0
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 1 0 1 1 0
Configu ration LTR L TR
Delay, Queue Lenç¡th, and Level of Service
Approach NB SB Westbound Eastbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L LTR L TR
v (vph) 14 2 29 14 11
C (m) (vph) 643 900 432 191 442
vlc 0.02 0.00 0.07 0.07 0.02
---.- -- - .-' -- -' ',- -- ---,- ...-,-~
95% queue length 0.07 0.01 0.22 0.24 0.08
Control Delay 10.7 9.0 13,9 25.3 13.4
LOS B A B 0 B
t.\pproach Delay -- .- 13.9 20.1
Approach LOS - -- B C
---- --- --
"
HCS2000TM
Copyright ,t> 2000 Universi~j of Florida, All Rights Reserved
Vers¡o~ 4,1c
-,
~:::~
/"""-
, !
1.,.O-WAY STOP CONTROL SUMMA,,{
General Information Site Information
Analyst Jeff Meindl Intersection IL83 at Kathleen
Agency/Co. V31S Jurisdiction IDOT
Date Performed 12/4/2003 Pú1alysis Year 2003
Analysis Time Period P.M. Peak Existina
Project DescriDtion 03058.07
EastlWest Street: Kathleen Drive ~orth/South Street: IL83 (Elmhurst Road
Intersection Orientation: North-South tudY Period (hrs: 1.00
~ehicle Volumes and Ad¡Ustments ..-. ...-. ., - .,....,..
Maior Street Northbound Southbound
Movement 1 2 3 4 5 6
L T R L T R
Volume 64 968 17 24 923 141
Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00
Hourly Flow Rate, HFR 64 968 17 24 923 141
Percent Heavy Vehicles 0 - - a - -
Median Type Two Way Left Tum Lane '" --~-..-
RT Channelized a a
Lanes 1 2 a 1 2 1
Configuration L T TR L T R
Upstream Sianal a a
Minor Street Westbound Eastbound
Movement 7 8 9 10 11 12
L T R L T R
¡Volume 2 a 22 118 2 61
Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00
Hourly Flow Rate, HFR 2 a 22 118 2 61
Percent Heavy Vehicles a a 0 a 0 0
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized a 0
Lanes 0 1 0 1 1 0
Configuration LTR L TR
Delay, Queue LenQth, and Level of Service
Approach NB S8 Westbound Eastbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L LTR L TP
---
v (vph) 64 24 24 118 63
C (m) (vph) 662 709 433 16J 507
,vIe - 0.10 0.03 i 0.06 0.70 0.12
--- --- --,..-.- ~_._,
195% queue length 0.32 0.11 0.18 5.68 0.42 . .
Control Delay 11.0 10.3 13.8 71.8 13.1
LOS B B B F B
¡Approach Delay -- -- 13.8 51.4
ÿ'\pp¡oach LOS .- .- B F
.. ---- ---- ------
>
HCS2000TI-i
Copyright :þ 2000 University of Florida, All Rights Res", --:,..1
V",ion ~.!c
" -'.
."
, ,
-
~\ ..O-WAY STOP CONTROL SUMMt. .(
General Information Site Information
[Analyst Jeff Meindl - Intersection
IL83 at Kathleen
~gency/Co. V31S Jurisdiction lOOT
Date Performed 12/4/2003 Analysis Year 2003
Analysis Time Period AM. Peak Proposed
Project Description 03058.07
EastlWest Street: Kathleen Drive North/South Street: IL83 (Elmhurst Road
Intersection Orientation: North-8outh !StudY Period (hrs: 1.00
Vehicle Volumes and Adiustments "
Maior Street Northbound Southbound
Movement 1 2 3 4 5 6
L T R L T R
Volume 27 698 10 2 1045 56
Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00
Hourly Flow Rate, HFR 27 698 10 2 1045 56
Percent Heavy Vehicles 0 - - 0 - -
[Median Type Two Way Left Tum Lane
RT Channelized 0 0
Lanes 1 2 0 1 2 1
Configuration L T TR L T R
Ucstream Signal 0 0
Minor Street Westbound Eastbound
Movement 7 8 9 10 11 12
L T R L T R
Volume 9 1 20 25 2 20
Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00
Hourly Flow Rate, HFR 9 1 20 25 2 20
Percent Heavy Vehicles a . 0 0 0 0 0
Percent Grade (%) a 0
Flared Approach N N
Storage 0 0
RT Channelized 0 0
Lanes 0 1 0 1 1 0
Configuration LTR L TR
Delay, Queue lenqth, and level of Service '
Approach NB SB Westbound Eastbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L LTR L TR
v (vph) 27 2 30 25 22
C (m) (vph) 642 900 399 188 440
vIe 0.04 0.00 0.08 0.13 0.05
,,--""'---"----,"--- -- --, "-", ',- --I
95% queue length 0.13 0.01 U.24 0.46 0.16
Control Delay 10.9 9.0 14,8 27.1 13.6
LOS B A B 0 B
~proach Delay - -- 14.8 20.8
!APproach LOS - -- B C
". ---
>
HCS]OOOT~[
Copyright ~ 2000 University of Florida, All Rights Reserved
Version4.lc
..
/"
"""" .
t
i .~O-WAY STOP CONTROL SUMMA...{
General Information Site Information
~alyst Jeff Meindl Intersection IL83 at Kathleen
~gency/Co. V31S Jurisdiction lOOT
Date Performed 12/4/2003 Analysis Year 2003
~alYsis Time Period P.M. Peak Proposed
Project Description 03058. 07
EastlWest Street: Kathleen Drive North/South Street: IL83 (Elmhurst Road
Intersection Orientation: North-South Study Period (hrs): 1.00
~ehicle Volumes and Adjustments '.
Maior Street .' Northbound - .-
Southbound
Movement 1 2 3 4 5 6
L T R L T R
lVolume 114 968 17 24 923 152
Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00
Hourly Flow Rate, HFR 114 968 17 24 923 152
Percent Heavy Vehicles 0 - - 0 - -
Median Type Two Way Left Tum Lane
RT Channelized a 0
Lanes 1 2 a 1 2 1
Configuration L T TR L T R
Upstream Siç¡nal 0 0
Minor Street Westbound Eastbound
Movement 7 8 9 10 11 12
L T R L T R
~olume 2 5 22 172 8 110
Peak-Hour Factor, PHF 1.00 1.00 1.00 1.00 1.00 1.00
Hourly Flow Rate, HFR 2 5 22 172 8 110
Percent Heavy Vehicles 0 0 0 0 a 0
Percent Grade (%) 0 0
Flared Approach N N
Storage 0 0
RT Channelized 0 a
Lanes 0 1 0 1 1 0
Configuration LTR L TR
Delay. Queue LenQth. and Level of Service . '. .
!Approach NB SB Westbound Eastbound
Movement 1 4 7 8 9 10 11 12
Lane Configuration L L LTR l. TR
-
Ý (vph) 114 24 29 172 118
C (rn) (vph) 656 709 260 194 447
vlc 0.17 0.03 0.11 0.89 0.26
-~.- -10.-------.
95% queue length 0.63 0.11 0.38 11.48 1.07
Control Delay 11.6 10.3 20.6 121.6 15.9
LOS B B C F C
!Appïoach Delay - - 20.6 78.6
!Approach LOS -- -- C F
---
>
HCS1000Th!
Copyright ~ 2000 University of Florida, An Rights Reserved
Version 4.1 c
"3'.3", 1.'-$" irII8i I
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Harris Bank Mount Prospect Site Signage
1450 South Elmhurst Road Scale: N.1S.
Mount Prospect,lllinois 60056 February 3, 2004
VALIRIO
DEW' L T
R A I N
View looking southwest
View looking northwest
~~'": HARRIS
It\iã BANK@
View looking southeast
View looking northeast
Harris Bank Mount Prospect Building Perspectives
1450 Elmhurst Road Scale: N.lS.
Mount Prospect, Illinois 60056 February 3, 2004
VALIRIO
DEW' L T
R A I N
""
Village Board Meeting
Planning and Zoning Commission # PZ-02-04
HAR R IS BAN K
Mount Prospect
Prepared by Valerio Dewalt Train Associates
03 February 2004
View looking southwest
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IttiŠ BAN K.
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View looking northeast
Harris Bank Mount Prospect Buildlno Perspectives
1450 Elmhurst Road Scale: N.J.S.
Mount Prospect, Illinois 60056 februorv3, 2104
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Harris Bank Mount Prospect
1450 South Elmhurst Road
Mount Prospect, Illinois 60056
Project Site Plan
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February 3, 2004
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1450 South Elmhurst Road
Mount Prospect, Illinois 60056
Landscape Plan
111 :: 20',,011
February 3, 2004
L I R
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JOB NAME I AGENCY
HARRIS BANK - MOUNT PROSPECT
Pilipuf-Grist & Associates, Inc.
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PO/NT.BY POINT CALCULATION
-'-"'-'-"-------'----- -- .------.
Illuminance at Grade (Footcandles)
SCALE: 1'=20'0'
NOTES:
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1450 South Elmhurst Road
Mount Prospect, Illinois 60056
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Engineerinf! Plan
Sea e: 111 :: 20f.Off
February 3, 2004
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Harris Bank Mount Prospect Project Floor Plan
1450 South Elmhurst Road Scale: 3j16J1 :: 11.0"
Mount Prospect, Illinois 60056 February 3, 2004
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Harris Bank Mount Prospect Project Elevations
1450 South Elmhurst Road Scale: 3/1611 :: rqO"
Mount Prospect, Illinois 60056 February 3, 2004
ASPHALT SHINCLE ROO/'
U[TAL PAllELS
fACE BRICK
SlGNAGE 00 IoIETAL PAllEtS
SYNTt(1!C STONE COlONlilŒ
ALI.WU1 STOREfRONT
ENTRY S'lSTE~
-- AL""",", STOREfRONT
SYNTHETIC STONE BASE
VAllRIO
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AlUIItAAI STOREfRONT
SYNTt£TIC STONE COtONNAOC
í~-: HARRIS
Iii BANK.
Harris Bank Mount Prospect Project Elevations
1450 South Elmhurst Road Scale: 3/16" :: 1f..0"
Mount Prospect, Illinois 60056 Februarÿ 3, 2004
VALIRIO
DEW'LT
R A I N
~
~
3'-3"
~~ r n. r~"
ä~ RIS {~
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slgnagcarea" 1-o"x10'.&" "73' .&" s.f.
~"'----- HARRIS
ft~ BAN K.
Harris Bank Mollm Prospect
1450 South Elmhurst Road
Mollnt Prospect, Illinois 60056
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View looking southwest
View looking northwest
~~-: HARRIS
ftïã BAN K.
View looking sòutheast
View looking northeast
Harris Bank Mount Prospect Buildinll Perspectives
1450 Elmhurst Road Scale: 1.15.
Mount Prospect, Illinois 60056 february 3, 2004
VALIRIO
DEW'LT
R A I N
~
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January 27, 2004
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William J. Cooney, AlCP
Director of Comrnunity Deve]opment
Village of Mount Prospec.t
100 S. Emerson Street
Mount Prospect, Illinois 60056
Dear Mr. Cooney,
The Planning & Zonjng Commission reCO!lliilendèd approva1 of Harris Bank Arlington-
Meadows' (a) Conditional Use to allow a bank drive-thru, and (b) a variation to allow a
t\.vo (2) foot landscape setback along the north lot line by a 7-0 vote. OUT case is
scheduled to go before Village Board for the ord'inance's fí.rst reading Feb-ruarj 3,2004.
I am requesting that the Víl1age Board waive the second reading, tentative1y scheduled
for the second Village Board meeting, and take final action at the February 3, 2004
meeting. Harris wou1d like to start the project as soon as possible.
I appreciate YO1.JI assistance in íàcilÜating this request. Should you have any questions,
feel free to contact us at 847/870-4470.
Sincerely ~/ /
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(/ arri;~'mk ArUng! 'Me:ows .
\.--. 3225 Kin:;hoffRoad
Rolling Meadows, IL 60008
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RECEIVED FROM:847 87& 6)553
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1/30/04
ORDINANCE NO.
AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT AND VARIATION
FOR PROPERTY LOCATED AT 1450 SOUTH ELMHURST ROAD
WHEREAS, Harris Bank Arlington - Meadows (hereinafter referred to as "Petitioner") has
filed a petition for a Conditional Use and Variation with respect to property located at 1450
South Elmhurst Road, (hereinafter referred to as the "Subject Property") and legally
described as follows:
PARCEL 1:
LOT 1INKENROY'S ELMHURST DEMPSTER SUBDIVISION, BEINGASUBDIVISION OF
PART OFTHE EAST 1/2 OF SECTION 14, TOWNSHIP 41 NORTH, RANGE 11, EAST
OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS, ACCORDING TO
THE PLAT THEREOF RECORDED MAY 16,1973 AS DOCUMENT NO. 22327173.
PARCEL 2:
EASEMENT FOR THE BENEFIT OF PARCEL 1 FOR INGRESS AND EGRESS OVER AND
UPON THE NORTHEAST CORNER OF LOT 2 AS SHOWNONTHE PLAT OF KENROY'S
ELMHURST DEMPSTER, BEING A SUBDIVISION OF PART OF THE EAST 1/2 OF
SECTION 14, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL
MERIDIAN, RECORDED AS DOCUMENT NO. 22327173, ALL IN COOK COUNTY,
ILLINOIS.
PARCEL 3:
EASEMENT FOR THE BENEFIT OF PARCEL 1, AS CREATED BY GRANT FROM MAY
PROPERTIES, 1975, INC.,ADELAWARE CORPORATION TO ELDONR. HASKELL AND
PHYLLIS HASKELL, HUSBAND AND WIFE, DATED JUNE 25, 1977, AND RECORDED
SEPTEMBER 1,1977 AS DOCUMENT 24088112, FOR THE PURPOSE OF SURFACE
PARKING OF MOTOR VEHICLES ON PARCEL 2, AND VEHICULAR AND PEDESTRIAN
INGRESS AND EGRESS INCIDENTAL TO ANY SURFACE PARKING OVER THE
FOLLOWING DESCRIBED TRACT: BEGINNING A T THE NORTHEAST CORNER OF LOT 2
(SAID POINT ALSO BEING NORTHWEST CORNER OF LOT 1); THENCE WEST ALONG
THE NORTH LINE OF LOT 2, 50.00 FEET; THENCE SOUTH 290.00 FEET; THENCE
EAST 250.00 FEET TO A POINT ON THE EAST LINE OF LOT 2; THENCE NORTH
ALONG THE EAST LINE OF LOT 2, 145.00 FEETTOTHE SOUTHEAST CORNER OF
LOT 1; THENCE WEST ALONG THE SOUTH LINE OF LOT 1 TO THE SOUTHWEST
CORNER OF LOT 1; THENCE NORTH ALONG THE WEST LINE. OF LOT 1 TO THE POINT
OF BEGINNING, IN COOK COUNTY, ILLINOIS.
Property Index Number: 08-14-403-021-0000; and
WHEREAS, the Petitioner seeks a Conditional Use permit for a Planned Unit Development
(PUD) for the construction of a bank with four (4) drive-thru lanes, as provided in
Section 14.203.F.7 of the Village Code; and
:c
"
Harris Bank Arlington - Meadows
Page 2/3
WHEREAS, the Petitioner seeks a Variation from sections of the Zoning Ordinance, as
provided in Section 14.203.C.7 of the Village Code, to allow a two-foot (2') landscape
setback along the north lot line; and
WHEREAS, a Public Hearing was held on the request for a Planned Unit Development,
Conditional Use permit and Variation being the subject of Case No. PZ-02-04 before the
Planning and Zoning Commission of the Village of Mount Prospect on the 22nd day of
January, 2004, pursuant to proper le~al notice having been published in the
Mount Prospect Journal & Topics on the 7 day of January, 2004; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and a positive
recommendation to the President and Board of Trustees in support of the request being
the subject of PZ-02-04; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have
given consideration to the requests herein and have determined that the requests meet
the standards of the Village and that the granting of the proposed Conditional Use permit
for a Planned Unit Development, and Variation would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
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 for a Planned Unit Development to allow the
construction of a drive-thru banking facility; and
SECTION THREE: The President and Board of Trustees of the Village of Mount Prospect
do hereby grant a Variation to allow a two-foot (2') landscape setback along the north lot
property line, as provided in Section 14.203.C.7 of the Village Code, all as shown on the
Site Plan dated January 22,2004, a copy of which is attached hereto and hereby made a
part hereof.
~
ii'
Harris Bank Arlington - Meadows
Page 3/3
SECTION FOUR: Prior to the issuance of a building permit relative to the Conditional Use
permit and Variation, the following conditions and/or written documentation shall be
fulfilled:
1 .
Develop the site in accordance with the plans prepared by Valerio Dewalt &
Train dated January 22, 2004 but revised to reflect the following:
. A photometric plan that complies with the Village's Lighting Regulations, but
includes a fixture in the northeast corner of the property that could be
adjusted in the future if the Village determines additional lighting is needed;
. A more defined right-in-curb-cut for the northernmost driveway;
. A landscape plan that includes additional year-round/evergreen materials
along the east lot line;
2.
Prior to the issuance of a building permit, the petitioner must provide the
Village with an analysis of alternative site designs that, if possible, would
reduce the number of vehicles that would turn northbound on Route 83 at
this access point.
SECTION FIVE: 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 SIX: 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
,2004.
Gerald L. Farley, Village President
ATTEST:
Velma W. Lowe, Village Clerk
H\ClKO\fi!es\W:N\ORDI~~ANC\C USE,VAR-Harris Bank,Feb.2004.doc
Village of Mount Prospect
Community Development Department
MEMORANDUM
TO:
MICHAELE. JANONIS, VILLAGE MANAGER
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FROM:
DIRECTOR OF COMMUNITY DEVELOPMENT
SUBJECT:
JANUARY 30,2004
PZ-03-04 - CONDITIONAL USE (COMMUNITY CENTER)
501 DB DRIVE
NIAGARA EDUCATIONAL SERVICES, INC - APPLICANT
DATE:
The Planning & Zoning Commission transmits their recommendation to approve Case PZ-03-04, a
request to amend the original approval (Ordinance 5363) to operate a Community Center in the B3
Zoning District, as described in detail in the attached staff report. The Planning & Zoning Commission
heard the request at their January 22,2004 meeting.
As you may recall, last summer the Petitioner obtained Conditional Use approval to operate a Community
Center. The Village Board's approval; however, tied the Petitioner to specific floor plans that were to be
followed when the building was converted to the proposed Community Center. The Petitioner proposes
to offer the same services and events as specified in their original application, but would like to provide
16-guest rooms rather than the 7-guest rooms originally approved under Ordinance 5363. The Petitioner
is seeking membership in the "Reciprocal Club Network" and is trying to establish itself as a conference
center. The Petitioner stated that the facility would be more successful with the additional guest rooms.
The Petitioner has also requested to adjust the hours of operation established within the original approval
documents. The existing ordinance limits the hours of operation to 6:00 AM - 10:00 PM Monday thru
Saturday and 10:00 AM to 10:00 PM on Sundays. To allow greater flexibility the Petitioner has
requested the hours of operation be adjusted to 6:00 AM - Midnight Monday thru Saturday and 6:00 AM
to 11:00 PM on Sundays.
The Planning & Zoning Commission discussed the Petitioner's request for increased guest rooms and
how it would relate to the operations of a Community Center. The Petitioner clarified that their request is
not comparable to operating a hotel because use of the guest rooms would be limited to members of the
Niagara club and their guests. The Petitioner provided examples of existing clubs that Niagara was trying
to model itself after. The P&Z discussed the conditions of approval and the Petitioner agreed to comply
with all the conditions. The P&Z voted 4-3 to recommend that the Village Board approve a request for a
Conditional Use to operate a Community Center for the property at 501 db Drive, Case No. PZ-03-04,
subject to the following conditions:
1.
The hours of operation shall be limited to 6:00 AM - Midnight Monday thru Saturday and 6:00
AM - 11 PM on Sundays, with the understanding that the Village may review the hours of
PZ-03-04 501 db Drive
January 30, 2004
Page 2
operation and modify them accordingly should Village Staff determine that the hours of
operation create a noise nuisance;
2.
Events and activities shall not deviate from those listed in the Petitioner's application:
a. Cultural, educational, and sport programs;
b. Wedding receptions;
c. Community meetings.
3.
The site will be developed in accordance with the landscape plan, floor plan, and elevations
prepared by Kostak Associates, P.C., dated December 10,2003, and revised to reflect additional
landscaping as required by Article 23 ofthe Village's Zoning Ordinance and the installation of
5-foot tall (minimum) evergreen type landscaping lining the perimeter of the northwest and
southeast portions of the parking lot.
4.
The development shall meet all applicable Development, Fire, Building, and Village Codes.
Please forward this memorandum and attachments to the Village Board for their review and consideration
at their February 3,2004 meeting. Staff will be present to answer any questions related to this matter.
Ijc H:\PLANlPlanning & Zoning COMM\P&Z 2004\MEJ Memos\PZ.o3.o4 MEJ MEMO (50] db Drive. CU . communHy cenler).doc
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-O3-04
Hearing Date: January 22, 2004
PROPERTY ADDRESS:
501 db Drive
PETITIONER:
Niagara Cultural Center
PUBLICATION DATE:
January 7,2004
PIN#:
08-23-402-010
REQUEST:
Conditional Use (amend Ordinance 5363, which granted Conditional
Use approval for a Community Center) - modify the approved floor
plans and the hours of operation
MEMBERS PRESENT:
Arlene Juracek, Chair
Merrill Cotten
Joseph Donnelly
Leo Floros
Richard Rogers
Matthew Sledz
Keith Youngquist
MEMBERS ABSENT:
None
STAFF MEMBERS PRESENT:
Judy Connolly, AICP, Senior Planner
Michael Jacobs, AICP, Deputy Director of Community Development
INTERESTED PARTIES:
Eric Koyuncu
Kevin Oksuz
Chairperson Arlene Juracek called the meeting to order at 7:32 p.m. Richard Rogers made a motion to approve
the minutes of the December 11, 2003 meeting, but modified to have Merri1l Cotten's name spelled correctly.
Leo Floros seconded the motion. The minutes were approved as corrected 7-0. At 9:06, Ms. Juracek introduced
Case No. PZ-03-04, a request for Conditional Use approval to amend Ordinance 5363, which granted
Conditional Use approval for a Community Center, in order to modify the approved floor plans and the hours of
operation. She noted that the request would be Vi1lage Board fina1.
Judy Connolly, Senior Planner, presented the case. She said that the Subject Property is located on db 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. A portion of the
existing building is currently occupied by db Sound, while the remaining portion of the building will be
converted into a two-story Community Center. The Subject Property is zoned B3 Community Shopping and is
bordered to the north and east by the B3 District, and to the south and west by the R4 Multi-Family Residential
District.
Ms. Connolly said that the Vi1lage Board recently approved the Petitioner's request to operate a Community
Center within a portion of the existing building at 501 db Drive. She said that the approval tied the Petitioner to
specific floor plans that were to be followed when the building was converted to the proposed Community
Center. Following Village Board approval, the Petitioner has indicated a desire to include additional guest
rooms in the Community Center. The proposed increase in guest rooms d~viates from the originally approved
floor plans, and requires the Petitioner to obtain formal approval from the Vi1lage Board to modify the
previously approved Conditional Use.
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-03-04
Page 2
Ms. Connolly said that the Petitioner proposes to offer the same services and events as specified in their original
request. However, the Petitioner would like to increase the number of guest rooms from seven to 16 in order to
establish the facility as a conference center and obtain membership in a "Reciprocal Club Network". By
providing the additional guest rooms, the Petitioner feels the Community Center would be more. successful.
Ms. Connolly noted that in addition to adding guest rooms, the Petitioner is seeking to extend the hours of
operation. She said that the facility was originally approved to operate fÌ'om 6:00 am - 10:00 pm Monday
through Saturday and 10:00 am - 10:00 pm on Sundays. The Petitioner is seeking extended hours in order to
accommodate wedding receptions and special programs. The requested hours of operation are 6:00 am - 12:00
midnight Monday through Saturday and 6:00 am - 11 :00 pm on Sundays. Ms. Connolly said that although the
Subj ect Property abuts primarily commercial uses, the extended hours proposed by the Petitioner could
adversely impact the nearbýâþartment complex. She clarified that the Subject Property's existing parking lot is
located approximately 50-feet fÌ'om the closest apartment, and the installation of mature, evergreen type
landscaping would help minimize spillover noise.
Ms. Connolly reviewed the parking requirements and confirmed that the site would provide more parking spaces
than the amount that is required by the Zoning Ordinance. She noted that the increase in the number of guest
rooms requires that the building comply with different or more stringent code regulations than the previous
request since the proposed modifications meet the definition of a mixed group use facility.
Ms. Connolly reviewed the standards for a Conditional Use. She said that the Subject Property is zoned for
commercial use; however, the Zoning Ordinance lists Community Centers as a Conditional Use in the B3
District. The Petitioner is not changing the footprint of th~ building and proposes minor exterior improvements.
Also, the site provides more parking spaces than are required by the Zoning Ordinance. The Petitioner will be
required to comply with all related Village Codes. Limiting the intensity of the proposed activities to the hours
listed on the Petitioner's application, which are Monday - Saturday 6am to 12 Midnight and Sunday 6am to
11 pm, and planting additional mature evergreen landscaping should minimize the potential impacts of the
proposed use on the adjacent multi-family residential property. Also, the current number of parking spaces
would help minimize adverse impacts of occasionallarge-scale events. She said that it is important to note that
should the midnight closing time become an issue, the Village has the option of revisiting the Conditional Use
permit and reviewing the situation to determine whether the Community Center continues to meet the standards
for a Conditional Use.
Ms. Connolly said that the proposed Community Center meets the Conditional Use standards listed in the
Zoning Ordinance, subject to complying with the following conditions:
1.
The hours of operation shall be limited to 6am-12 midnight Monday - Saturday and 6am - 11 pm
on Sundays, with the understanding that the Village may review the hours of operation and modify
them accordingly should Village Staff determine that the hours of operation create a noise nuisance;
Events and activities shall not deviate from those listed in the Petitioner's application:
a. Cultural, educational, and sport programs;
b. Wedding receptions;
c. Community meetings.
The site will be developed in accordance with the landscape plan, floor plan, and elevations
prepared by Kostak Associates, P.C., dated December 10, 2003, and revised to reflect additional
landscaping as required by Article 23 of the Village's Zoning Ordinance and the installation of 5-
foot tall (minimum) evergreen type landscaping lining the perimeter of the northwest and southeast
portions of the parking lot.
The development shall meet all applicable Development, Fire, Building, and Village Codes.
2.
3.
4.
Planning & Zoning Commission
Arlene Juracek, Chairperson
PZ-03-04
Page 3
Based on these findings, she said that Staff recommends that the Planning & Zoning Commission make a
recommendation to the Village Board to approve changes to the Conditional Use permit COrd. 5363) for a
Community Center for the property at 501 db Drive, PZ-03-04. The Village Board's decision is final for this
case.
The Planning & Zoning Commission asked Ms. Connolly why the request was being handled as a Community
Center when it had many of the same characteristics of a hotel. Ms. Connolly said that the Petitioner could
clarify the project and she noted that hotels were also Conditional Uses in the B3 zoning district.
Kevin Oksuz and Eric Koyuncu, 2601 N. Meade, Chicago were sworn in. Mr. Oksuz explained that the
Community Center was different from a hotel and stated that only members and their guests could use the guest
rooms. He went on to provide examples of existing clubs that Niagara was trying to be like and presented a
brochure of the clubs to the P&Z Commissioners for their review.
Mr. Koyuncu added that hotels do not provide community programs and that the Niagara guest rooms were not
open to the general public.
Merrill Cotten asked for confirmation whether people using the meeting rooms and conference rooms had to be
members. Mr Oksuz said that the facility was only available to members and their guests. There was general
discussion regarding the facility and its uses. Ms. Juracek clarified her understanding that club membership
would be limited and controlled.
There was discussion regarding modifying the hours of operation. Mr. Koyuncu said that they wanted to err on
the side of caution in case a wedding reception ran a little later than expected.
Ms. Juracek asked if anyone in the audience had questions. As there were none, she closed the hearing at 9:35
pm.
Richard Rogers made a motion to recommend that the Village Board approve the Conditional Use to operate a
Community Center at 501 db Drive as specified in the Petitioner's application, subject to the conditions listed in
the Staff memo. Leo Floros seconded the motion.
UPON ROLL CALL:
AYES: Donnel1y, Floros, Youngquist and Juracek
NAYS: Cotton, Rogers, Sledz
Motion was approved 4-3.
At 9:40 p.m, Joseph Donnelly made motion to adjourn, seconded by Keith Youngquist. The motion was
approved by a voice vote and the meeting was adjourned.
Michael Jacobs, AICP
Deputy Director, Community Development
Judy Connolly, AICP, Senior Planner
H:\PLANlPlanning & Zoning COMMlP&z 2004\MinutesIPZ-03-04 501 db Dr Niagara Educational Svces.doc
r--
(
Village of Mount Prospect
Community Development Department
CASE SUMMARY - PZ- 03-04
LOCATION:
501 db Drive
PETITIONER:
Niagara Educational Services, Inc.
OWNER:
Niagara Educational Services, Inc.
PARCEL #:
08-23-402-010
LOT SIZE:
3.67 acres
ZONING:
B3 Community Shopping
LAND USE:
Office/Warehouse
REQUESTS:
Conditional Use (Amend previous approval for a Community Center)
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MEMORANDUM
Village of Mount Prospect
Community Development Department
TO:
MOUNT PROSPECT PLANNING & ZONING COMMISSION
ARLENE JURACEK, CHAIRPERSON
FROM:
JUDY CONNOLLY, AICP, SENIOR PLANNER
DATE:
JANDUARY 15,2004
HEARING DATE:
JANUARY 22, 2004
SUBJECT:
PZ-03-04 - CONDITIONAL USE (COMMUNITY CENTER)
501 db DRIVE - NIAGARA EDUCATIONAL SERVICES, INC.
BACKGROUND
A public hearing has been scheduled for the January 22, 2004 Planning & Zoning Commission meeting to review
the application by Niagara Educational Services, Inc. (the "Petitioner") regarding the property located at 501 db
Drive (the "Subject Property"). The Petitioner is seeking to amend Ordinanc~ 5363, which granted Conditional
Use approval for a Community Center, in order to modify the approved floor plans and the hours of operation.
The P&Z hearing was properly noticed in the January 7, 2004 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 db 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. A portion of the existing building is currently occupied by db Sound (a
sound system company), while the remaining portion of the building will be converted by the Petitioner into a
two-story (approximately 36,000 sq. ft.) Community Center. The Subject Property is zoned B3 Community
Shopping and is bordered to the north and east by the B3 District, and to the south and west by the R4 Multi-
Family Residential District.
SUMMARY OF PROPOSAL
As you are aware, the Village Board recently approved the Petitioner's request (0 operate a Community Ceííter
within a portion of the existing building at 50 1 db Drive. The Board's approval tied the Petitioner to specific
floor plans that were to be followed when the building was converted to the proposed Community Center.
Following Village approval the Petitioner has indicated a desire to include additional guest rooms in the
Community Center. The proposed increase in guest rooms deviates from the originally approved floor plans, thus
the Petitioner is required to obtain formal approval from the Village Board to modify the previously approved
Conditional Use.
The Petitioner proposes to offeï the same services and events as specified in their original application. However,
the Petitioner is seeking membership in the "Reciprocal Club Network" and is trying to establish itself as a
(--
PZ-03-04
Planning & Zoning Commission meeting January 22, 2004
Page 3
conference center. By providing the proposed 16-guest rooms (rather than the 7-guest rooms originally approved
under Ordinance 5363) the Petitioner feels the Community Center would be more successful. Also, activities and
events would be limited to the first floor only and guest rooms with related services and amenities would be
located on the second floor.
The two requested modifications to the previously approved Conditional Use are outlined below:
Floor Plan Modifications - The attached exhibits outline the Petitioner's plans for modification to the
Community Center. The submittal indicates that the Petitioner would occupy the southern portion of the
existing building while db Sound would continue to occupy the northern portion of the building
(approximately 48,291 sq. ft.). The footprint of the building would not be modified, but the Petitioner
intends to modify their portion of the building by creating a 15,715 sq. ft. second floor (resulting in a total
size of approximately 36,000 sq. ft.). The first floor would include a gymnasium, an auditorium with
fixed seating, a dining room/kitchen, an exhibit hall, offices, and meeting roöms. The second floor would
include primarily guest rooms; however, a laundry room, kitchenette, and offices/meeting rooms would
also be located on the second floor. .
Extended Hours of Operation - The Petitioner is seeking to extend the hours of operation. The facility
was originally approved to operate from 6:00 am - 10:00 pm Monday through Saturday and 10:00 am -
10:00 pm on Sundays. The Petitioner is seeking extended hours in order to accommodate wedding
receptions and special programs. The requested hours of operation are 6:00 am - 12:00 midnight Monday
through Saturday and 6:00 am - 11 :00 pm on Sundays. Although the Subject Property abuts primarily
commercial uses, the extended hours proposed by the Petitioner could adversely impact the nearby
apartment complex. It should be noted, however, that the Subject Property's existing parking lot is
located approximately 50-feet from the closest apartment, and the installation of mature, evergreen type
landscaping would help minimize spillover noise.
GENERAL ZONING COMPLIANCE
The existing structure does not meet current setback requirements and the site exceeds 75% lot coverage, which is
the maximum amount permitted. The Petitioner does not propose to modify the building footprint and the site
will retain its legal non-conforming classification.
Landscaping: - The Petitioner's plans indicate additional landscaping will be installed along the west, south, east
lot lines and portions of the north lot line. However, the Zoning Ordinance requires more landscaping than what
is shown on the Petitioner's plan.
Parking - The Petitioner's plan indicates the site will provide a total of2l8 parking spaces. Sec. 14.2224 of the
Zoning Ordinance lists the minimum number of parking spaces required based on how the space wi It be used. In
this case, calculating each use separately, the Petitione,' ¡~ r-='!uÌIelj to provide ,. J") p~;;:l::::;S; sr~ces and db SOUl1f1 is
required to provide 39 spaces. Based on the information submitted by the Petitioner, the development complies
with parking regulations and will have 66 additional spaces.
Existin~ Building - The Petitioner proposes to make minor modifications to the exterior of the building.
Improvements include adding additiona] exits as required by Village Codes, installing a new canopy over the
front entrance, and installing new windows. Since the number of guest rooms would increase, the Petitioner is
required to improve the building under a different use classification. As noted in the Staff review, the building
will be required to comply with all applicable Building and Fire Codes for a mixed-use group facility.
(
PZ-03-04
Planning & Zoning Commission meeting Januarj 22,2004
Page 4
ADDITIONAL STAFF COMMENTS
Other Village Departments have reviewed the proposal and did not have specific concerns. However, the building
will have to comply with different/more stringent code regulations than the previous request since the proposed
modifications meet the definition of a mixed group use facility.
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 Subject Property is zoned for commercial use; however, the Zoning Ordinance lists Community Centers as a
Conditional Use in the B3 District. The .Petitioner is not changing the footprint of the building and proposes
minor exterior improvements. Also, the site provides more parking spaces than are required by the Zoning
Ordinance.
The Petitioner will be required .to comply with all related Village Codes. Limiting the intensity of the proposed
activities to the hours listed on the Petitioner's application (Monday - Saturday 6am to 12 Midnight and Sunday
6am to 11 pm) and planting additional mature evergreen landscaping should minimize the potential impacts of the
proposed use on the adjacent multi-family residential property. Also, the current number of parking spaces would
help minimize adverse impacts of occasional large-scale events. It is important to note that should the midnight
closing time become an issue, the Village has the option of revisiting the Conditional Use permit and reviewing
the situation to determine whether the Community Center continues to meet the standards for a Conditional Use.
RECOMMENDATION
The proposed Community Center meets the Conditional Use standards contained in Section 14.203.F.8 of the
Zoning Ordinance, subject to complying with the following conditions:
1.
The hours of operation shall be limited to 6am-12 midnight Monday - Saturday and 6am - 11 pm on
Sundays, with the understanding that the Vìllage may revìew the hours of operation and modify them
accordingly should Village Staff determine that the hours of operation create a noise nuisance;
2.
Events and activities shall not deviate from those listed in the Petitioner's application:
a. Cultural, educational, and sport programs;
b. Wedding receptions;
c. Community meetings.
r
PZ-03-04
Planning & Zoning Commission meeting January 22,2004
Page 5
3.
The site will be developed in accordance with the landscape plan, floor plan, and elevations prepared
by Kostak Associates, P.C., dated December 10,2003, and revised to reflect additional landscaping as
required by Article 23 of the Village's Zoning Ordinance and the installation of 5-foot tall (minimum)
evergreen type landscaping lining the perimeter of the northwest and southeast portions of the parking
lot.
4.
The development shall meet all applicable Development, Fire, Building, and Village Codes.
Based on these findings, Staff recommends that the Planning & Zoning Commission make a recommendation to
the Village Board to approve changes to the Conditional Use permit (Ord. 5363) for a Community Center for the
property at 501 db Drive, PZ-O3-04. The Village Board's decision is final for this case.
I concur:
CP, Director of Community Development
too H:IPLANlPlanning &. Zoning COMM\P&Z 2004IStafTMemoIPZ.o3.04 MEMO (SO 1 db Drive. CU . community cultural CIr).doc
f..
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NIAGARA EDUCATIONAL SERVICES
'.-----.
December 30, 2003
Judith M. Connolly, AICP
Senior Planner
Village of Mt. Prospect
Community Development Department
100 S Emerson St Mt. Prospect, IL 60056
VIA FACSIMILE 847/818-5329
Re: 501 DB Drive (Amend Conditional Use)
Dear Judith M. Connolly:
Niagara Educational Services (NES) applied for an amendment to ordinance No. 5363.
NES requested more guest rooms for its Cultural Center. We would like to have 16 guest
rooms instead of 7 guest rooms. The reasons for this modification are as followings:
1. NES is planning to join "Reciprocal Clubs Network". 200 private clubs have
already joined this network. By joining this network our members will enjoy the
amities and services offered by other reciprocal clubs around the globe. More
guest rooms will give us better chance to get into the Reciprocal Clubs Network.
2. We redesigned our center. Community Center Facilities will be on the first floor,
and second floor will be fully accommodation purposes. Second floor allows us to
put 16 guest rooms. We believe that our new design will serve our members
better.
3. NES is planning to reach business world as a conference center. We believe that
more guest rooms will attract business world to our center to conduct their
overnight seminars, training and workshops.
The building will comply with all applicable Building and Fire Codes for a mixed-use
group facility, per the International Building Code.
If you will have any questions please feel free to call me at 773 988-3191
Sincerely,
~~
Eric E. Koyuncu
Project Coordinator
1881 Commerce Dr. Unit 112 . Elk Grove Village. IL 60007. Tel: 847-404-0344 . Fax: 847-640-7250 . info@niagarainc.org . www.niagarainc.org
(-
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6f30/03
be
8/15/03
ORDINANCE NO. 5363
. AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT
FOR PROPERTY LOCATED AT 501 db DRIVE
WHEREAS, Tanner Ertekin/Niagara Educational Services, Inc. (hereinafter referred to as
Petitioner) has filed a petition for a Conditional Use permit with respect to property located at
501 db Drive. (hereinafter referred to as the Subject Property) and legally described as
follows:
Property Index Number: 08-23-402-010
Lot 1 in Vavrus Subdivision, being a resubdivision of part of Lot 2 in Northway
Investment Subdivision of part of the southeast ~ of the southeast ~ of Sec. 23,
Township 41 North, Range 11, east of the 3rd 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 Doc. No. LR3194655.
and
WHEREAS, the Petitioner seeks a Conditional Use permit to operate a community center at
501 db Drive; and
WHEREAS, a Public Hearing was held on the request for Conditional Use permit being the
subject of PZ-16-03before the Planning and Zoning Commission of the Village of Mount
Prospect on the 26th day of June, 2003, pursuant to proper legal notice having been published
in the Mount Prospect Joûrnal & Topics on the June 11, 2003; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and
recommendations to the President and Board of Trustees in support of the request being the
subject of PZ-16-03; and .
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given
consideration to the request herein and have determined that the same meets the standards
of the Village and that the granting of the proposed Conditional Use permit would be in the
best interest of the Village.
NOW, THEREFORE, BE !T ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES
OF THE VILLAGE OF MOUNT PROSPECT. COOK COUNTY, ILLINOIS:
SECTION ONE: The recitals set forth hereinabove arE? incorporated as findings offact by the
President and Board of Trustees of the Village of Mount Prospect.
SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect do
hereby grant a Conditional Use permit, as provided in Section 14.203.F.7 of the Village Code,
to aJlow the operation of a community center at 501 db Drive, as shown on the Site Plan, a
copy of which is attached hereto and hereby made a part hereof as Exhibit "A"
/-c-
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PZ-16-03, 501 db Drive
Page 2/2
SECTION THREE: That prior to the issuance of a building permit relative to the Conditional
Use permit, the following conditions and/or written documentation shalf be fulfilled:
1.
The hours of operation for the use shall be limited to 6:00 a.m. to 10:00 p.m.
Monday through Saturday and 10:00 a.m.-10:00 p.m. on Sundays. '
2.
Events and activities shall not deviate from those listed in the Petitioner's
application: ,
a. Cultural, educational, and sport programs;
b. Wedding receptions;
c. Community meetings.
3.
The site will be developed in accordance with the landscape plan and
elevations prepared by Kostak Associates, P.C., dated October 30, 2002,
revised to reflect additional landscaping as required by Article 23 of the Village's
Zoning Ordinance and floor plan dated August 12, 2003.
The development shall meet all Development, Fire, Building, and Village Codes
and regulations.
4.
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:
Corcoran, Lohrstorfer, Skowron, Wilks, Zadel
None
Hoefert
PASSED and APPROVED this 19th day of August, 2003.
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VILLAGE OF MOUNT PROSPECT
COMMUNITY DEVELOPMENT DEPARTMENT - P1aìnllng Division
100 S. Emerson Street
Mount Prospect, Illinois 60056
Phone 847.818.5328
FAX 847.818.5329
Application for Conditional Use Approval
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Address(es) (Street Number, Street) 501 DB D (F l M'd D)
r. ormer y l way r.
Site Area (Acres) Property Zoning Total Building Sq. Ft. (Site)
3.67 B-3 48,291 Sq. Ft.
Setbacks:
Front
148 Ft.
Rear
19.25 Ft.
Side
258 Ft.
Side
9.6 Ft
Building Height
26Ft.
Adjacent Land Uses:
North
1-1 & B-3
Lot Coverage (%)
81.4 %
Number of Parking Spaces
218
South
R-4
East
B-3
West
R-4
Tax LD. Number or County Assigned Pin Number(s)
08-23-402-010
Legal Description (attach additional sheets if necessary)
LOT 1 IN VA VRUS SUBDIVISION, BEING A RESUBDIVISION OF PART OF LOT 2 IN NORTHWAY
INVESTMENT SUBDIVISION OF PART OF THE SOUTHEAST 1;4 OF THE SOUTHEAST 1/4 OF
SECTION 23, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN,
ArrnRnTNr. Tn THE PT.A T THEREnF REr.TSTERFD TN THE nFFTrE nF THE REr.TSTERAR nF
TITLES OF COOK COUNTY, IUINOIS ON DECEMBER 18,1980 AS DOCUMENT LR3194655.
Name
Mr. Eric E. Koyuncu
Telephone (day)
(773) 988-3191
Telephone (evening)
(847) 671-0296
Corporation
Niagara Edul!ational Services, Inc.
Street Address
2601 N. Meade Ave.
Fax
(847) 640-7250
Pager N/A
City
Chicago
State
IL
Zip Code
60639
Interest in Property
Owner
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Name Niagara Educational Services, Inc
Contact: Eric E. Koyuncu
Corporation
Street Address
2601 N. Meade Ave
City
Chicago
Zip Code
State
IL
60639
Developer Niagara Educational Services, Inc.
Name
Address
2601 N. Meade Ave
Chicago, IL 60639
Attorney
Name
Address
~:::yor Edward J. Molloy & Associates, Ltd
1230 Mark Street
Address
Bensenville, IL 60106
Engineer
Name
Address
Architect
Name Kostak Associates, P.e.
... Address
55 E. Euclid Ave. Suite 430
Mt Prospect, IL 60056
Warren Kostak
Landscape Architect
Name
Address
Mount Prospect Department of Community Development
100 South Emerson Street, Mount Prospect Illinois
www.mountprospectorg
2
Telephone (day)
(773) 988-3191
Telephone (evening)
(847) 671-0296
Fax:
(847) 640-7250
Pager
Telephone (day) (773) 988-3191
Fax (847) 640-7250
Telephone (day)
Fax
Fax
(630) 595-2600
(630) 595-4700
Telephone (day)
Telephone (day)
Fax
Telephone (day): (847) 394-9444
Fax (847) 394-9445
Telephone (day):
Fax
Phone 847.818.5328
Fax 847.818.5329
TDD 847.392.6064
..
..
Proposed Conditional Use (as listed in the zoning district) Recreational and Community Centers, Health
Services, Clubs, Gymnasiums, Daycare Centers.
Describe in Detail the Buildings and Activities Proposed and How the Proposed Use Meets the Attached Standards for
Conditional Use Approval (attach additional sheets if necessary)
Amendment to ordinance No. 5363
The existing building footprint will not be changed. Niagara plans to build a second floor inside
~ oJ the south half oJ the exIsting bulldmg. It WIll provide a total oJ approxImately 37,()()() SF and
¡.;;¡
~ be 'J~ed a.~ a cultJJral center tn deliver rignrnJJ~ innnvative cJJltlJra~ edlJcatinnal and .~pnrt.~
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O¡.;;¡ programs as a full service recreational center for Niagara's members and their guests. Facilities
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=:01 wtll include audll:onum, rratning and meenng rooms, adulr and chz'tdren gymnasIums, Kzrchen
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~oo and dininl! areas, exhibit hall. l!uest rooms and offices. In addition to these services Nial!ara will
~z offer customized programs such as wedding receptions and a place for community meetings.
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Hours of Operation Monday thru Saturday 6 AM to 12 Midnight
Sunday 6 AM to 11 PM
Address(es) (Street Number, Street)
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Please note that the application will not be reviewed until this petition has been fuBy completed and aB required plans and other materials
have been satisfactorily submitted to the Planning Division. Incomplete submittals will not be accepted. It is strongly suggested that the
petitioner schedule an appointment with the appropriate Village staff so that materials can be reviewed for accuracy and completeness at the
time of submittal.
In consideration of the information contained in this petition as weB as aB supporting documentation, it is requested that approval be given
to this request. The applicant is the owner Or authorized representative of the owner of the property. The petitioner and the owner of the
property grant employees of the Village of Mount Prospect and their agents permission to enter on the property during reasonable hours for
visual inspection of the subject property.
I hereby affirm that aB information provided herein and in aB materials submitted in association with this application are true and
accurate to the best of my knowledge.
APPJiO,":/- Z ~--::::::--.
If applicant is not property owner:
Date~ -03
I hereby designate the applicant to act as my agent for the purpose of seeking the Variation(s) described in this application and the
associated supporting material.
Property Owner
Date
Mount Prospect Department of Community Development
100 South Emerson Street, Mount Prospect Illinois
www.mountprospect.org
3
Phone 847.818.5328
Fax 847.818.5329
TDD 847.392.6064
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Affidavit of Ownership
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STATE OF ILLINOIS
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COUNTY OF COOK
I Ergun Koyuncu
,
, under oath, state that I am
- the sole
_an
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) owner of the property
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commonly described as
501 Midway Dr. Mt Prospect, IL
and that such property is owned by
Niaf!;ara Educational Services, Inc
as of this date;
~<:::"V-.l"\~
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Signature
Subscribed and sworn to before
me this \ \
day of
C:::>~l'":::: .
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Notary Public
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I "OFFICIAL SEAL"
SOPHIA A. SOLIS
NOTARY PUBLIC. STATE OF ILLINOIS
MY COMMISSION EXPIRES 12-4-05
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Mount Prospect Department of Community Development
100 South Emerson Street, Mount Prospect Illinois
www.mountprospectorg
4
Phone 847.818.5328
Fax: 847.818.5329
TDD 847.392.6064
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~EST ELEVATION
EAST ELEVATION
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NORTH ELEVATION
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THE BUSINESS PLAN FOR NIAGARA CULTURAL CENTER
NIA G ARA
CUL TURAL CENTER
"THINK DIFFERENT"
NIAGARA EDUCATIONAL SERVICES, INC.
NIAGARA CULTURAL CENTER
1
1
INTRO D U CI'I 0 N AND SUMMAR Y ............................................................................................................. 3
2
1.1 BRIEF DESCRIPTION OF THE PROJECf ............................................................................................................ 3
THE CENTER'S FACILITIES WILL INCLUDE FOLLOWINGS; ........................................................................................... 3
A. Conference Center .................................................................................................................................... 3
B. Sport Complex................... ........ ."......... ................................ ............... .......... ............... ....... ............. ........ 3
C. Social Center............................................................................................................................................. 3
D. Accommodation ........................................................................................................................................ 4
E. Offices ...................,.................................................,................................................................................. 4
F. Dining F acUity. ................. ......................... ................ ....... ........ ........... ............... ......... ............... .............. 4
SER VI CBS ............................................................................... .......................... ....... ................,........ ............. ......... 4
A-Conference Center.....................................................................,.....................................................................4
B-Sports Complex.............................................................,................................................................................. 4
C -Dining Facility.. ................ ............. ............... ...... ....................................... .................................. ................... 4
D-Accommodation. ............. ..... ........ ... ........... ....... ..... .......... ...... ......... ..... ....... ....... """"" ...... ... ...... ......... ... ......... 5
People who will be staying at NCC's guest rooms as follow; ............................................................................. 5
E - Social Events........................ ......................... .......... ..,...... ........ ................. ......... ........ .................. ........... ....... 5
F - Library ............... .............. ....................... .......... ...... ......... ........ ........."... "'" ..... ....... ........... ............ ......... ....... 5
G- Baby Sitting-The Play Club............................................................................................................................ 5
1.2 THE CENTER DEVELOPERS....................................................."""""""""""""""""""""""""""""""""'" 6
1.3 ADDRESS .... .........................:.............. ................................... ........ .................. .............................................. 6
1.4 THE POPULATION / MEMBERSHIP FOR THE FIRST THREE YEARS ................................................................... 7
ADMISSION FEES & DUES .....................................................................,..................................................... 7
NIAGARA CULTURAL CENTER AS A COMMUNITY CENTER .......................................................... 7
OPERATING HOURS .. ............. ........... ................... ...... .................... ............................ .........,......... ....."....... ..... 7
MANAGEMENT AND STAFF STRUCTURE..........................................................................................~... 8
3.1
3.2
3.3
FINANCIAL AND CAPITAL PLAN ..............................................................................................................8
DIRECTOR ..........."............................................................................................. ........... ............................. 8
Administrative Assistant....................................................... ............,........ ..... ..... ...................................... 8
EXPERTS FROM THE COMMUNITY AND EDUCATIONAL INSTITUTIONS ........................................................... 8
3
4
4.1
4.2
4.3
4.4
Projected Revenues and Expenditures ...........................................,................................................."....... 8
SALARIES AND BENEFITS............ ....................................................,......... ................... ....,.... """"""""""'" 9
Initial Capitalization of the Center Project """"""""""""""""""""""""""""""""""""""""""""""" 9
Financial Records....... .................. ..................... ...................................... ........ ................ ...... .............. ..... 9
NIAGARA CULTURAL CENTER
2
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1
INTRODUCTION AND SUMMARY
1.1
BRIEF DESCRIPTION OF TIlE PROJECT
THE NIAGARA CULTURAL CENTER (NCC) is going to be established by Niagara Educational
Services, Inc. an lllinois not-for-profit organization.
The goal of the Niagara Cultural Center is to provide our members with all the courtesies, comforts,
privileges, and services a fine private club can offer.
As a Member of The Niagara Cultural Center you can enjoy the highest level of personalized service
in an elegant and relaxing atmosphere. We offer excellent dining facilities, guestrooms and suites,
meeting rooms'-boardrooms, and catering. The Center offers elegant accommodation with personalized
care, attention and hospitality. The Center offers various Member functions to enjoy with family, friends
and business associates,inc1uding executive forums and holiday events. Business casual dining is
available at breakfast, lunch and dinner. Private dining rooms can accommodate parties and business
meetings for our Members and their guests.
We are committed to:
. Improving the health and well being of our members, employees and communities.
. Providing our members with exceptional service and facilities.
. Demonstrating integrity and professionalism in everything we do.
. Encouraging excellence by supporting innovation, initiative, and personal growth. We work as a
team, treating everyone with kindness and respect.
. Participating actively in improving the quality of life in our community.
. Creating welcoming environments and enriching experiences those are safe, friendly and fun.
The Center's facilities will include followings;
A. CONFERENCE CENTER
.
Meeting Rooms
.
Training Rooms \
-.
Auditorium
B. SPORT COMPLEX
. Gymnasium ( Adult)
. Gymnasium (Children)
. Locker Rooms
C. SOCIAL CENTER
.
Exhibit Hall
.
Library
NIAGARA CULTURAL CENTER
3
.
Computer Room
.
Baby Sitting
D. ACCOMMODATION
.
Guest Rooms and Suites
.
Laundry Room
.
Kitchenette
E. OFFICES
F. DINING FACILITY
.
Dining Hall
.
Fully Equipped Commercial Kitchen
.
Café
.
Vending Machines
SERVICES
The center offers the following services to its members and their guests:
A-CONFERENCE CENTER
The Niagara Cultural Center has private conference rooms and auditorium that may be reserved for
business meetings, private luncheons and special events. The rooms are multifunctional and configurable
to suit your needs. We are happy to arrange for a complete array of specialty audio-visual presentation
equipment. Catering services, from our own Café, are also being available. Then when the business of the
day is finished, treat your colleagues to an invigorating workout.
B-SPORTS COMPLEX
Basketball/ Volleyball
The Niagara Cultural Center gymnasium is a perfect place for those who love basketball or volleyball.
The gym is available for recreational open play, competitive leagues, and tournaments. Depending on
member interest, other programs may include: league play, women's league, inter-club tournament play
and casual pick-up games.
The gymnasium is also our venue for the Center's volleyball program which includes open play, league
competitions and mixed social nights.
C-DINING FACILI1Y
We offer a variety of dining options throughout the day in The Café. The Café's menu features healthy
cuisines prepared fresh daily, including pasta salads, fruit salad, sandwiches, soups, and daily specials.
In the morning, the Café opens to serve a variety of breakfast items such as fresh fruit, muffins, blended
smoothies and cereal. Mter breakfast, the Café menu expands to offer soup, salads, sandwiches, specialty
pizzas and a large selection of beverages. In addition to our regular menu, we offer a seasonal menu to
highlight the best meats and produce local suppliers have to offer. We also provide nutritional analysis on
NIAGARA CULTURAL CENTER
4
all of our menu items from the delicious, vegetarian, butternut squash risotto to the tangy, tomato Garcia
soup.
D-ACCOMMODATION
The Niagara Cultural Center will have deluxe guest rooms and a suite, which allow us to offer our
members the kind of accommodation they deserve. Our accommodations provide the ambiance, security
and extraordinary service of a private club, plus the conveniences of a modern hotel.
Each room features:
. Voicemail
. High speed internet
. Coffee maker with complimentary coffee
. Hairdryer
. Telephone extension in the bathroom
. Full length mirror
. Bathroom scales
. Remote control TV with movie channel
. Iron and board
. Laundry
. Safe
PEOPLE WHO WILL BE STAYING AT NCe'S GUEST ROOMS AS FOlLOW;
1- The members and their guests for their family and business occasions.
2- NCC, being like an athletic Club, will get connected to the "Reciprocal Clubs Network"--
- The Union Lea!!Ue of Philadelphia both national and international. So the NCC will
be proud to offer members reciprocity at more than 200 private clubs around the world.
This means you can find many of the comforts and amenities you enjoy at the NCC while
traveling in the U.S
3- National & International festivals will be held at NCC. Performers in various forms of art
such as group of choreographers, performers and actors will stage. We would like to take
advantage of being so close to a hotel for more performers who we can not accommodate.
4- Our members who participate in the business world will stay at NCC and conduct their
overnight seminars, training and workshops.
5- USA Trade Connections, a part of NES, has been co-organizing an international business
match making program with WTCC (World Trade Center, Chicago). NCC will provide
r
space for the participants of this annual business program.
6- NCC will be home to 2-3 days mini youth camps as part of "Young Leaders" such as
chess, computer, math, science skills.
E- SOCIAL EVENTS
From hikes and gallery tours to salsa lessons and the theater, our goal at the Niagara Cultural Center is to
offer you an ever-changing assortment of unique and exciting social activities. If your tastes lean to the
culinary, you can try a cooking class. Join our book club or begin a new hobby. No matter where your
passions lie, the Niagara Cultural Center offers a social event that's right for you.
F- LIBRARY
The Niagara Cultural Center library maintains a collection of bbôkS including reference materials, books
on tape and CD, periodicals, and audiotapes and videos on tape (including children's videos) and DVD.
We also have access to valuable online research tools and the Internet.
G- BABY SITIING-THE PlAY CLUB
The Play Club at The Niagara Cultural Center is a dynamic, fun, and nurturing environment that your
child will enjoy while you pursue your fitness and relaxation goals. From storytelling and music, to
NIAGARA CULTURAL CENTER
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games and free play, there is plenty to engage your child's imagination and stimulate his/her curiosity. In
addition to childcare services, The Play Club also hosts an array of special events including Grown Ups
Night Out, holiday workshops, birthday parties, and more! The Play Club is available to all Club
members and their guests.
1.2 THE CENTER DEVELOPERS
Niagara Educational Services Inc. (NES) is developing Niagara Cultural Center. The developers are
individuals dedicated to the mission of the Niagara Cultural Center. Niagara Educational Services has
significant support from its members in greater Chicago area. Community members are involved in all
faces of providing financial, educational, and technical support. NES was established in 1997 as a tutoring
center at 8604 Catalpa Avenue #100 Chicago, IL. In 2000 NES opened Science Academy of Chicago, a K
thru 8 College Private Prep-school at 2601 North Meade Avenue Chicago, IL 60639. For more
information you can have a visit to Science Academy of Chicago at http://www.saoc.org/
Board of Directors of Niaeara Educational Services Inc. as follows:
Ali Dalkilic, MBA - President
Ham Serbet- Vice-President
Onder Secen, MS - Secretary
Mustafa Sefik, Ph. D. - Treasurer
Ihsan Bucak, Ph. D. - Director
1.3 ADDRESS
Niagara Educational Services, Inc. is located at 2601 N. Meade Avenue Chicago, IL. Niagara Cultural
Center will be located at 501 db Drive Mount Prospect, IL
Contact Person for NES is Mr. Eric Koyuncu
Phone Number: (773) 988-3191
Fax Number (847) 640-7250
Email: koyuncu@saoc.org
NIAGARA CULTURAL CENTER
6
1.4 THE POPUlATION / MEMBERSHIP FOR TIm FIRST THREE YEARS
The Niagara Cultural Center aims to reach the 300 members from all diverse communities. All age, race,
ethnicity, gender, education level and religion are welcomed to NCC.
ADMISSION FEES & DUES
Admission Fee
Monthly Dues
Single
Family"
$200
$300
$100
$130
Family Athletic Option- The Family Athletic Option is available for the member's spouse and children
under 21 years old, who reside in family household.
No Cash payments- Members are required to legibly sign their membership number to each chit. Tips
may either be written in on service chits or may be left blank, which will default to a 20% gratuity. All
banquets checks automatically calculate a 20% gratuity.
Staff number of NCC will be about 7-10 people. Max people in the building in one time would not be
more than 250. Average number of people in the building would be around 40-50 for peak hours. We
expect %35 attendance from members' guests for our activities.
2
NIAGARA CULTURAL CENTER AS A COMMUNITY CENTER
OPERATING HOURS
Niagara Cultural Center will be in operation Monday thru Saturday between 6:00 am and 12:00 midnight.
Sunday between 6:00 am to 11:00 pm. Peak hours would be after work and after school hours.
Guest Rooms and kitchen/dining room will be available for reservations only.
Over staying guests will be allowed to use center's facilities only during regular business hours. Mter
those hours guest access to the center will be monitored by night manager.
NIAGARA CULTURAL CENTER
7
3
MANAGEMENT AND STAFF STRUCTURE
3.1 DIRECTOR
Qualifications: . minimum of a Bachelor Degree in business administration, or education eminimum of 5
years of administration experience. excellent communication skills. shared vision to Niagara Cultural
Center's mission.
Responsibilities: The Director of Niagara Cultural Center is an integral member of the community The
Director must support shared decision making, promote collaborative leadership and require .
accountability from all people in the center.
In addition to serving as the leader of the center, the Director is responsible for planning, budgeting,
facilities management, scheduling staff development, and supervision and evaluation of staff.
The Director is responsible for running the center efficiently and, at the same time, advancing the ideals
of the center. The Director will establish and maintain regular communication with local public officials.
3.2 ADMINISTRATIVE ASSISTANT
Qualifications: . experience in business management, accounting and records management knowledge
and expertise in general accounting and bookkeeping. excellent communication skills
Responsibilities: The administrative assistant is responsible for ensuring the office of the center is run in
an efficient, friendly and accountable manner. The administrative assistant will receive phone calls and
forward calls to the appropriate party as needed.
3.3 EXPERTS FROM THE CO:MMUNI'IY AND EDUCATIONAL INSTITUTIONS
The Niagara Cultural Center will enlist professionals, experts and specialists such as psychologists,
university professors, tutors, related service professionals on a fee per visit basis as needed for
conferences, workshops, training and tutoring.
4
FINANCIAL AND CAPITAL PLAN
4.1 PR~JEC1ED REVENUES AND EXPENDITURES
Capitalization of the Project
Start up fund will be provided by Niagara Educational Services, Inc. and donations from local donors.
NES is a not-for-profit 501 (c) (3) tax exempt status. It encourages people and companies to make
donations to NCC. NES /NCC can use other local, state and federal sources
Operating budget lists revenues by source such as donation, state and federal grants, earned income, loan
etc. Expenditures are shown by object such as salaries, benefits, books, rent, utilities, etc.
As circumstances change and when the actual figures become available, Finance sub-committee and the
Director are going to prepare a report for the Board of Trustee of NES. The report will help us to
reconcile and explain the difference between the planned budget and revenue and expenses.
NIAGARA CULTURAL CENTER
8
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4.2 SALARIES AND BENEFITS
The salary scale for the hiring process will be developed by the Board. The initial estimates of the salaries
are as follows:
Position Salary
Director $30,000 - $40,000/Annual
Administrative Assistant/Night Manager $20,000 - $30,000/ Annual
Part-time Teacher/Tutor/Coach/Cook $10- $17 per hour
Part-time Custodian / Handy man/Waiter $6-$14 per hour
Employee benefits will include Social Security unemployment compensation, and other benefits required
by law or regulation. NCC intends to include individual health care coverage as part of the benefits
package for fulf..time employees.
4.3 INITIAL CAPITAIJZATION OF THE CENTER PROJECT
Estimated start up expenses will be around $2,150,000 for construction and supplies.
We will start working on construction permits right away after the Village Approval. We are estimating
four months for architectural drawings and all related permits for construction will take around four
months.
4.4 FINANCIAL RECORDS
Finance Sub-Committee* supervises all the activities and prepares monthly and annual reports to The
Board of Directors
Niagara Cultural Center will hire an Administration Assistant who is going to be responsible for internal
book keeping and all financial records. NCC will have a contract with a public account company to have
outside annual audit.
* Finance Sub-Committee: For disposition of equipment, materials, supplies, facilities and an inventory system
to maintain ãll the fIXed assets in the center, there will be a sub-committee composed of one person from board of
directors, one person from the center administration, one person from staff and two or three people from members.
The committee will be responsible to plan material purchases and maintenance expenses.
NIAGARA CULTURAL CENTER
9
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ORDINANCE NO.
AN ORDINANCE AMENDING ORDINANCE NO. 5363
GRANTING A CONDITIONAL USE PERMIT
FOR PROPERTY LOCATED AT 501 db DRIVE
WHEREAS, Niagara Educational Services (hereinafter referred to as Petitioner) has filed a
petition to amend the Conditional Use permit being the subject of Ordinance No. 5363, approved
August 19, 2003, for a community center in the B-3 (Community Shopping) zoning district; and
legally described as follows:
Lot 1 in Vavrus Subdivision, being a resubdivision of part of Lot 2 in Northway
Investment Subdivision of part of the southeast % of the southeast % of Sec. 23,
Township 41 North, Range 11, east of the 3rd 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 doc. No. LR3194655.
Property Index Number: 08-23-402-010; and
WHEREAS, Petitioner seeks an amendment to the Conditional Use permit being the subject of
Ordinance No. 5363, to allow sixteen (16) guest rooms, rather than seven (7) guest rooms, as
was approved in Ordinance No. 5363;
WHEREAS, a Public Hearing was held on the requests being the subject of PZ 03-04 before the
Planning and Zoning Commission of the Village of Mount Prospect on the 22nd day of; January,
2004, pursuant to proper legal notice having been published in the
Mount Prospect Journal & Topics on the ih day of January, 2004; and
WHEREAS, the Planning and Zoning Commission has s ubmítted its findings on the proposed
amendment to the Conditional Use permit to the President and Board of Trustees; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have
determined that the best interests of the Village of Mount Prospect would be attained by granting
the requests in PZ 03-04.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF
THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
SECTION ONE' The recitals set forth hereinabove are incorporated herein as findings of fact by
the President and Board of Trustees of the Village of Mount Prospect.
SECTION TWO' That Ordinance No. 5363 granting a Conditional Use permit, passed and
approved on August 19, 2003, is hereby amended by granting a Conditional Use permit to
include a total of sixteen (16) guest rooms, to increase the permitted hours of operation, and to
modify the originally approved floor plan, at the subject property as shown on the attached Site
Plan hereby made a part hereof as "Exhibit A".
:s-
Niagara
Page 2/2
SECTION THREE:
following conditions:
This amendment being the subject of this Ordinance is subject to the
1.
The hours of operation shall be limited to 6:00 a.m. - 12 midnight Monday
through Saturday, and 6:00 a.m. - 11 :00 p.m. on Sundays, with the
understanding that the Village may review the hours of operation and modify
them accordingly should Village Staff determine that the hours of operation
create a noise nuisance;
2.
Events and activities shall not deviate from those listed in the Petitioner's
application:
a. Cultural, educational, and sport programs;
b. Wedding receptions;
c. Community meetings;
3.
The site will be developed in accordance with the landscape plan, floor plan, and
elevations prepared by Kostak Associates, P.C., dated December 10,2003, and
revised to reflect additional landscaping as required by Article 23 of the Village's
Zoning Ordinance and the installation of 5-foot tall (minimum) evergreen type
landscaping lining the perimeter of the northwest and southeast portions of the
parking lot;
4.
The development shall meet all applicable Development, Fire, Building, and
Village Codes.
SECTION FOUR: 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
ATTEST:
day of
,2004.
Gerald L. Farley, Village President
Velma W. Lowe, Village Clerk
H.\CLKO'.f1Ies\WIN\ORDINANClAmend ConUse-Nlagara. Feb.2004.doc