HomeMy WebLinkAbout6. New Business 02/04/2014Village of Mount Prospect M°r
Community Development Department
MEMORANDUM
TO: MICHAEL E. JANONIS, VILLAGE MANAGER
FROM: DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: JANUARY 29, 2014
SUBJECT: PZ -23 -13 / 1900 -1980 CARBOY RD. / CONDITIONAL USE (COMPRESSED
NATURAL GAS CONVERSION FACILITY)
Attached please find revised documentation dated January 28, 2014 submitted by the Petitioner in
response to the Fire Department's outstanding review comments. The revised submittal provides
details on the fueling, defueling, and gas tank removal activities. A revised site plan and floor plan are
included. The site plan indicates defueling equipment and an alternate location for tank to tank
compressed natural gas transfer located at the northwest corner of the property. The floor plan
provides additional details on the activities performed.
� �� -
William J. tooney, Jf AICP
HAPLAMPIanning & Zoning COMM\P&Z 2013W J MCn1 TZ -23 -13 1900 -1980 Carboy Rd (CU -CNG Con —ion Facility)SUPPLEMENT d—
Village of Mount Prospect M°,-A Pwspc
Community Development Department
MEMORANDUM
TO: MICHAEL E. JANONIS, VILLAGE MANAGER
FROM: DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: JANUARY 24, 2014
SUBJECT: PZ -23 -13 / 1900 -1980 CARBOY RD. / CONDITIONAL USE (COMPRESSED
NATURAL GAS CONVERSION FACILITY)
The Petitioner is seeking Conditional Use approval to allow a compressed natural gas (CNG)
conversion facility at the property located 1900 -1980 Carboy Road. The CNG conversion facility would
occupy the space known as 1940 Carboy Road, which measure 21,100 square feet.
The CNG facility would convert passenger vehicles and light duty trucks to CNG fuel or bi -fuel.
Vehicles seeking to be powered strictly by CNG would have the existing gasoline fuel system removed
and replaced with a CNG fuel system. The existing gasoline fuel system would remain in place for
vehicles seeking to be bi -fuel. The CNG facility would operate from 6:00 AM to 5:00 PM on weekdays.
In response to the Fire Department's review comments on defueling activities, the Petitioner submitted
a revised site and floor plan dated January 22, 2014 (attached). The revised site plan indicates
defueling equipment located at the northwest corner of the property instead of attached to the building,
as shown on the original plans dated December 26, 2013. The Petitioner is working on addressing the
requirements for fueling activities.
The Planning & Zoning Commission conducted a public hearing to review the requests on Thursday,
January 23, 2014, and by a vote of 6 -0, recommended approval of a Conditional Use to allow a
compressed natural gas (CNG) conversion facility at the property located at 1900 -1980 Carboy Road,
subject to the following conditions of approval
1) Development of the site in general conformance with the site plan prepared by Designhaus,
dated January 22, 2014, but revised to provide a minimum of four (4) accessible parking spaces
in compliance with the Illinois Accessibility Code;
2) Development of the space in general conformance with the floor plan prepared by Designhaus,
dated January 22, 2014;
3) Submittal of fixture cut - sheets for exterior lights that comply with Village Code;
4) Modification of the tenant space in accordance with all applicable Village Code requirements,
including, but not limited to, fire code, lighting regulations, sign code regulations; and building
regulations; and
5) Obtaining a building permit, in accordance with the current regulations and requirements of the
Village of Mount Prospect, within one (1) year from the date of adoption of the enabling
ordinance by the Village Board which authorized the development proposal. The development
approvals granted herein, without need for further action by any Village board, commission or
official, shall become null and void if no building permit is issued within the one (1) year
requirement and improvements completed within a period of eighteen (18) months."
l; >I .sl`+ z '� „d.l'3¢ii C.U_, #.,i F-` 20 1 N" I'D "d 1fL
PZ -23 -13
January 24, 2014
Page 2
Details of the proceedings and items discussed during the Planning and Zoning Commission hearing
are included in the attached minutes.
Please forward this memorandum and attachments to the Village Board for their review and
consideration at their February 4, 2014 meeting. Staff will be present to answer any questions related
to this matter.
William J. Cooney, Jr., Al P
HAPLANTIanning & Zoning COMMIF&Z 2013VAE] MennosTZ -23 -13 1900 -1960 Carboy Rd (CU -CNG Conversion Facility doca
From: Mike Hartel [ mailto:MHartel(d)dhausarch.com
Sent: Friday, January 24, 2014 6:13 PM
To: Cooney, Bill
Cc: roaer@worldcng.com Andrade, Consuelo
Subject: 13167 -World CNG- Request to Waive Second Reading PZ -23 -13
Bill,
We are the Petitioner acting on behalf of World CNG's request for a Conditional Use Approval. The
Planning and Zoning Commission has recommended approval. As such we are requesting that the
second reading be waived should the Village Board approve the CU at the upcoming Board meeting
02.04.14.
For reference please find attached correspondence from Ms. Consuelo Andrade, Senior Planner, Village
of Mount Prospect dated 01.24.14 regarding the petition PZ -23- 13/1900 -1980 Carboy Road /Conditional
Use (CNG Conversion Facility).
We look forward to your reply. Have a good weekend.
Thanks,
Mike
Michael W. Hartel, AIA, ALA, LEED AP
President
designhaus, inc.
1020 elk grove town center I elk grove village, illinois 60007
o: 847.593.5010 1 c: 630.632.1701 1 f: 847.593.5012
email: mhartel @dhausarch.com
www.dhausarch.com
This email has been scanned by the Symantec Email Security-cloud service.
For more information please visit http• / /www.symanteccloud.com
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -23 -13
PROPERTY ADDRESS:
PETITIONER:
PUBLICATION DATE:
PIN NUMBER:
REQUEST:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF MEMBERS PRESENT:
Hearing Date: January 23, 2014
1900 -1980 Carboy Road
Designhaus, Inc.
January 8, 2014
08 -23- 401- 039 -0000
Conditional Use to allow a compressed natural gas (CNG)
conversion facility
Joseph Donnelly, Chair
Sharon Otteman
Tom Fitzgerald
William Beattie
Keith Youngquist
Jacqueline Hinaber
Jeanne Kueter
Brian Simmons, Deputy Director of Community Development
Consuelo Andrade, Senior Planner
INTERESTED PARTY: Roger Buttacavoli — World CNG
Michael Hartel - Designhaus Architects
Chairman Donnelly called the meeting to order at 7:32 p.m. Commissioner Hinaber made a motion,
seconded by Commissioner Youngquist to approve the minutes of the November 14, 2013 Planning and
Zoning Commission Meeting; the minutes were approved 5 -0 with Commissioner Fitzgerald abstaining.
Chairman Donnelly introduced Case PZ- 23 -13, 1900 -1980 Carboy Road for a Conditional Use request
and stated the case was Village Board final.
Ms. Andrade stated the Petitioner for PZ -23 -13 was seeking Conditional Use approval to allow a
compressed natural gas conversion facility at the property known as 1900 -1980 Carboy Road. She
explained the Subject Property is located on the west side of Carboy Road, south of Algonquin Road, and
contained a multi- tenant industrial building with related improvements. The Subject Property is zoned I -1
Limited Industrial and is bordered to the North, West and South by the 1 -1 Limited Industrial District, and
unincorporated Cook County to the East.
Ms. Andrade explained the proposed compressed natural gas (CNG) facility would occupy 2 1, 100 square
feet of the existing building. The facility would convert passenger vehicles and light duty trucks to CNG
fuel or bi -fuel. Vehicles seeking to be powered strictly by CNG would have the existing gasoline fuel
system removed and replaced with a CNG fuel system. Vehicles seeking to be bi -fuel would keep the
existing gasoline fuel system in place. Ms. Andrade stated the applicant stated there would not be any
Joseph Donnelly, Chair PZ, -23 -13
Planning and Zoning Commission January 23, 2014 Meeting Pagel of 5
storage or dispensing of any type of fuel on site. The CNG facility would operate from 6:00 AM to 5:00
PM on weekdays.
Ms. Andrade stated the petitioner's floor plan indicated the proposed facility would consist of offices in
the front and work and storage areas in the rear. There would be several vehicle work stations, including
a production push line. Indoor storage would consist of inventory, including new empty CNG tanks. The
existing overhead door located in the rear elevation would remain in place and would be used for vehicle
access into the space.
Ms. Andrade stated the Petitioner will be required to comply with fire code requirements, which include
setback requirements for fueling and defueling activities. A ten (10) foot setback requirement from the
building and property lines would be required for fueling activities. Defueling would require a fifteen
(15) foot setback from the property line and a twenty five (25) foot setback from the building.
Ms. Andrade indicated the Petitioner had submitted a revised site plan which was handed out. The
revised site plan indicated defueling equipment located at the northwest corner of the site that appeared to
comply with the fire department's setback requirements. Ms. Andrade indicated the Fire Department had
not reviewed the revised plan as it was submitted prior to the hearing.
Ms. Andrade showed the tables below which summarized the parking requirements for the proposed
tenant and overall property. Ms. Andrade stated the parking requirements for the proposed CNG facility
were going to be based on the number of employees and customer vehicles. She stated the information
submitted by the applicant indicated there would be up to seven (7) employees and twenty (20) customer
vehicles, which would require seven (27) parking spaces. The overall required parking would increase to
(100) parking spaces. The Petitioner's site plan indicates one hundred and eleven (I 11) parking spaces
would be provided, which would comply with the required number of parking spaces.
Unit Tenant Parking Requirement Spaces Required
1940 World CNG
7 employees 1 space per employee 7
20 customer vehicles 1 per customer vehicle 20
Unit
Tenant
Size (sq.ft.)
Parking Required
1910 & 1960
Cardone
30,039
42
1920
Torque Parts
13,958
14
1940
World CNG
21,100
27
1970
1 Vacant
19,226
9
1980
Accutrack
15,258
8
Parking Required
Parki Currently Provided
100
72
Parking Proposed
L 111
Ms. Andrade summarized the standards for a Conditional Use listed in the Village's Zoning Ordinance.
She stated the following:
Joseph Donnelly, Chair PZ -23 -13
Planning and Zoning Commission January 23, 2014 Meeting Page 2 of 5
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;
And adequate provision for utilities, drainage, and design of access and is provided.
Ms. Andrade stated the petitioner indicated the proposed compressed natural gas facility would not be
detrimental to the public or adjacent properties as the conversion of vehicles would take place indoors and
not inhibit the neighbor's use of their existing facilities. The operations would be conducted by
employees trained and accredited in the latest requirements for the safe and proper performance of their
work.
Ms. Andrade stated Staff reviewed the request and is supportive of the Conditional Use to allow a
compressed natural gas facility conversion facility. The proposed use would not have a detrimental
impact or affect the character of the surrounding neighborhood. Operations would take place inside the
building and the outdoor storage would be limited to empty gasoline tanks, which would be screened, and
parking of customer vehicles. The proposed use would be compatible with existing uses in the area and
be in compliance with the Village's Comprehensive Plan. Further, existing utilities, drainage, and
access /egress would be maintained.
Ms. Andrade stated that based on Staff's analysis of the request, Staff recommends that the Planning and
Zoning Commission approve the following motion:
"To adopt staff findings in the staff report as the findings of the Planning and Zoning Commission and
recommend approval of a Conditional Use to allow a compressed natural gas (CNG) conversion facility at
the property located at 1900 -1980 Carboy Road, subject to the conditions of approval listed in the staff
report."
Ms. Andrade stated Village Board's decision is final for this case.
Commissioner Youngquist asked how vehicles were transported to the facility and had the gas removed.
Mr. Simmons stated the Petitioner could respond with a detail of their operations.
Chairman Donnelly swore in applicant Michael Hartel with Designhaus Architects, 1020 Elk Grove Town
Center, Elk Grove, Illinois, 60007, and Roger Buttacavoli, chief operating officer with World CNG,
20620 80 Avenue S, Kent, Washington, 98032.
Mr. Hartel explained World CNG brings vehicles in and either removes the fueling system and converts
them to all compressed natural gas or leaves the fueling system in and just add the compressed natural gas
system to the vehicle. Vehicles arrive on site with little or no gas; just basically on fumes.
Mr. Buttacavoli stated that most of the vehicles are new vehicles; either straight from the dealership or the
factory. They do not work on personal vehicles but do work on fleet vehicles.
Mr. Hartel explained the conversion process. He indicated the gas tank is removed per code requirements
and then placed outside in a fenced -in area. The gas tanks are then removed from the property by an
environmental hauler.
Joseph Donnelly, Chair PZ -23 -13
Planning and Zoning Commission January 23, 2014 Meeting Page 3 of 5
Mr. Buttacavoli explained the defueling process. He indicated that gasoline is pumped out or siphoned
out of tanks if there is too much gasoline in the vehicle's gas tank. They store the gas outdoors in an area
with a double containment pallet and a drum that complies with the maximum amount they can keep at
any given area. Signage, such as no smoking, is posted as well. He further explained that a waste hauler
would take the gasoline away.
Mr. Buttacavoli stated that bi -fuel vehicles can be equated to hybrid electric vehicles. Many people get
range anxiety when they don't know how far they can drive just on natural gas. Therefore, owners opt for
a bi -fuel system so they can have the ability to switch over to gasoline. As an example, he indicated they
were doing dedicated vehicles for a taxi company in Las Vegas. The gas tanks were kept in place even
though they were not going to use the gas tank.
Chairman Donnelly asked about the timing to convert a vehicle.
Mr. Buttacavoli responded that larger format vehicles, otherwise known as light duty, such as an E450
van at the airports, can take from three to five (3 -5) days to convert. Taxis and other vehicles can take up
to two (2) days. Lead time has to do with EPA guidelines for vehicles.
Commissioner Beattie referenced an updated site plan that the Petitioner had provided and confirmed the
defueling equipment had been relocated to the northwest corner of the site and asked about the defueling
process.
Mr. Buttacavoli explained that defueling equipment is typically located on the outside building wall, but
in this case will not be located on the building. He explained the defueling process and clarified that
compressed gas would be defueled; not liquid natural gas. Gasoline from a tank would be siphoned out
and would take place outside of the building.
Commissioner Beattie asked about the quantity of liquid gasoline that could be stored on site.
Mr. Buttacavoli responded that he believed they could not exceed a fifty five (55) gallon drum outside.
Storage inside the building would be similar to storage inside a residential garage where they cannot have
more than a five (5) gallon stored. Mr. Hartel interjected that the maximum allowable quantities inside
and outside will be complied with as part of the building permit plan review.
Mr. Hartel explained the process of placing compressed natural gas inside converted vehicles. It would
be a tank to tank transfer system. Basically, another CNG vehicle would come into the facility and have
its tank connected to the tank of the newly converted vehicle and pressure equalization would take place.
It is yet to be determined if they would be able to do the tank to tank transfer inside the building or if it
will be required to be done outside the building. He indicated they would comply with whichever was
required.
Mr. Hartel clarified World CNG does not store natural gas inside or outside the facility. He compared the
process of conversion to a manufacturing installation process. He clarified they will not be a repair
facility. The facility would specifically be a natural gas conversion facility.
Commissioner Youngquist asked where converted cars fuel with CNG.
Joseph Donnelly, Chair PZ -23 -13
Planning and Zoning Commission January 23, 2014 Meeting Page 4 of 5
Mr. Buttacavoli responded there are hundreds of CNG fueling stations. He talked about facilities in the
City of Chicago. A map of the Chicago area fueling stations was shown. He indicated a new station was
going to be installed in the O'Hare area this year.
Mr. Buttacavoli explained they were sub - lessors to the main lessor at their old facility located in the City
of Chicago. They were moving to Mount Prospect as a result of the building being sold and their inability
to stay there. The Mount Prospect location would be close to a fueling station located one to two (1 -2)
miles away.
Chairman Donnelly asked if anyone else was in attendance at the hearing to speak about the case.
Hearing none he closed the public portion of the hearing. He asked if the board had any further
discussion.
Commissioner Youngquist confirmed with the Petitioner of the conditions of approval.
Chairman Donnelly asked if there were any further comments for the case. Hearing none he brought the
discussion back the board. Commissioner Beattie made a motion to approve a Conditional Use to allow a
compressed natural gas (CNG) conversion facility at the property located at 1900 -1980 Carboy Road,
subject to the conditions of approval outlined in the staff report, seconded by Commissioner Hinaber.
UPON ROLL CALL: AYES: Otteman, Fitzgerald, Beattie, Youngquist, Hinaber, Donnelly
NAYS: None
The motion was approved 6 -0 with a positive recommendation to Village Board.
Commissioner Beattie made a motion seconded by Commissioner Youngquist and the meeting was
adjourned at 8:03 p.m.
&
Consuelo, Senior Planner
Community Development Department
Joseph Donnelly, Chair PZ -23 -13
Planning and Zoning Commission January 23, 2014 Meeting Page 5 of 5
LOCATION: 1900 -1980 Carboy Road
PETITIONER:
Designhaus, Inc.
OWNER:
1900 Carboy LLC
PARCEL #:
08 -23- 401- 039 -0000
LOT SIZE: 3.1798 acres (138,510 sq.ft.)
ZONING: I1 Limited Industrial PUD
LAND USE: Light Industrial
REQUEST: Conditional Use to allow a compressed natural gas (CNG) conversion facility
LOCATION MAP
Village of Mount Prospect
Community Development Department
MEMORANDUM
FROM:
DATE:
HEARING DATE:
SUBJECT:
BACKGROUND
MOUNT PROSPECT PLANNING & ZONING COMMISSION
JOSEPH P. DONNELLY, CHAIRPERSON
CONSUELO ANDRADE, SENIOR PLANNER
JANUARY 9, 2014
JANUARY 23, 2014
Mount Proslxct
\ —M—
PZ -23 -13 / 1900 -1980 CARBOY ROAD / CONDITIONAL USE (A COMPRESSED
NATURAL GAS (CNG) CONVERSION FACILITY)
A public hearing has been scheduled for the January 23, 2014 Planning & Zoning Commission meeting to review
the application by Designhaus, Inc. (the "Petitioner ") on behalf of World CNG regarding the property located at
1900 -1980 Carboy Road (the "Subject Property "). The Petitioner has requested a Conditional Use to allow a
compressed natural gas (CNG) conversion facility. The P &Z hearing was properly noticed in the January 8, 2014
edition of the Journal Topics Newspaper. In addition, the Petitioner completed the required written notice to
property owners within 250 -feet and Staff posted a Public Hearing sign on the Subject Property.
PROPERTY DESCRIPTION
The Subject Property is located on the west side of Carboy Road, south of Algonquin Road, and contains a multi -
tenant office /warehouse building with related improvements. The Subject Property is zoned I -1 Limited
Industrial and is bordered to the North, West and South by the I -1 Limited Industrial District, and unincorporated
Cook County to the East (industrial zoning).
SUMMARY OF PROPOSAL
The Petitioner is seeking Conditional Use approval to allow a compressed natural gas (CNG) conversion facility
in the space known as 1940 Carboy Road. The CNG facility would occupy 21,100 square feet of the existing
72,724 square foot industrial building. The CNG facility would convert passenger vehicles and light duty trucks
to CNG fuel or bi -fuel. Vehicles seeking to be powered strictly by CNG would have the existing gasoline fuel
system removed and replaced with a CNG fuel system. The existing gasoline fuel system would remain in place
for vehicles seeking to be bi -fuel. There would not be any storage or dispensing of any type of fuel on site. The
CNG facility would operate from 6:00 AM to 5:00 PM on weekdays.
GENERAL ZONING COMPLIANCE
Floor Plan —The Petitioner's floor plan indicates the proposed facility would consist of offices in the front and
work and storage areas in the rear. There would be several vehicle work stations, including a production push
line. Indoor storage would consist of inventory, including new empty CNG tanks. The existing overhead door
located in the rear elevation would remain in place and would be used for vehicle access into the space.
PZ -23 -13
Planning & Zoning Commission meeting January 23, 2014
Page 3
Exterior improvements would consist of CNG defueling equipment on the rear building elevation and a new cedar
fence enclosure for the dumpster and empty vehicle gasoline tanks. The site plan indicates three to four (3 -4)
empty vehicle gasoline tanks would be stored within the enclosure. However, the narrative indicates up to four or
five (4 -5) tanks would be stored within the enclosure. The Village Code requires all outdoor storage to be
effectively and completely screened from view. Stored materials are not allowed to be visible above the fence
enclosure. The Petitioner will be required to adequately size the enclosure to accommodate the proposed storage
of tanks and provide screening for the proposed ground mounted CNG defueling equipment.
Parking Per the Petitioner's application, the proposed CNG facility would operate with up to seven (7)
employees and up to twenty (20) customer vehicles. With the addition of the CNG facility, a total of one hundred
(100) parking spaces would be required. The Petitioner's site plan indicates one hundred and three (103) parking
spaces would be provided in the exterior and eight (8) inside. Therefore, the Subject Property would comply with
the required number of parking spaces. The following table summarizes the parking requirements for the existing
tenant and the proposed CNG facility:
Linn ''
,
Teuaut
Size
s ft
, T ar lung Requirement °' fir
Spaces 4
L2e aired ,
1910 & 1960
Cardone
Office
6,500
4 spaces per 1,000 sq. ft
26
Warehouse
23,539
111,500 sq. ft
16
1920
Torque Parts
Office
1,200
4 spaces per 1,000 sq. ft
5
Warehouse
12,758
1/1,500 sq. ft
9
1940
World CNG
7 employees
1 space per employee
7
20 customer vehicles
1 per customer vehicle
20
1970
Vacant
Office
750
4 spaces per 1, sq. ft
3
Warehouse
8,476
111,500 sq. ft
6
1980
Accutrack
Office
1,200
4 spaces per 1,000 s. ft
5
Warehouse
4,058
111,500 sq. ft
3
Parking Required
100
Parking Currently Provided
72
Parking Proposed
111
(103 outside
& 8 inside 1940
Not all of the parking spaces shown on the site plan are currently striped. The Plat of Survey indicates the Subject
Property currently provides seventy two (72) parking spaces and notes that some of the parking stall striping has
faded or been removed. In addition, the number of accessible parking spaces shown on the site plan does not
comply with the Illinois Accessibility Code. The plan indicates three (3) accessible parking spaces when a
minimum of four (4) is required. The Petitioner will be required to restripe the parking lot and provide the
minimum number of accessible parking spaces required.
ADDITIONAL STAFF COMMENTS
The building's existing exterior light fixtures do not comply with Village Code. The fixtures are not full cutoff.
The Petitioner will be required to replace the exterior light fixtures with full cutoff luminaries with a total cutoff
%fIWh l hcd$ \plan \planning &zomdng coma \p &z 20IRstaff reporWpz- 23- 13194( -boy rd(cu_cng conversion ft6hty).docx
PZ -23 -13
Planning & Zoning Commission meeting January 23, 2014
Page 4
angle of not more than 90° and flat lenses. The Petitioner will be required to submit fixture cut sheets for the new
exterior light fixtures as part of the building permit application.
Building Department — A complete building code review and permit application will be required for the tenant
build out. The Petitioner will be required to submit plans including use, types of construction, any demising
walls, store materials, separation requirements, and any other pertinent information for a complete building, fire,
and life safety analysis.
Fire Department — The separation distance between the building and compressed natural gas filling /off gassing
operations will need to be evaluated based on the requirements set forth in NFPA 52(2010 edition ), IFC (2012
edition), section 23. Additional distance may be required between the building and filling /off gassing operations.
The removal of the vehicle gasoline tanks will also need to be evaluated to ensure compliance with the Building
and Fire Code requirements.
A fire sprinkler and alarm system will be required. The Petitioner will be required to submit fire sprinkler shop
drawings, hydraulic calculations, equipment cut sheets, fire alarm shop drawings with point to point wiring
diagrams, battery load calculations, and an egress plan, including occupant loads, travel distances, egress widths,
and common path of travel distances for review. Additionally, the Petitioner will be required to submit a
hazardous material management plan, including the location of all storage tanks, hazardous materials storage, and
a detail list of product and locations.
A complete review of the plans will be performed as part of the building permit review process. These comments
are included as part of the Staff Report in an effort to ensure the Petitioner is aware of the requirements and
submits the necessary documentation.
COMPREHENSIVE PLAN DESIGNATION
The Comprehensive Land Use Map designates the Subject Property as light industrial and office research. The
proposed automobile related land use is consistent with this designation.
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.
Per the Petitioner, the proposed compressed natural gas facility would not be detrimental to the public or adjacent
properties. The conversion of vehicles would take place indoors and not inhibit the neighbor's use of their
existing facilities. The operations would be conducted by employees trained and accredited in the latest
requirements for the safe and proper performance of their work. There would not be any storage or dispensing of
CNG within the facility. Defueling would be nominal and would take place outdoors.
\ \vflWh IheWplan\pinnning& zoning comet \p &z 2013 \staff rcpons\pz -23- 131940 carboy rd(co_cng conversion facihly).docx
PZ -23 -13
Planning & Zoning Commission meeting January 23, 2014 Page 5
Staff is supportive of the Conditional Use to allow a compressed natural gas facility conversion facility. The
proposed use would not have a detrimental impact or affect the character of the surrounding neighborhood.
Operations would take place inside the building and the outdoor storage would be limited to empty gasoline tanks,
which would be screened, and parking of customer vehicles. The proposed use would be compatible with existing
uses in the area and be in compliance with the Village's Comprehensive Plan. Further, the existing utilities,
drainage, and access /egress would be maintained.
RECOMMENDATION
Staff finds that the Conditional Use request meets the standards as listed in the Zoning Code and that granting
such request would be in the best interest of the Village. Based on these findings, Staff recommends that the
Planning & Zoning Commission recommend approval of the following motion:
"To adopt staff findings in the staff report as the findings of the Planning and Zoning Commission and
recommend approval of
A. A Conditional Use to allow a compressed natural gas (CNG) conversion facility at the property located at
1900 -1980 Carboy Road, subject to the following conditions of approval:
1) Development of the site in general conformance with the site plan prepared by Designhaus, dated
December 26, 2013, but revised to provide a minimum of four (4) accessible parking spaces in
compliance with the Illinois Accessibility Code;
2) Development of the space in general conformance with the floor plan prepared by Designhaus, dated
December 26, 2013;
3) Submittal of fixture cut - sheets for exterior lights that comply with Village Code;
4) Modification of the tenant space in accordance with all applicable Village Code requirements, including,
but not limited to, fire code, lighting regulations, sign code regulations; and building regulations; and
5) Obtaining a building permit, in accordance with the current regulations and requirements of the Village of
Mount Prospect, within one (1) year from the date of adoption of the enabling ordinance by the Village
Board which authorized the development proposal. The development approvals granted herein, without
need for further action by any Village board, commission or official, shall become null and void if no
building permit is issued within the one (1) year requirement and improvements completed within a
period of eighteen (18) months."
The Village Board's decision is final.
I concur:
William J. ooney, AIC ,
Director of Community IDevelopment
\\vfl\vhlhcd$ \plmi \planning &zoning comm \p &z2013\staff reports \pz43 - 131940carboytd (eo_engeonversionfacihty).docx
Standards for Conditional Use Approval
When considering its recommendation regarding a proposed Conditional Use, the Planning & Zoning Commission is
guided by seven standards listed in Zoning Code Section 14.203.F.8. Those standards relate to the potential effects on
nearby properties. The standards for Conditional Use approval are:
1. That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger
the public health, safety, morals, comfort, or general welfare;
2. That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate
vicinity for the purposes already permitted, nor substantially diminish and impair property values within the
neighborhood in which it is to be located;
3. That the establishment of the conditional use will not impede the normal and orderly development and
improvement of the surrounding property for uses permitted in the district;
4. That adequate public utilities, access roads, drainage and /or necessary facilities have been or will be provided;
S. That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize
traffic congestion in the public streets;
6. That the proposed conditional use is not contrary to the objectives of the current Comprehensive Plan for the
Village; and
7. That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it
is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the
Planning & Zoning Commission.
Mount Prospect Department of Community Development Phone 847.818.5328
50 South Emerson Street, Mount Prospect Illinois Fax 847.818.5329
www.mountprospcct.org 9 TDD 847.392.6064
Exhibits A, B and C
World CNG, 1940 Carboy Drive
Mount Prospect, IL 60056
Exhibit A: Building Info:
World CNG proposes to occupy an existing demised tenant space within an existing single story
multi- tenant office /warehouse building The proposed tenant space is approximately 21,100 s.f.;
see drawings X1.0 and 1.1 ((we will reference a drawing attachment which is currently in
progress; it will include the necessary information).
Exhibit B: Proposed Use:
1. World CNG will be performing the following business in the space:
a. Sell and facilitate the conversion of automobiles and light duty trucks to
Compressed Natural Gas ( "CNG') powered vehicles.
b. Two options: All CNG or Bi -Fuel:
i. All CNG: This is done by adding removing and replacing existing gasoline
fuel system with CNG fuel system
ii. Bi -Fuel: The existing gasoline fuel system remains and a CNG fuel system
is added to the vehicle.
c. There will be no storage or dispensing of any type of fuel on site.
2. Hours of Operation: 6:00 to 5:00, Monday thru Friday.
3. Number of Full Time Employees:
a. Office: 3 Managers
b. Shop: 4 Technicians
4. Parking:
a. Employee Parking: Up to 7 spaces.
b. Company Vehicle Parking: Not applicable; see customer vehicles
c. Customer Vehicle Parking: This is parking for vehicles to be or already converted:
Up to 20 vehicles will on site including 8 inside. World CNG anticipates converting
3 cars a day on average. The vehicles are transported to the site via car carrier or
courier (professional driver).
5. Defueling Process:
a. Gasoline: As follows:
Gasoline tank removal and storage from dedicated
CNG fuel system conversions
Summary
During the course of installing a dedicated CNG fuel system on a vehicle,
World CNG may be required to remove, store and dispose of the gasoline tank
from the vehicle.
Scope
Due to the nature of a dedicated CNG conversion, at the request of the
customer, or by design of the CNG system, the gasoline tank may have to be
removed from the vehicle.
After removal from the vehicle, the gasoline tank would then be stored and
disposed of per NFPA, EPA and local building code requirements.
Removal gasoline tanks:
To ensure the safety- of World CNG employees, World CNG requires that the
following process is followed for removing the gasoline tank from a vehicle:
Exhibits A, B and C: Page 1 of 6
Exhibits A, B and C
World CNG, 1940 Carboy Drive
Mount Prospect, IL 60056
• Gasoline is removed from the vehicle using an approved manual pumping
system, prior to being driven into the manufacturing facility. Note: a minimal
amountofgasoline will remain in the tank- to allow the vehicle to be driven into
the manufacturing site.
o Gasoline emptied from the vehicle is stored in a UL approved, hazardous
fluids container purposed for gasoline.
• Once the vehicle is in position within the manufacturing facility, the
vehicle's battery is disconnected and the vehicle is grounded.
• The fuel tank is removed following manufacturer's guidelines.
Storage of used gasoline tanks:
To ensure proper safe storage of used fuel tanks, World CNG follows NFPA,
IFC and local authority guidelines for used gasoline tank storage.
• Tanks are stored outside of the manufacturing building, in a secure,
marked and signed area under lock and key.
Disposal of used gasoline tanks:
Used tanks that have been removed from vehicles are disposed of through
approved hazardous material haulers.
CNG: As follows:
DefuelinLF CNG Vehicles
Summary
During the course of operations with CNG vehicles, World CNG will need to
de -fuel the tank on a vehicle. Cylinder de- fueling is only required when it is
necessary to remove the cylinder from service or to replace components in the
system.
Scope
There are two types of de- fueling, scheduled and emergency.
Scheduled de- fueling is when we plan to do maintenance to a system and
remove the fuel from one or more cylinders. This could occur if and when a
component is believed to be faulty, after the system is pressurized and a minor
leak is detected, or when a visual check of the system displays some anomaly
and the technician believes it to a prudent step to investigate further. Under
these conditions de- fueling is performed using the approved design on the
exterior of the building.
Emergency de- fueling is when a major problem exists that requires immediate
removal of pressure from the cylinders for safety reasons. This could occur
when a ruptured component appears to be on the brink of failure, when .....
Under these conditions again, de- fueling is performed using the approved
design on the exterior of the building.
De- fueling Design
Following the NFPA52 guidelines, World CNG has installed and had approved
De- fueling stack pipes secured to the buildings we operate in Kent,
Washington, Las Vegas, Nevada, and until recently in Chicago, Illinois on
Grenshaw Street in the south loop area next to the Fire Station.
Exhibits A, B and C: Page 2 of 6
Exhibits A, B and C
World CNG, 1940 Carboy Drive
Mount Prospect, IL 60056
Briefly stated, the design incorporates a valve attached to a vent pipe that
exceeds a specified amount of clearance from the rooftops of those buildings.
Additionally a grounding rod is installed at a specified depth. These two
components are combined for safe de- fueling. See diagram below.
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Reference Information
1.) For Defueling a cylinder, the following NFPA 52 guidelines must be met
and combined with the process provided by the cylinder manufacturer.
6.14 Discharge from Vehicle Containers.
6.14.1 The venting or depressurization of a CNG container
shall be performed only by trained personnel using written procedures.
6.14.1.1 The gas to be removed from the container shall be
discharged into a closed transfer system or shall be vented by
an approved method of atmospheric venting.
6.14.1.2 A valve shall be used to control the discharge of gas
from high - pressure systems to a venting system.
6.14.2 Personnel perforining container depressurization
shall do the following:
(1) Use grounding to prevent static electrical charge buildup.
(2) Limit the rate of gas release from plastic -lined containers
to a value not greater than that specified by the container
manufacturer.
(3) Restrain containers during depressurization to prevent
container movement.
6.14.3 Direct gas venting shall be done through a vent tube
that diverts the gas flow to atmosphere.
6.143.1 The vent tube shall have a gastight connection to
the container prior to venting, and all components shall be
grounded.
6.14.3.2 The vent tube shall be constructed of Schedule 80
pipe of at least 2 in. (51 mm) diameter.
Exhibits A, B and C: Page 3 of 6
Exhibits A, B and C
World CNG, 1940 Carboy Drive
Mount Prospect, IL 60056
6.14.3.3 The vent tube shall not be provided with any feature
that limits or obstructs gas flow.
c. Location: Exterior
d. Technology based on NFPA, CGI, and ICC.IFC Codes and requirements, utilizing UL
listed Components.
6. Gasoline tank removal and storage process:
a. See Item 5.a above and note the following points:
b. Gasoline Tanks are removed from vehicle based on customer request or CNG
system requirements.
c. Drained via a manual process following manufacturer's fuel removal procedures
and NFPA guidelines
d. Stored: Up to 4 or 5 empty tanks will be stored outside in a secure fenced in
enclosure. Fencing shall be compliant with Village Code.
e. Disposal of used tanks is completed by external contractors /certified salvage
companies.
7. Vehicle conversion process:
a. Prep: remove tank as noted previous
b. Install parts
c. Tank to tank CNG transfer as follows:
Tank to Tank transfer between CNG Vehicles
Summary
During the course of operations with CNG vehicles, World CNG will need to fuel
the CNG cylinder on a newly converted vehicle to test initial operation of the
CNG fuel system.
Scone
In the CNG fuel system market, tank to tank CNG fuel transfer is used for two
primary reasons, CNG fueling and de- pressurization of cylinders.
At World CNG, our primary use of tank to tank CNG transfer is for fueling
vehicles. Please refer to the defueling summary for information on CNG cylinder
defuelnlg. Tank to tank transfers are performed by World CNG trained technicians
and the process typically takes place within the conversion facility.
The tank to tank fuel transfer process is a pressure equalization process between
CNG cylinders. The process does not use electrical or electro- mechanical systems
(pumps) to transfer CNG between cylinders.
Tank to Tank Transfer system design
World CNG utilizes a tank to tank transfer system that is comprised of CNG rated,
NFPA approved and UL listed fuel dispensing components.
Specifically the system is comprised of the following components (see attached
photo for a visual reference):
• A shielded, fixed CNG cylinder mounted on a light duty, bi -fuel truck
(per NFPA 52 guidelines), which utilizes the CNG in vehicle operation.
Exhibits A, B and C: Page 4 of 6
Exhibits A, B and C
World CNG, 1940 Carboy Drive
Mount Prospect, IL 60056
• A UL listed and industry approved CNG fuel dispensing nozzle, with
integral PRD (Pressure relief devise) return line.
• An 8' UL listed CNG fuel transfer hose.
A CNG certified 1 /4 turn valve.
318" CNG rated stainless steel hard piping
8 Gauge industrial grade clamp cable for grounding
CNG Fueling Hose:
Reference Information
• NFPA 52 — Vehicular Fuel Systems Code — National Fire
Protection Association
• Compressed Natural Gas (CNG) Cylinders: Tips for General Visual
Inspection and Care, GRI- 96/0426, (Report & Poster), Gas Technology
Institute, 1700 South Mount Prospect Road, Des Plaines, IL 60018 -1804,
847 - 768 -0500,
• CGA C -6.4 - Methods for External Visual Inspection of Natural
Gas Vehicle and Hydrogen Vehicle Fuel Containers and Their Installations
- Compressed Gas Association, 14501 George Carter Way, Suite 103,
Chantilly, VA 20151, 703 - 788 -2700, www.cganet.com.
d. Test drive outside.
Exhibits A, B and C: Page 5 of 6
Exhibits A, B and C
World CNG, 1940 Carboy Drive
Mount Prospect, IL 60056
Other info: CNG industry in general is "new" to the United States but has been in use for
over 20 years in Europe and has been a very safe process. The proposed tenant will meet
all required Codes and Standards which will ensure a safe environment for the occupants
of the site.
Exhibit C: Standards for Conditional Use Approval (page 9
of Application Packet):
1. The proposed use will not be detrimental to, or endanger the public health, safety,
morals, comfort, or general welfare: World CNG operates to the highest Industry
Standards as well as Building and Fire Codes. The operations conducted are performed by
employees trained and accredited in the latest requirements for the safe and proper
performance of their work. Further, there is no storage or dispensing of CNG within the
facility. Defueling will occur outside to the latest Codes and Standards. The amounts of
CNG to be defueled is nominal and will rapidly and safely disperse into the atmosphere
so as not to pose any odors, fire hazards or explosion potential.
2. The proposed use will not be injurious to the uses and enjoyments of the other
property in the immediate vicinity for the purposes already permitted, nor substantially
diminish and impair property values within the neighborhood in which it is to be located:
The proposed use to convert vehicles will occur indoors and not inhibit the neighbor's
use of their existing facilities. Staging of vehicles for service will not displace parking. The
storage of empty gas tanks will be in a secured solid fenced area.
3. That the establishment of the conditional use will not impede the normal and orderly
development and improvement of the surrounding property for uses permitted in the
district: The operations of World CNG would not prevent other businesses typical of this
type of Industrial District to be located in the district.
4. That adequate public utilities, access roads, drainage and /or necessary facilities have
been or will be provided: The subject site is an established building with the necessary
support facilities for a business of this type including water, electricity, sewer, parking,
fire access, etc...
5. That adequate measures have been or will be taken to provide ingress and egress so
designed as to minimize traffic congestion in the public streets: The existing facility has
established access drives and drive aisles. The proposed use is completely off - street and
will be supported by the existing site. Volume of cars serviced per day is expected to be 3
vehicles maximum per day; this will not diminish the other tenant's use of the site.
6. That the proposed conditional us in not contrary to the objectives of the current
Comprehensive Plan for the Village: The proposed use is listed as a Conditional Use for
the Zoning District, as such the process of Conditional Use approval shall ensure
compliance with objectives of the Comprehensive Plan for the Village.
7. That the conditional use shall, in all other respects, conform to the applicable regulations
of the district in which it is located, except as such regulations may, in each instance, be
modified pursuant to the recommendations of the Planning and Zoning Commission.
World CNG shall comply with all Codes, Regulations and necessary Conditional Use
stipulations as required to operate a legal business at the subject site.
End of exhibits A, B and C.
Exhibits A, B and C: Page 6 of 6
d esignhaushc. ��
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January 28, 2014
Fire Marshal Bryan Loomis
c/o Village of Mount Prospect
50 S. Emerson St.
Mt. Prospect, IL 60056
Via email: BLoomis @mountprospect.org
Re: Conditional Use /Fire Code Comments
World CNG, 1940 Carboy Road, Mount Prospect, IL 60056
Dhi project # 13.167
Dear Fire Marshal Loomis,
Per the request of the Village of Mount Prospect this correspondence is to address the three
fire related comments for the proposed Conditional Use at the above referenced address. The
following information has been collated from our Client World CNG as well as Code research
performed by this office and ET Environmental, our Consulting CNG Engineer. I have included
updated plans X1.0 and 1.1 dated 01.28.14, Revision 3.
Fuelin Tank to Tank transfer between CNG Vehicles
Summary
During the course of operations with CNG vehicles, World CNG will need to fuel the CNG
cylinder on a newly converted vehicle to test initial operation of the CNG fuel system. This is
facilitated by a Tank to Tank transfer of CNG from a supply vehicle to the empty CNG cylinder: A
Ford F150 Light Duty Pick -Up Truck equipped with a CNG Fuel System will come on site to
perform the Tank to Tank Transfer. There will not be any permanent CNG fueling systems or
tanks on site: either inside or outside.
Scope
In the CNG fuel system market, tank to tank CNG fuel transfer is used for two primary reasons,
CNG fueling and de- pressurization of cylinders.
At World CNG, the primary use of tank to tank CNG transfer is for fueling vehicles. Please refer
to the defueling summary for information on CNG cylinder defueling. Tank to tank transfers are
performed by World CNG trained technicians and the process typically takes place within the
conversion facility.
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The tank to tank fuel transfer process is a pressure equalization process between CNG
cylinders. The process does not use electrical or electro- mechanical systems (pumps) to
transfer CNG between cylinders.
World CNG Garage Activities:
• CNG fuel system installation
• CNG fuel system warranty maintenance
• Bi -Fuel (non- dedicated) CNG fuel system installation. (Gasoline /CNG)
• Inspections of CNG fuel systems for State Compliance
Garage Code requirements:
Typical Maintenance Garage Requirements for Gasoline vehicles:
• 2012 IBC
I XIJVAHVAH
• 2011 NEC
• 2012 1 FC
o 2012 NFPA 30A
CNG Vehicle Maintenance Garage code compliance:
Proposed compliance as a "Major Repair Garage" as defined by NFPA 30A
• 2012 1 BC
• 2012 IMC
• 2011 NEC
• 2012 IFC
o 2012 NFPA 30A
o 2010 NFPA 52
CNG vehicle maintenance can be generally classified into five major points that are in addition
to the typical liquid fueled vehicle maintenance garage:
1. Ventilation (at a rate of 5 ACH, continuous or triggered by gas detection)
2. Gas Detection system. Not required for CNG vehicle maintenance but commonly
used to control the ventilation
3. CNG safe heating and sources of ignition. Surface temperatures of greater than
750 degrees F and open flames are not allowed in areas subject to ignitable
concentrations of gas.
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4. Electrical — all electrical within 18" of the ceiling shall be rated for a Class 1 Div 2
environment
5. Area separation. All adjacent areas that are not CNG garage compliancy shall be
separated from the garage such that hazardous vapors can't migrate to those
areas.
A detailed summary of CNG maintenance garage requirements can be found at:
http:// www. stateenergvoffice .wi.gov /docview.asp ?docid= 24889 &locid =160
Accessory Activities - Fuel Transfer (vehicle to vehicle)
Discussion:
Initial fueling of the CNG vehicles is proposed by the use of a vehicle to vehicle transfer; it is
important to note there is no permanent on -site fueling equipment. IFC Codes address
permanent fixed equipment for dispensing. In general terms, a CNG fueled vehicle will be
connected to a CNG vehicle with an empty tank. CNG will flow into the empty cylinder via
pressure equalization. The proposed vehicle that will be used as the source of the CNG is a Ford
F150 Light Duty Pick -Up Truck with a CNG cylinder of less than 25 gasoline gallon equivalent
capacity (GGE). The source vehicle cylinder is equipped a valve separate from its fuel
receptacle to be used to facility CNG transfer to the CNG fuel port in the receiving vehicle.
The vehicle to vehicle fuel transfer represents a hazard that is similar to that of a "Major Repair
Garage ". Specifically, the potential hazard is the unlikely event of an uncontrolled release of
the entire CNG cylinder contents into the shop. To date this has not occurred in any World CNG
facilities. Code compliant garages for the major repairs of CNG vehicles are designed to mitigate
the same hazard.
If the vehicle to vehicle fuel transfer is considered accessory to the maintenance operations in
the garage, it would be reasonable to allow the fuel transfer to take place inside the garage.
Should a leak occur during fuel transfer, the building systems will be designed to purge the
garage air until the hazard is removed. If on the other hand, the vehicle to vehicle fuel transfer
is considered "Fueling" by the AHJ and code provisions for indoor fueling are enforced, the code
required revisions to the building would be cost prohibitive.
Existing building and fire codes have addressed the subject of Indoor and Outdoor CNG fueling.
However, the codes do not directly address the transfer of CNG between vehicles inside a
building. It will ultimately be the decision of the AHJ to assess the hazards and determine the
methods of compliance. If fuel transfers are done outdoors, safeguards similar to those used
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for fuel dispensing will be incorporated such as separation from the property lines and sources
of ignition as outlined in IFC and NFPA.
Tank to Tank Transfer system design
World CNG utilizes a tank to tank transfer system that is comprised of CNG rated, NFPA
approved and UL listed fuel dispensing components.
Specifically the system is comprised of the following components (see attached photo for a
visual reference):
• A shielded, fixed CNG cylinder mounted on a light duty, bi -fuel truck (per NFPA 52
guidelines), which utilizes the CNG in vehicle operation.
• A UL listed and industry approved CNG fuel dispensing nozzle, with integral PRD
(Pressure relief devise) return line.
• An 8' UL listed CNG fuel transfer hose.
• A CNG certified % turn valve.
• 3/8" CNG rated stainless steel hard piping
• 8 Gauge industrial grade clamp cable for grounding
• Nozzle utilized is ANSI NGV1 Standard. Per NGV1 Standard the vent valve operating
mechanism is integral to the nozzle. The nozzle will not dispense gas until securely
engaged onto an appropriate receptacle. When fueling is complete, a single lever vents
the gas between receptacle check valve and nozzle inlet which assures gas transfer is
complete at which time safe disconnection of the nozzle from the receptacle is enabled.
Li
CNG FUELING HOSE
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Fuel Transfer (Truck -to- Truck)
Prepare vehicles for fuel transfer. Block the wheels on both vehicles. Shut off engines on both
vehicles. Turn off battery disconnect switches on both vehicles.
• Hook up the CNG fuel transfer hose to first vehicle (higher pressure vehicle) with quick
connect fitting.
• Attach transfer hose to the fuel connection on second vehicle using quick connect
fitting.
• Turn valve "de- fuel" position on first vehicle (higher pressure vehicle).
• Adjust this flow to a steady flow rate. Too fast a rate the system may freeze up.
• When the gas stops flowing, verify the gas pressure by looking at the high pressure
gauges of both vehicles. Both CNG tank pressure gauges should equalize.
• Turn the valve first vehicle back to normal position and discount the hose from the fuel
connection on both vehicles.
Reference Information
• NFPA 52 — Vehicular Fuel Systems Code — National Fire Protection Association
• Compressed Natural Gas (CNG) Cylinders: Tips for General Visual Inspection and Care, GRI-
96/0426, (Report & Poster), Gas Technology Institute, 1700 South Mount Prospect Road,
Des Plaines, IL 60018 -1804, 847 - 768 -0500,
• CGA C -6.4 - Methods for External Visual Inspection of Natural Gas Vehicle and Hydrogen
Vehicle Fuel Containers and Their Installations - Compressed Gas Association, 14501 George
Carter Way, Suite 103, Chantilly, VA 20151, 703 - 788 -2700, www.cganet.com
Defueling CNG Vehicles
Summary
During the course of operations with CNG vehicles, World CNG will need to de -fuel the tank on
a vehicle. Cylinder de- fueling is only required when it is necessary to remove the cylinder from
service or to replace components in the system.
Scope
There are two types of de- fueling, scheduled and emergency.
Scheduled de- fueling is when we plan to do maintenance to a system and remove the fuel from
one or more cylinders. This could occur if and when a component is believed to be faulty, after
the system is pressurized and a minor leak is detected, or when a visual check of the system
displays some anomaly and the technician believes it to a prudent step to investigate further.
Under these conditions de- fueling is performed using the approved design on the exterior of
the building.
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Emergency de- fueling is when a major problem exists that requires immediate removal of
pressure from the cylinders for safety reasons. This could occur when a ruptured component
appears to be on the brink of failure, when .....
Under these conditions again, de- fueling is performed using the approved design on the
exterior of the building.
De- fueling Design
Following IBC, IFC and NFPA52, World CNG will install an approved De- fueling facility at the NW
corner of the site.
NFPA 52 6.14 regulate discharge of CNG from vehicles and requirements include the following:
• Valve must be used to control the discharge of gas from high - pressure vessel
• Grounding must be provided
• Rate of gas release shall be per tank manufacturer's recommendation
• Container must be restrained during depressurization
International Fire Code (IFC) 2012 Section 2308.8 outlines similar requirements as NFPA 52
6.14 with some more specifics including the following:
• Drawing must be provided for the AHJ review and approval
• Stability — container must be supported at not less than two points and shall prevent
horizontal and literal movement of the vessel.
• Venting Separation per Table 2308.8.1.2.3 which specifies 25 feet to most site features
(buildings and vehicles) and 15 feet from lot lines.
• Grounding and bonding — appurtenance supporting the cylinder must be grounded,
cylinder valve shall be bonded.
• Vent tube, constructed of pipe or tubing approved for use with CNG in accordance
with IBC Chapter 53 and must extend at least ten feet above grade and not provided
with rain cap or other feature which would limit or obstruct the gas flow. And at the
connection a listed bidirectional detonation flame arrester shall be provided.
• Ignition sources shall be controlled per IFC Chapter 53.
• NO SMOKING and CYLINDER MUST BE BONDED signs shall be provided.
Briefly stated, the design incorporates a valve attached to a vent pipe that is a minimum of 10
tall, 15' from property lines and 25' from adjacent buildings. Additionally a grounding rod is
installed at a specified depth. These components are combined for safe de- fueling. See
diagram below.
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Conclusion:
Figure 5-1. General atmospheric venting equipment
In general World CNG's strategy for vehicle defueling is in accordance with industry standard
and code requirements. When construction and permit drawings are prepared for the
mechanical and electrical improvements, we would recommend incorporating the following
specifics for further clarification:
• Tank support — Typically tank is supported by vehicle parked with brake engaged and
wheels chocked. To ensure that code mandated separations are followed, a defueling
parking location should be designated with striping and signage.
• Separation requirements outlined in IFC 2308.8.1.2.3 are applicable as noted
previously
• In line detonation flame arrester — typically the detonation flame arrestor is part of
the on- board vehicle defueling connection port. World CNG to provide
confirmation.
• Grounding: the vehicle and cylinder valve are grounded prior to discharge using an
"alligator clip" providing connection from the vehicle to the grounding rod.
• Signage — provide warning and information signage at defueling location per IFC
2308.8.1.2.6.
Reference Information
1.) For defueling a cylinder, the following NFPA 52 guidelines must be met and combined with
the process provided by the cylinder manufacturer:
6.14 Discharge from Vehicle Containers.
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6.14.1 The venting or depressurization of a CNG container shall be performed only by
trained personnel using written procedures.
6.14.1.1 The gas to be removed from the container shall be discharged into a closed
transfer system or shall be vented by an approved method of atmospheric venting.
6.14.1.2 A valve shall be used to control the discharge of gas from high - pressure systems
to a venting system.
6.14.2 Personnel performing container depressurization shall do the following:
• Use grounding to prevent static electrical charge buildup.
• Limit the rate of gas release from plastic -lined containers to a value not greater
than that specified by the container manufacturer.
• Restrain containers during depressurization to prevent container movement.
6.14.3 Direct gas venting shall be done through a vent tube that diverts the gas flow to
atmosphere.
6.14.3.1 The vent tube shall have a gastight connection to the container prior to venting,
and all components shall be grounded.
6.14.3.2 The vent tube shall be constructed of Schedule 80 pipe of at least 2 in. (51 mm)
diameter.
6.14.3.3 The vent tube shall not be provided with any feature that limits or obstructs gas
flow.
Gasoline tank removal and storage from CNG fuel system conversions
Summary
During the course of installing a dedicated CNG fuel system on a vehicle, World CNG may be
required to remove, store and dispose of the gasoline tank from the vehicle.
Scope
Due to the nature of a dedicated CNG conversion, at the request of the customer, or by the
design of the CNG system, the gasoline tank may have to be removed from the vehicle. After
removal from the vehicle, the gasoline tank would then be stored and disposed of per Local
Zoning, IBC, IFC, NFPA, EPA and local building code requirements.
Removal of gasoline tanks:
To ensure the safety of World CNG employees, World CNG requires that the following process
is followed for removing the gasoline tank from a vehicle:
• Gasoline is removed from the vehicle using an approved manual pumping system, prior
to being driven into the manufacturing facility. Note: a minimal amount of gasoline will
remain in the tank to allow the vehicle to be driven into the manufacturing site.
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o Gasoline emptied from the vehicle is stored in a UL approved, hazardous fluids
container purposed for gasoline.
• Once the vehicle is in position within the manufacturing facility, the vehicle's battery is
disconnected and the vehicle is grounded.
• The fuel tank is removed following manufacturer's guidelines.
Storage of used gasoline tanks:
To ensure proper safe storage of used fuel tanks, World CNG follows NFPA, IFC and local
authority guidelines for used gasoline tank storage.
• Tanks are stored outside of the manufacturing building, in a secure, marked and signed
area under lock and key.
• No Smoking Signage
• Remote from ignition sources
Disposal of used gasoline tanks:
Used tanks that have been removed from vehicles are disposed of through approved hazardous
material haulers.
Reference Information:
• IBC, IFC and NFPA.
In conclusion, World CNG shall install all systems to Code as approved by AHJ. Please contact
me should you have any additional questions or comments.
Sincerely,
Michael W. Hartel, AIA, ALA, LEED AP
President
designhaus, inc.
cc: Ms. Consuelo Andrade, Village of Mount Prospect
Mr. Roger Buttacavoli, World CNG
Mr. Steve Arnold and Mr. Jeff Lamoureux, ET Environmental
encl.
p: 847.593.5010 f: 847.593.5012 www.dhausarch.com
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ORDINANCE NO.
AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT
FOR PROPERTY LOCATED AT 1900-1980 CARBOY ROAD
MOUNT PROSPECT, ILLINOIS
WHEREAS, Designhaus, Inc. (“Petitioner”) has filed a petition for a Conditional Use permit with respect
to property located at 1900-1980 Carboy Road, (“Property”) and legally described as follows:
LOT 1 IN DENNES’ RESUBDIVISION OF ALL OF LOTS 11, 12 AND 16 AND PART
OF LOT 13 IN ELMHURST ALGONQUIN INDUSTRIAL PARK, UNIT NO. 2, BEING
A SUBDIVISION IN THE SOUTHEAST ¼ OF SECTION 23, TOWNSHIP 41
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK
COUNTY, ILLINOIS.
Property Index Number: 08-23-401-039-0000; and
WHEREAS, the Petitioner seeks a Conditional Use permit to allow a compressed natural gas (CNG)
conversion facility for the space known as 1940 Carboy Road; and
WHEREAS, a Public Hearing was held on the request for a Conditional Use permit being the subject
rd
of PZ-23-13 before the Planning and Zoning Commission of the Village of Mount Prospect on the 23
day of January, 2014, pursuant to proper legal notice having been published in the Mount Prospect
th
Journal & Topics on the 8 day of January, 2014; 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-23-13; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given
consideration to the request herein and have determined that the same meets the standards of the
Village and that the granting of the proposed Conditional Use permit would be in the best interest of
the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF
THEIR HOME RULE POWERS:
SECTION ONE: The recitals set forth are incorporated as findings of fact by the President and Board
of Trustees of the Village of Mount Prospect.
SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect do hereby
grant a Conditional Use permit, to allow a compressed natural gas (CNG) conversion facility at 1940
Carboy Road, as shown on the Site Plan dated January 28, 2014, a copy of which is attached and
made a part of this Ordinance as Exhibit “A.”
SECTION THREE: Approval of the Conditional Use permit is subject to complying with the following
conditions:
1. Development of the site in general conformance with the site plan prepared by
Designhaus, dated January 28, 2014 (attached as Exhibit “A”), but revised to
provide a minimum of four (4) accessible parking spaces in compliance with the
Illinois Accessibility Code; and
Page 2/2
PZ- 23-13, 1900-1980 Carboy Road
2. Development of the space in general conformance with the floor plan prepared by
Designhaus, dated January 28, 2014 (attached as Exhibit “B”); and
3. Submittal of fixture cut-sheets for exterior lights that comply with Village Code; and
4. Modification of the tenant space in accordance with all applicable Village Code
requirements, including, but not limited to, fire code, lighting regulations, sign code
regulations and building regulations; and
5. Obtaining a building permit, in accordance with the current regulations and
requirements of the Village of Mount Prospect, within one (1) year from the date of
adoption of the enabling ordinance by the Village Board which authorized the
development proposal. The development approvals granted herein, without need
for further action by any Village board, commission or official, shall become null and
void if no building permit is issued within the one (1) year requirement and
improvements completed within a period of eighteen (18) months.
SECTION FOUR: The Village Clerk is hereby authorized and directed to record a certified copy of this
Ordinance with the Recorder of Deeds of Cook County.
SECTION FIVE: This Ordinance shall be in full force and effect from and after its passage, approval
and publication in pamphlet form in the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this day of February, 2014.
____________________________________
Arlene A. Juracek
Mayor
ATTEST:
______________________________
M. Lisa Angell
Village Clerk
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Village of Mount Prospect
Community Development Department
MEMORANDUM
TO: MICHAEL E. JANONIS, VILLAGE MANAGER
FROM: DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: JANUARY 28, 2014
SUBJECT: LICENSE AGREEMENT — CHASE BANK
Attached to this memorandum is a License Agreement (Agreement) between the Village of Mount
Prospect and the owner of the Chase Bank office building at 111 E. Busse Avenue (111 Mount
Prospect LLC). The Agreement is valid for 10 years (with renewable options) and provides the Village
with the rights to utilize the Chase parking lot for up to 6 public festivals annually and for public parking
during off hours. In return, the Village will provide the building owner with a $50,000 fagade grant to
make major repairs to the building and resurface the parking lot.
The Agreement formalizes a long standing "hand shake" relationship regarding the use of the parking
lot for special events. It also expands the number of possible events to six annually and opens up the
Chase parking lot to the public during off hours (after 5 PM on weekdays and all day during weekends).
In return, the Village will provide a $50,000 fagade grant that will offset the costs to clean the building's
fagade, address ADA compliance issues, upgrade the landscaping, resurface the parking lot and
replace internal sidewalks. The total projected cost of these upgrades is approximately $150,000. A
budget amendment to the TIF account (022.40.01.00.1.000.530.006 — Other Professional Services,
page 326 of the Budget) will be necessary to fund this request.
Please forward this memorandum to the Village Board for their review and consideration at their
meeting on February 4` ". Staff will be present at that meeting to further discuss this matter.
William J. do Jr.
LICENSE AGREEMENT
BETWEEN AND THE VILLAGE OF MOUNT PROSPECT
FOR THE VILLAGE'S USE OF THE PARKING LOT
FOR PUBLIC FUNCTIONS AND PARKING DURING NON- BUSINESS HOURS
THIS LICENSE AGREEMENT (hereinafter the "Agreement ") is made and entered into
by and between , a (hereinafter "Licensor ") and the Village of
Mount Prospect, an Illinois home rule municipal corporation (hereinafter "Licensee ") (Licensor
and Licensee sometimes referred to as "Party" or "Parties ")
WITNESSETH:
WHEREAS, the Licensor owns certain property, which is located at 111 E. Busse Road,
Mount Prospect, Illinois (hereinafter the "Property "); and
WHEREAS, Licensee has requested permission to utilize the parking lot on the Property,
which lot is located at the southeast corner of Busse Road and Emerson Street, for purposes of
public functions and public parking after Licensor's business hours; and
WHEREAS, the Licensor finds that it is reasonable, necessary and desirable to grant
Licensee a license for such purposes, subject to the terms and conditions set forth herein.
NOW, THEREFORE, in consideration of the promises, terms and conditions set forth
herein, the Parties agree as follows:
1. Recitals Incorporated. The recitals set forth above are incorporated herein and made a
part of this Agreement.
2. License The Licensor hereby grants Licensee a license (hereinafter the "License ") to
utilize the parking lot and certain adjacent areas of the Property, as depicted in Exhibit A and
legally described in Exhibit B, said Exhibits being attached hereto and made a part hereof (said
parcel hereinafter referred to as the "License Area ") for the purpose of public functions and
public parking. Unless prior written permission is obtained from the Licensor, the License Area
3094131
shall not be used for any other purpose.
3. Definitions.
a. "Business Hours" means the normal hours of Licensor's operations, which are
7:00 a.m. to 5:00 p.m., Monday through Friday, unless otherwise agreed in writing by the
Parties.
b. "Non- Business Hours" means the hours of any day that are not within the
Business Hours.
C. "Public Function" means any event, authorized by the Licensee to take place on
the License Area, and to which the Public are invited to attend, e.g., festivals, farmers
markets, etc.
d. "The Public" means persons, other than Licensor, its officers, agents or
employees, in their capacity as such, who are invited by Licensee to attend a Public
Function or to utilize Public Parking in the License Area.
e. "Public Parking" means the parking of vehicles in the License Area at the
invitation of Licensee to promote patronage of stores and restaurants in the downtown
area.
4. Conditions for U se. Licensee's use of the License Area, shall be subject to the following:
a. Public Functions.
(1) Licensee may schedule Public Functions on the License Area during Non-
Business Hours, not to exceed six (6) such Functions in any calendar year.
Licensee shall give Licensor not less than ten (10) days prior written notice of
any Public Functions that are to be held on the License Area. Licensor shall
have five (5) days to object in writing to Licensor in the event that it
reasonably deems that such Function may interfere with its business
operations, in which case the Parties shall mutually determine how the Public
Function may be conducted without such interference. Licensor's failure to so
object will be considered approval.
(2) Licensee may permit other entities, such as, the Chamber of Commerce,
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Downtown Merchants Associations, etc., to conduct the Public Functions
under Licensee's supervision, in which case Licensee's obligations under the
Agreement shall remain with Licensee.
b. Parkin Licensee may authorize, by proper signage or otherwise, Public Parking
on the License Area during Non - Business Hours.
C. Unauthorized Vehicles Licensor will be responsible to post signs in the License
Area, in accordance with Section 4 -203 of the Illinois Vehicle Code, 625 ILCS 5/4 -203,
to give notice that unauthorized vehicles will be towed at owner's expense. Unauthorized
vehicles that remain on the License Area from and after a Public Function or after the
time for which Public Parking is permitted will be reported by Licensor to the Licensee,
which will use reasonable efforts to have such vehicle removed voluntarily within
twenty -four (24) hours of the end of the Public Function. If unsuccessful, Licensee shall
authorize the relocation of the vehicle by the commercial vehicle locator engaged by
Licensor. Otherwise, Licensor is responsible for the towing of all unauthorized vehicles
on the License Area. Licensee is responsible for any and all costs associated in any way
with the relocation of unauthorized vehicles resulting from a Public Function or Public
Parking.
d. Damage and Repairs
(1) Except as the Parties may otherwise agree in writing, Licensee shall promptly
repair any damage to the License Area resulting, directly or indirectly, from
Licensee's use of the License Area. All repairs shall be subject to the reasonable
approval of the Licensor. In the event Licensee fails to properly repair any such
damage within seven (7) days of the effective date of written notice from the
3094131 3
Licensor demanding the repair, the Licensee shall have the right to take such
action as it deems necessary to repair the damage, which shall include the
authority to engage the services of an independent contractor and to bill the
Licensee for its cost for such repair.
(2) Except as provided in subsection (1) above, Licensor shall be responsible to
maintain the License Area and keep it in good repair when not in use by Licensee,
including paving and striping, landscape maintenance, trash and snow removal,
general maintenance, insurance and other charges imposed by law or against the
Property, including real estate taxes.
e. Trash Licensee is responsible, at is sole cost and expense, for the removal of all
trash and debris resulting from a Public Function or Public Parking. Licensor is
responsible, at is sole cost and expense, for the removal of all trash and debris not
resulting from a Public Function or Public Parking.
f. License fee Licensee shall not pay any fee for the License, other than its sharing
of the costs of Improvements, as described below.
5. Licensee Authority Licensor hereby agrees to and with Licensee that the officers, agents
or employees of the Licensee, whenever elected, appointed or hired (collectively "Licensee's
Agents "), and the Public may, when necessary and convenient to do so, go in, on, upon, over,
through, and across the License Area, including to park vehicles in the Area, all in accordance
with the terms of this Agreement; and Licensee's Agents may do and perform any and all acts
necessary or convenient to carry into effect the purposes for which this Agreement is made; and
that the Licensor shall not disturb, molest, injure or in any manner interfere with such purposes.
6. Term The term of the License granted shall be ten (10) years and shall commence upon
3094131 4
the execution of this Agreement. Said term shall automatically renew for one (1) year periods
under the same terms and conditions as set forth herein, unless terminated as provided herein.
Either Party may terminate this Agreement 1) upon prior written notice to the other for any
material breach of the terms of this Agreement after failure to cure or remedy as provided in
paragraph 13; or 2) upon written notice to the other, not less than thirty (30) days prior to the end
of any term, of its intent not to renew for any reason.
7. Improvements In consideration for the granting of this License, Licensee agrees to share
in certain costs for improvements to the License Area as identified on Exhibit C or as otherwise
mutually agreed in writing.
The estimated cost for the Improvements is $150,000. Licensee agrees to share in those costs by
reimbursing Licensor an amount not to exceed $50,000. Licensee's reimbursement shall be paid
not later than 30 calendar days after Licensor submits completed invoices to Licensee's
representative. In the event that the Agreement is terminated by either or both Parties for
material breach prior to the completion of the Improvements, Licensee shall not be responsible
for its share of any such costs for Improvements that are not complete upon the date of
termination. All Improvements shall be performed in compliance with applicable federal and
state laws, rules and regulations, and Cook County and Village Ordinances. Licensor shall be
responsible for obtaining, at its cost, any necessary permits or licenses.
8. Cooperation The Parties agree to work in good faith to mutually resolve any problems
occurring or arising out of the performance of this Agreement and to do all things reasonably
necessary or appropriate to carry out the terms, provisions and objectives of this Agreement.
9. Insurance.
(a) Each Party shall insure its respective interests under this Agreement in
309413 1 1 5
commercially reasonable amounts, as defined below, at all times and shall provide the
other with a certificate of insurance of continuous coverage thereof naming the other as
an additional named insured as its interests may appear and providing that no cancellation
or modification of the policy or policies shall occur without at least 30 days' prior written
notice to the other Party. Each Party shall waive its insurance carriers' rights of
subrogation against the other in the case of all risks for which the carrier otherwise would
have such rights. The Licensee may self - insure all or any portion of these requirements.
(b) Commercially Reasonable Amounts shall include, at a minimum, the following
coverage:
(1) Workers' compensation insurance with limits as required by state law. The
employer's liability coverage under the workers' compensation policy shall have
limits of not less than $500,000 each accident/injury; $500,000 each
employee /disease; $500,000 policy limit.
(2) Commercial general liability insurance protecting Licensee /Licensor against any
and all public liability claims which may arise in the course of this Agreement. The
limits of liability shall be not less than $1,000,000 each occurrence for bodily
injury /property damage with a combined single limit and $2,000,000 aggregate for
bodily injury /property damage with a combined single limit. The policy of
commercial general liability insurance shall include contractual liability coverage and
an endorsement naming the other Party as an additional insured.
(3) Commercial automobile liability insurance covering the Parties' owned, non-
owned and leased vehicles which protects against automobile liability claims whether
on or off the Licensor's premises with coverage limits of not less than $1,000,000
3094131 6
each accident for bodily injury /property damage with a combined single limit.
(4) Umbrella or Excess liability insurance with limits of not less than $1,000,000
each occurrence for bodily injury /property damage with a combined single limit and
$1,000,000 aggregate for bodily injury /property damage with a combined single limit.
10. Indemnity
(a) Licensee hereby indemnifies and holds Licensor harmless from and against any
and all loss, cost, liability and expense (including reasonable attorney fees and court
costs) paid or incurred by Licensor arising from any claim or cause of action resulting
from the act or omission of Licensee in connection with this Agreement, or breach of this
Agreement by Licensee, including without limitation any cause of action for personal
injury whose proximate cause was the Licensee's failure to maintain the License Area in
reasonable condition as required by this Agreement.
(b) Licensor hereby indemnifies and holds Licensee harmless from and against any
and all loss, cost, liability and expense (including reasonable attorney fees and court
costs) paid or incurred by Licensee arising from any claim or cause of action resulting
from any act or omission of Licensor in connection with this Agreement, or breach of this
Agreement by Licensor, including without limitation any cause of action for personal
injury whose proximate cause was Licensor's failure to maintain the License Area in
reasonable condition as required by this Agreement.
11. Condition of License Area. Prior to any Public Function, Licensee shall inspect the
License Area, accept the License Area in its "as is" condition as of the date thereof, and
acknowledge that upon delivery of possession of the License Area to Licensee the same were in
good order, condition and repair. Upon termination of this License by lapse of time or
309413 1 7
otherwise, Licensee shall re- deliver possession of the License Area to the Licensor in good order,
condition and repair, normal wear and tear accepted.
12. Alterations by Licensee. Licensee shall make no alterations, additions, improvements or
change in or to the License Area without the prior written approval of the Licensor.
13. Default; Breach In the event of any material breach of this License Agreement by either
Party, the breaching Party (the "Breaching Party ") shall upon written notice from the other Party
(the "Non- Breaching Party ") proceed promptly to cure or remedy such breach within thirty (30)
days after receipt of such notice; provided, however, that in the event such breach is incapable of
being cured within thirty (30)) day period and the Breaching Party commences to cure within
said thirty (30) day period and proceeds to cure with due diligence, such Party shall not be
deemed to be in default under this Agreement. In case such action is not taken or not diligently
pursued or the breach shall not be cured or remedied within the above time, the Non - Breaching
Party may terminate this Agreement. A waiver by either Party of any breach of one or more of
the terms of this Agreement on the part of the other Party shall not constitute a waiver of any
subsequent or other breach of the same or other term, nor shall the failure on the part of either
Party to require exact, full and complete compliance with any of the terms contained herein be
construed as changing the terms of this Agreement or stopping the Party from enforcing full
compliance with the provisions herein. No delay, failure or omission of either Party to exercise
any right, power, privilege or option arising from any breach shall impair any right, privilege or
option, or be construed as a waiver or acquiescence in such breach or as a relinquishment of any
right. No option, right, power, remedy or privilege of either Party shall be construed as being
exhausted by the exercise thereof in one or more instances. The rights, powers, privileges and
remedies given the Parties under this Agreement and by law shall be cumulative.
3094131 8
14. Enforcement of Agreement The non - prevailing Party shall indemnify the prevailing
Party for all of its costs and expenses, including reasonable attorney and expert witness fees,
incurred in any legal proceeding or action, whether at law or in equity, instituted for the purpose
of enforcing any provision of this Agreement.
15. Notices All notices required to be provided under this Agreement shall be in writing and
served either (a) personally during regular business hours; (b) by facsimile transmission; or (c)
by registered or certified mail, return receipt requested, properly addressed with postage prepaid
and deposited in the United States mail. Notices shall be served upon the following:
LICENSOR
111 Mount Prospect, LLC
c/o Greenstone Asset Management, LLC
228 South Wabash
Suite 420
Chicago, IL 60604
LICENSEE
Village Manager
Village of Mount Prospect
50 S. Emerson Street
Mount Prospect, Illinois 60056
Notices served personally or by facsimile transmission shall be effective upon receipt and notices
served by mail shall be effective upon receipt as verified by the United States Postal Service.
16. Recordation Licensee shall not record this Agreement, or any memorandum or other
document referring hereto, without the written consent of the Licensor.
17. Law; Venue This Agreement shall be construed in accordance with the laws of the State
of Illinois and any litigation regarding this Agreement or its content shall be filed in the Circuit
Court in Cook County, Illinois.
18. Entire Agreement The provisions set forth herein represent the entire agreement
309413 9
between the Parties and may not be modified or changed in any respect unless such modification
or change is in writing and signed by both Parties.
19. Compliance with Laws Licensor shall adhere to all applicable Federal, State and Local
laws, ordinances, rules and regulations, and policies, in the performance of its duties and
obligations under this Agreement, including, but not limited to, the following:
a. Comply with Article 2 of the Illinois Human Rights Act (775 ILCS 5/2 -101, et
seq.), and the Rules and Regulations of the Illinois Department of Human Rights,
including establishment and maintenance of a sexual harassment policy as required by
Section 2 -105 of that Article and Act; and
b. Comply with the provisions of the EQUAL EMPLOYMENT OPPORTUNITY
CLAUSE required by the Illinois Department of Human Rights as a material term of all
public contracts, see Title 44, Part 750, Section 750, APPENDIX A, Illinois
Administrative Code, Equal Employment Opportunity Clause, which is incorporated
herein by reference.
20. 0. This Agreement may be signed in counterparts, and each of such fully executed
counterparts shall be deemed an original of this Agreement.
309413 1 10
IN WITNESS WHEREOF, the Parties have entered into this License Agreement as of the
of
LICENSOR
2013.
LICENSEE
VILLAGE OF MOUNT PROSPECT
BY:
Name:
Title:
A'1 rES'T:
NAME:
TITLE:
:A
NAME: Arlene A. Juracek
TITLE: Mayor
ATTEST:
NAME: M. Lisa Angell
TITLE: Village Clerk
309413_1 11
FXHIBITA
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309413 12
E. BUSSE AVENUE
EXHIBIT B
Lot 1 in Mount Prospect State Bank Re- Subdivision #2, being a re- subdivision of Mount
Prospect State Bank re- subdivision and Busse and Wille's re- subdivision in Mount Prospect,
being a part of the west half of Section 12, Township 41, Range 11 east of the Third Principal
Meridian, according to the plat thereof recorded on May 1, 1974 as Document # LR2750490, in
Cook County, IL.
3094131 13
EXHIBIT C
111 E Busse - Capital Projects - Preliminary Budget
Replace Front Steps & Handicap Ramp $12,000
Resurface Parking Lot $70,000
Repair & Replace Concrete Curbing $10,000
Upgrade Emerson & Busse Landscaping $5,000
Facade Power Cleaning $36,000
Estimated Hard Costs $133,000
Fees /Permits /Oversight $19,950
Estimated Total Project Costs $152,950
Variance & Unkowns (10 %) $15,295
Grand Total $168,245
3094131 14
RESOLUTION NO.
A RESOLUTION AUTHORIZING THE EXECUTION OF A LICENSE AGREEMENT
BETWEEN 111 MOUNT PROSPECT LLC,
AND THE VILLAGE OF MOUNT PROSPECT
WHEREAS, the Village of Mount Prospect and 111 Mount Prospect LLC are desirous of
entering into a License Agreement for the property located at 111 East Busse Avenue
(Chase Bank); and
WHEREAS, the License Agreement being the subject of this Resolution provides the
Village of Mount Prospect with rights to utilize the Chase Bank parking lot located 111 East
Busse Avenue for public functions and public parking during non-business hours.
NOW, THEREFORE, BE IT RESOLVED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS
ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS:
SECTION ONE: The Board of Trustees of the Village of Mount Prospect do hereby
authorize the President to sign and the Clerk to attest her signature on the License
Agreement between the Village of Mount Prospect and 111 Mount Prospect LLC, a copy of
which is attached hereto and hereby made a part of this Resolution
SECTION TWO: That this Resolution shall be in full force and effect from and after its
passage and approval in the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this day of February 4, 2014.
__________________________________
Arlene A. Juracek
Mayor
ATTEST:
______________________________
M. Lisa Angell
Village Clerk
H:\CLKO\WIN\RESOLUTION\111mountprospect111chasebank, 2014doc
Village of Mount Prospect
Mount Prospect, Illinois
INTEROFFICE MEMORANDUM
TO: MICHAEL E. JANONIS, VILLAGE MANAGER
FROM: FINANCE DIRECTOR
DATE: JANUARY 30, 2014
SUBJECT: 2013 BUDGET AMENDMENT NO. 4
PURPOSE:
Present a recommendation that the annual budget be amended for fiscal year beginning
January 1, 2013 and ending December 31, 2013.
BACKGROUND:
Ordinance 6046, adopted December 18, 2012, established the annual budget for the
year ending December 31, 2013. Ordinance 6059 adopted on March 18, 2013 provided
for amendment #1 of the 2013 budget. Ordinance 6079 adopted on June 18, 2013
provided for amendment #2 of the 2013 budget. Ordinance 6101 adopted on November
19, 2013 provided for amendment #3 of the 2013 budget.
DISCUSSION:
Each year the Village prepares budget amendments impacting revenues and/or
prepared in Spring and amends the budget for carry-over items from the pr
budget. Accounts adjusted in the first amendment are typically for capital projects
started in the previous year but not completed. Amendment brought forward later in the
year adjust the budget for material variations in revenues and expenditures resulting
from extraordinary or unanticipated events. These amendments are necessary to
comply with the Budget Officer Act.
A proposed ordinance amending the 2013 annual b
consideration. In total, this amendment increases the budget for revenues by
$22,083,200 and expenditures by $2,676,000.
Adjustments, increases and decreases, to the budget impacting revenues are made up
of adjustments to various taxes, grants, internal service, bond proceed and investment
income accounts. Of the $22.1 million increase in revenue accounts, $10.0 million are
proceeds from the Series 2013 flood control bonds issued in September. An additional
$9.5 million is attributed to higher than expected investment income earnings in the
2013 Budget Amendment No. 4
January 30, 2014
Page 2
vill
to decrease the unfunded liability of the pension funds and increase their funded ratio.
The balance of adjustments to revenues are spread out are spread out among five (5)
other Village Funds.
Adjustments to the budget impacting expenditures are made up of adjustments to
personnel, commodities & supplies, contractual service and capital equipment accounts.
One significant amendment is related to the redevelopment agreement with Randhurst.
Revenue generated from the redevelopment site is shared with the developer. The
increase to this account is $965,000. There were also adjustments made to various
overtime accounts as a result of the April and December storm events and water main
breaks that occurred throughout the year. A total of ten (10) funds are impacted by this
budget amendment.
RECOMMENDATION:
It is recommended the Village Board adopt the proposed budget amendment #4 for the
2013 annual budget.
David O. Erb
Finance Director
Copy: Finance Commission
Department Directors
DOE/
C:\Documents and Settings\derb\Local Settings\Temporary Internet Files\Content.Outlook\LX8XUAY4\Board Memo Amendment #4
- January 2014.docx
ORDINANCE NO. _______________
AN ORDINANCE MAKING CERTAIN AMENDMENTS TO THE ANNUAL
BUDGET ADOPTED FOR THE FISCAL YEAR COMMENCING JANUARY 1, 2013
AND ENDING DECEMBER 31, 2013
_____________________________________________________________________________
PASSED AND APPROVED BY
THE PRESIDENT AND BOARD OF TRUSTEES
the day of , 2014
Published in pamphlet form by
authority of the corporate authorities
of the Village of Mount Prospect, Illinois
the day of , 2014.
ORDINANCE NO. ________
AN ORDINANCE MAKING CERTAIN AMENDMENTS TO THE ANNUAL
BUDGET ADOPTED FOR THE FISCAL YEAR COMMENCING JANUARY 1, 2013
AND ENDING DECEMBER 31, 2013
______________________________________________________________________________
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have passed
WHEREAS, pursuant to the aforesaid Ordinance and the Statutes of the State of Illinois an annual
budget for the fiscal year commencing January 1, 2013 and ending December 31, 2013 was
adopted through the passage of Ordinance No. 6046 approved by the Corporate Authorities of the
Village of Mount Prospect on December 18, 2012; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have passed
and approved Ordinance No. 6059 on March 19, 2013, amending the annual budget for the fiscal
year commencing January 1, 2013 and ending December 31, 2013; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have passed
and approved Ordinance No. 6079 on June 18, 2013, further amending the annual budget for the
fiscal year commencing January 1, 2013 and ending December 31, 2013; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have passed
and approved Ordinance No. 6101 on November 19, 2013, further amending the annual budget
for the fiscal year commencing January 1, 2013 and ending December 31, 2013; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have reviewed
certain additions and changes to the aforesaid budget for the fiscal year beginning January 1,
2013 and ending December 31, 2013; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect believe the
changes, as specified on the attached January 1, 2013 through December 31, 2013 Budget
Amendment No. 4 to be in the best interest of the Village of Mount Prospect; and
WHEREAS, the Village has now revised the revenue projections or has reserves in each of the
Funds in which the budget is being increased adequate in amount to cover the budget changes
reflected in Budget Amendment No. 4, attached hereto.
NOW THEREFORE BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES
OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE
EXERCISE OF THEIR HOME RULE POWERS:
SECTION ONE: That the fiscal year budget for January 1, 2013 through December 31, 2013 for
the Village of Mount Prospect is hereby amended, as detailed on Budget Amendment No. 4
attached hereto.
SECTION TWO: That this ordinance shall be in full force and effect from and after its passage,
approval and publication in pamphlet form as provided by law.
AYES:
NAYES:
ABSENT:
PASSED and APPROVED this day of , 2014.
________________________________________
Arlene A. Juracek
Mayor
ATTEST
_______________________________________
M. Lisa Angell
Village Clerk
VILLAGE OF MOUNT PROSPECT
Budget Amendment No. 4
Fiscal Year January 1, 2013 through December 31, 2013
Revenues
CurrentAmended
BudgetIncreaseBudget
Fund/Account NumberAccount DescriptionAmount(Decrease)Amount
001 General Fund
001.401.004Telecomm. Tax 2,935,000 (785,000) 2,150,000
001.402.007Real Estate Trsfr Tax 435,000 420,000 855,000
001.403.003Home Rule Sales - 3rd 1,235,000 40,000 1,275,000
001.410.001Building Permit 625,000 45,000 670,000
001.415.002State Income Tax 4,705,000 460,000 5,165,000
001.415.004State Sales Tax 11,475,000 540,000 12,015,000
001.418.012Forest Restoration Grant - 15,000 15,000
001.418.016Fire Prevention & Safety - 25,000 25,000
001.420.003Other Grants 45,000 (45,000) -
001.449.004Permit Reinspection Fee 75,000 25,000 100,000
001.473.006Other Reimbursements 10,000 65,000 75,000
001.484.001IPBC 504,000 (504,000) -
001.487.001Transfer In - 370,000 370,000
001.70.00.00.0.000.449.001Ambulance Transp Fee 750,000 50,000 800,000
22,794,000 721,000 23,515,000
All other General Fund accounts 21,527,998 21,527,998
Total General Fund 44,321,998 721,000 45,042,998
020 Capital Improvement Fund
020.418.015IL Dept of Transportation - 92,000 92,000
020.477.001Developer Donations 5,000 280,000 285,000
020.479.005Miscellaneous Income - 24,000 24,000
5,000 396,000 401,000
All other Capital Improvement Fund accounts 1,135,500 1,135,500
Total Capital Improvement Fund 1,140,500 396,000 1,536,500
024 Flood Control Construction Fund
024.488.001Bond Proceeds - 10,000,000 10,000,000
- 10,000,000 10,000,000
All other Flood Control Construction Fund accounts 685,644 685,644
Total Flood Control Construction Fund 685,644 10,000,000 10,685,644
048 Business District Fund
048.00.00.00.0.775.402.003Food & Beverage Tax 222,000 103,000 325,000
048.00.00.00.0.775.402.005Hotel/Motel Tax 90,000 100,000 190,000
048.00.00.00.0.775.402.008Movie Theatre Tax 125,000 5,000 130,000
048.00.00.00.0.775.405.001Randhurst Bus Dist Tax 234,000 86,000 320,000
048.487.001Transfer In - 203,200 203,200
671,000 497,200 1,168,200
All other Business District Fund accounts - -
Total Business District Fund 671,000 497,200 1,168,200
1
VILLAGE OF MOUNT PROSPECT
Budget Amendment No. 4
Fiscal Year January 1, 2013 through December 31, 2013
Revenues
CurrentAmended
BudgetIncreaseBudget
Fund/Account NumberAccount DescriptionAmount(Decrease)Amount
050 Water and Sewer Fund
050.479.005Miscellaneous Income 25,000 25,000 50,000
050.80.84.87.0.000.446.001Water Sales 7,739,000 725,000 8,464,000
050.80.84.88.0.000.446.002Sewer Fees 1,960,000 170,000 2,130,000
9,724,000 920,000 10,644,000
All other Water and Sewer Fund accounts 2,496,000 2,496,000
Total Water and Sewer Fund 12,220,000 920,000 13,140,000
061 Vehicle Replacement Fund
061.456.001Interest Income 3,500 5,000 8,500
061.493.001Gain/Loss Sale of Assets 50,000 41,000 91,000
061.60.00.00.0.000.453.002Circuit Court Supv Fee 12,750 7,000 19,750
66,250 53,000 119,250
All other Vehicle Replacement Fund accounts 1,396,600 1,396,600
Total Vehicle Replacement Fund 1,462,850 53,000 1,515,850
070 Police Pension Fund
070.460.001Inv Inc - Mgr S 410,000 40,000 450,000
070.464.001Inv Inc - Mgr M 320,000 45,000 365,000
070.466.001Realized G/L - Mgr S 20,000 (55,000) (35,000)
070.466.003Realized G/L - Mgr M 20,000 (55,000) (35,000)
070.467.001Unrealized G/L - Mgr S 100,000 (650,000) (550,000)
070.467.003Unrealized G/L - Mgr M 100,000 (505,000) (405,000)
070.468.001Equity Income 1,300,000 5,115,000 6,415,000
070.468.002Dividend Income - 780,000 780,000
2,270,000 4,715,000 6,985,000
All other Police Pension Fund accounts 3,420,721 3,420,721
Total Police Pension Fund 5,690,721 4,715,000 10,405,721
071 Fire Pension Fund
071.460.001Inv Inc - Mgr S 390,000 60,000 450,000
071.462.005Inv Inc - Mgr G 291,000 (56,000) 235,000
071.466.001Realized G/L - Mgr S 20,000 (70,000) (50,000)
071.466.005Realized G/L - Mgr G 10,000 15,000 25,000
071.467.001Unrealized G/L - Mgr S 100,000 (640,000) (540,000)
071.467.005Unrealized G/L - Mgr G 100,000 (495,000) (395,000)
071.468.001Equity Income 1,338,000 4,887,000 6,225,000
071.468.002Dividend Income - 1,080,000 1,080,000
2,249,000 4,781,000 7,030,000
All other Fire Pension Fund accounts 2,938,247 2,938,247
Total Fire Pension Fund 5,187,247 4,781,000 9,968,247
Total Estimated Revenues
Fund being changed 71,379,960 22,083,200 93,463,160
All other Village Budget accounts 23,590,337 - 23,590,337
Total Estimated Revenues After Changes 94,970,297 22,083,200 117,053,497
2
VILLAGE OF MOUNT PROSPECT
Budget Amendment No. 4
Fiscal Year January 1, 2013 through December 31, 2013
Expenditures
CurrentAmended
BudgetIncreaseBudget
Fund/Account NumberAccount DescriptionAmount(Decrease)Amount
001 General Fund
001.10.11.00.0.001.578.005Summer Block Party 26,700 16,000 42,700
001.20.21.00.0.050.531.001Legal-General Counsel 800,000 100,000 900,000
001.30.01.00.0.000.535.001Ambulance Billing 52,500 10,000 62,500
001.30.01.00.0.000.563.003Bank Processing Fees 67,000 33,000 100,000
001.30.01.00.0.000.636.027Arc Annexation - EGFPD - 57,000 57,000
001.30.32.00.0.000.530.006Other Prof. Serv. 15,700 20,000 35,700
001.50.51.00.0.000.502.001Seasonal Earnings 38,535 5,000 43,535
001.50.54.00.0.000.501.001Part-Time Earnings 41,734 10,000 51,734
001.60.61.65.0.000.504.001Specialty Pay 188,710 37,000 225,710
001.60.61.65.0.000.513.001Sick Leave Incentive 32,500 15,000 47,500
001.60.61.65.0.000.513.002Vac/Pers Leave Incent. 50,000 25,000 75,000
001.60.61.66.0.000.503.001Overtime 87,700 10,000 97,700
001.60.61.66.0.000.504.001Specialty Pay 45,614 9,000 54,614
001.60.61.66.0.000.505.001Holiday Pay 37,880 5,000 42,880
001.60.61.66.0.000.513.002Vac/Pers Leave Incent. 5,000 15,000 20,000
001.70.01.00.0.000.513.002Vac/Pers Leave Incent. 5,000 8,000 13,000
001.70.01.00.0.000.513.003Retiree Sick Incentive - 46,000 46,000
001.70.71.00.0.000.503.001Overtime 344,378 94,000 438,378
001.70.71.00.0.000.513.001Sick Leave Incentive 25,000 24,000 49,000
001.80.81.81.0.354.503.001Overtime 50,025 21,000 71,025
001.80.81.81.0.354.575.011Snow Removal 57,620 20,000 77,620
001.80.81.82.0.000.503.001Overtime 60,030 29,000 89,030
001.80.82.83.0.000.503.001Overtime 50,025 24,000 74,025
001.80.82.84.0.355.513.003Retiree Sick Incentive - 8,000 8,000
001.89.89.00.8.801.574.020Other Services 11,000 103,000 114,000
2,092,651 744,000 2,836,651
All other General Fund accounts 42,856,975 - 42,856,975
Total General Fund 44,949,626 744,000 45,693,626
002 Debt Service Fund
002.00.00.00.2.659.686.001Installment Note Principal - 25,000 25,000
002.00.00.00.2.659.691.001Installment Note Interest - 25,000 25,000
- 50,000 50,000
All other Debt Service Fund accounts 2,405,477 - 2,405,477
Total Debt Service Fund 2,405,477 50,000 2,455,477
021 Series 2009 Construction Fund
021.697.001Transfer Out - 37,000 37,000
- 37,000 37,000
All other Series 2009 Construction Fund accounts - - -
Total Series 2009 Construction Fund - 37,000 37,000
024 Flood Control Construction Fund
024.564.001Financing Costs - 168,000 168,000
- 168,000 168,000
All other Flood Control Construction Fund accounts 3,355,950 - 3,355,950
Total Flood Control Construction Fund 3,355,950 168,000 3,523,950
3
VILLAGE OF MOUNT PROSPECT
Budget Amendment No. 4
Fiscal Year January 1, 2013 through December 31, 2013
Expenditures
Fund /Account Number
048 Business District Fund
048.00.00.00.0.775.691.002
Account Description
Current
13,000
Amended
Budget
Increase
Budget
Amount
(Decrease)
Amount
637,232
965,000
1,602,232
637,232
965,000
1,602,232
637,232
965,000
1,602,232
Randhurst RDA Interest
All other Business District Fund accounts
Total Business District Fund
050 Water and Sewer Fund
050.80.84.87.0.375.503.001
050.80.84.87.0.378.570.001
050.80.84.87.0.378.570.002
050.80.84.87.0.378.570.003
050.80.84.87.0.379.503.001
050.80.84.87.0.380.503.001
050.80.84.87.0.381.503.001
050.80.84.87.0.382.503.001
050.80.84.88.0.383.503.001
Overtime
JAWA - Water Purchase
JAWA - Power Cost
JAWA - O &M Cost
Overtime
Overtime
Overtime
Overtime
Overtime
All other Water and Sewer Fund accounts
Total Water and Sewer Fund
060 Vehicle Maintenance Fund
060.80.86.00.0.000.513.003 Retiree Sick Incentive
060.80.86.89.0.000.503.001 Overtime
All other Vehicle Maintenance Fund accounts
Total Vehicle Maintenance Fund
063 Risk Management Fund
063.697.001 Transfer Out
All other Risk Management Fund accounts
Total Risk Management Fund
070 Police Pension Fund
070.00.00.00.3.000.530.006 Other Prof. Serv.
All other Police Pension Fund accounts
Total Police Pension Fund
20,010
13,000
33,010
3,778,667
15,000
3,793,667
106,300
10,000
116,300
335,000
15,000
350,000
65,032
13,000
78,032
35,018
28,000
63,018
3,988
33,000
36,988
55,027
7,000
62,027
30,015
16,000
46,015
4,429,057
150,000
4,579,057
10,440,059
-
10,440,059
14, 869,116
150,000
15, 019,116
-
21,000
21,000
89,972
35,000
124,972
89,972
56,000
145,972
2,063,332
-
2,063,332
2,153,304
56,000
2,209,304
-
370,000
370,000
-
370,000
370,000
7,745,192
-
7,745,192
7,745,192
370,000
8,115,192
1,000
11,000
12,000
1,000
11,000
12,000
3,992,416
-
3,992,416
3,993,416
11,000
4,004,416
4
VILLAGE OF MOUNT PROSPECT
Budget Amendment No. 4
Fiscal Year January 1, 2013 through December 31, 2013
Expenditures
CurrentAmended
BudgetIncreaseBudget
Fund/Account NumberAccount DescriptionAmount(Decrease)Amount
071 Fire Pension Fund
071.00.00.00.3.000.528.001Retirement Pensions 2,933,200 125,000 3,058,200
2,933,200 125,000 3,058,200
All other Fire Pension Fund accounts 1,015,791 - 1,015,791
Total Fire Pension Fund 3,948,991 125,000 4,073,991
Total Village Budget
Funds being changed 84,058,304 2,676,000 86,734,304
All other Village Budget Accounts 16,294,055 - 16,294,055
Total Village Budget after Changes 100,352,359 2,676,000 103,028,359
5