Plat and Subdivision Committee

Village of Arlington Heights Plat and Subdivision Committee Community Room, 3rd Floor Arlington Heights Village Hall 33 S. Arlington Heights Road Arlington Heights, IL 60005 November 30, 2016 6:00 PM I. CALL TO ORDER II. ROLL CALL III. APPROVAL OF MINUTES IV. REPORTS V. OLD BUSINESS VI. NEW BUSINESS A. Windsor School Addition - 1315 E. Miner St. - T1573 Amendment to Special Use Ordinance VII. OTHER BUSINESS VIII.ADJOURNMENT Persons with disabilities requiring auxiliary aids or services, such as an American Sign Language interpreter or written materials in accessible formats, should contact David Robb, Disability Services Coordinator, at 33 S. Arlington Heights Road, Arlington Heights, Illinois 60005, (847)368-5793 (Voice), (847)368-5980 (Fax) or drobb@vah.com. Item: Windsor School - 1315 E. Miner St. - T1573 Department: Planning & Community Development Requested Action Amendment to Special Use Ordinance #90-082 to allow an addition to the existing Elementary School. Variations Identified 1. Variation from Section 5.1-3.6 to decrease the required exterior side yard setback from 40’ to 12.9’ for the existing building. 2. Variation from Section 11.4-4 to reduce the required on-site parking. Recommendation The Staff Development Committee reviewed the proposed request and supports the proposed Special Use Permit and Variations, subject to the following: 1. A neighborhood meeting shall be held prior to the Plan Commission hearing. A summary of said meeting shall be provided to staff no less than one week prior to the Plan Commission hearing date. 2. A traffic and parking study from a certified Traffic Engineer shall be required and needs to assess access, on-site circulation, parking, trip generation, drop- off/pick-up operations, and impacts to adjacent roadways. The traffic study should analyze and identify solutions to the current drop-off/pick-up operations, including the potential for a dedicated drop-off/pick-up lane. 3. The School District should coordinate the removal of the recreational field with the Park District. 4. A Design Commission application shall be required. 5. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ATTACHMENTS: Description Type Staff Report Board or Commission Report Aerial Exhibits Plat of Survey Exhibits Location Map Exhibits Site Plan Exhibits Floor Plans Exhibits Roof Plan Exhibits Elevations Exhibits  Windsor School Addition, Temporary File 1573 STAFF DEVELOPMENT COMMITTEE REPORT To: Plat and Subdivision Committee Prepared By: Sam Hubbard, Development Planner Meeting Date: November 30, 2016 Date Prepared: November 22, 2016 Project Title: Windsor School Addition Address: 1315 E. Miner St. BACKGROUND INFORMATION Petitioner: Don Hanson Address: 350 W Ontario St – Suite 200 Chicago, IL 60654 Existing Zoning: R-3, One Family Dwelling District Requested Action:  Amendment to Special Use Ordinance #90-082 to allow an addition to the existing Elementary School. Variations Identified:  Variation from Section 5.1-3.6 to decrease the required exterior side yard setback from 40’ to 12.9’ for the existing building.  Variation from Section 11.4-4 to reduce the required on-site parking. Subject Site NORTH Surrounding Properties: Direction Zoning Existing Use Comprehensive Plan R-3, One Family Dwelling District Single Family Homes Single Family Detached North R-3, One Family Dwelling District Single Family Homes Single-Family Detached South Page 1 of 4  Windsor School Addition, Temporary File 1573 R-3, One Family Dwelling District Single Family homes Single Family Detached, East R-3, One Family Dwelling District Miner School Parks West Background: The subject property is approximately 7.53 acres in size and contains the Windsor Elementary School and associated recreational areas to the west of the school building. Windsor School is one of seven elementary schools operated by District 25 and has a current enrollment of 509 students. Enrollment is expected to increase in the future, with future capacity estimated at 518 students. The school has two temporary classrooms housed in a trailer on the west side of the building, which trailer would be removed upon completion of the proposed building addition. Windsor School is also home to two district-wide special education programs for students in grades K-5. The proposed project involves the expansion of the southern wing of the school, which would create six new classrooms, three new offices, and new bathroom facilities. The existing gym would also be expanded to the west, and new storage areas and receiving areas would be created. The parking lot along the western side of the site would be reoriented, which will cause the removal of one of the recreational fields that currently exists in this area, and a new curb cut along Miner Street has been proposed. Additionally, the asphalt play area along the south of the building will be relocated to the west side of the proposed addition, and the play area on the southern end of the site will be removed and replaced at a slightly smaller size. There is no bussing to Windsor School and this will not be changed as a result of the proposed addition. In 1990, the Windsor School was approved for a Special Use Permit to allow the existing elementary school, which was done in conjunction with a building expansion that was completed at that time. Zoning and Comprehensive Plan The subject property is within the R-3, One Family Dwelling District, and all schools within the R-3 District are required to obtain a Special Use Permit. As indicated above, the subject property was granted a Special Use Permit to allow the existing elementary school via Ordinance #90-082. In order to allow the proposed expansion, Ordinance #90-082 must be amended. The Village's Comprehensive Plan designates the future use of the subject property as “Schools”. The proposed Special Use amendment is therefore consistent with the Comprehensive Plan. Site Plan, Building and Landscaping As part of the formal review process, the applicant will be required to provide detailed site information relative to all bulk requirements, such as the existing and proposed F.A.R., building lot coverage, and impervious surface coverage. Although preliminary analysis indicates that the site will comply with these regulations, formal plans detailing compliance will be required. The existing gymnasium stands at 24 feet in height and the proposed addition to the gym will maintain this height. The single-story classroom addition is proposed at 14’8” in height. The R-3 District allows maximum building heights of 25’, and therefore the proposed work conforms to all height regulations. Staff notes that this project must proceed to the Design Commission for their review and approval of the building architecture and landscaping. The current school building is non-conforming relative to the exterior side yard setback along Windsor Street, where code requires a 40’ setback and the existing building is setback 12.92’ from the side yard property line. Therefore, in conjunction with the proposed building addition, staff is recommending that this existing non-conformity be formally approved via a Variation. As the proposed setback variation is an existing condition, staff supports approval. Based on a preliminary analysis, the proposed building addition will conform to all setback and additional bulk restrictions. However, upon comprehensive review of the detailed plans, additional variations may be identified. A code-compliant photometric plan and landscape plan will be required as part of the Plan Commission submittal. If any trees are proposed for removal, a tree preservation plan will be required. The petitioner will need to work with staff to preserve and/or relocate as many of the existing mature trees as possible. Page 2 of 4  Windsor School Addition, Temporary File 1573 As part of the Plan Commission process, the petitioner will be required to provide justification for the requested Variation per the approval criteria as summarized below:  The property in question cannot yield a reasonable return if per mitted to be used only under the conditions allowed by the regulations in that zone.  The plight of the owner is due to unique circumstances.  The variation, if granted, will not alter the essential character of the locality. Finally, staff recommends that the petitioner hold a neighborhood meeting prior to the Plan Commission hearing to introduce the project to the surrounding neighbors to understand what concerns they may have. Additionally, the School District should coordinate with the Park District on the elimination of the recreational field west of the gymnasium addition to help mitigate any impact that this removal will have for Park District programing. Traffic & Parking Elementary schools are required to provide two parking spaces per employee plus one parking space per classroom. As part of the formal submittal, the applicant shall provide information relative to number of classrooms and number of teachers (both existing and future). Additionally, the applicant shall provide information relative to the number of existing parking spaces located on the subject property, which is not clearly indicated on the plat of survey. It is unknown exactly how many spaces exist on the site since the parking lot overlaps onto and is shared with the Miner School parking lot. A cursory analysis shows about 89 existing parking spaces on the subject property, and the reconfigured parking lot will provide 92 parking spaces with 3 handicap spaces. Staff notes that parking lots that provide 76-100 parking spaces are required to have 4 handicap parking spaces, and therefore an additional handicap parking space is required. Finally, staff notes that Ordinance 90-082 granted a parking Variation to allow 83 parking spaces on the subject property, and this Variation will have to be amended to reflect the proposed changes to the parking lot. As indicated above, bussing to Windsor School is not provided and therefore all students either walk or bike to and from school or are dropped off/picked up by parents with cars. Staff is aware of traffic issues related to the existing drop-off and pick-up operations, and believe the proposed addition and changes to the parking lot are an opportunity to improve upon these issues. A detailed traffic and parking analysis that evaluates the existing and proposed parking demands as well as drop-off and pick-up operations will be required as part of the formal submittal. The School District may want to analyze the viability of a dedicated drop-off/pick-up lane which may help to alleviate some of the congestion and traffic during arrival and dismissal. RECOMMENDATION The Staff Development Committee reviewed the proposed request and supports the proposed Amendment to Ordinance #90-082 and the proposed setback Variation, subject to the following: 1. A neighborhood meeting shall be held prior to the Plan Commission hearing. A summary of said meeting shall be provided to staff no less than one week prior to the Plan Commission hearing date. 2. A traffic and parking study from a certified Traffic Engineer shall be required, which study needs to assess access, on-site circulation, parking, trip generation, drop-off/pick-up operations, and impacts to adjacent roadways. The traffic study should analyze and identify solutions to the current drop-off/pick-up operations, including the potential for a dedicated drop-off/pick-up lane. 3. The School District should coordinate the removal of the recreational field with the Park District. 4. A Design Commission application shall be required. 5. These are preliminary comments only and should not be relied upon as identification of the only major issues. The Staff Development Committee reserves the right to change its position on issues upon submittal of a formal application and detailed review. ________________________________________ November 22, 2016 Bill Enright, Deputy Director of Planning and Community Development Cc: Randy Recklaus, Village Manager Page 3 of 4  Windsor School Addition, Temporary File 1573 All Department Heads Temp File 1573 Page 4 of 4  Windsor School - Aerial November 21, 2016 1:2,257 0 0.0175 0.035 0.07 mi 0 0.03 0.06 0.12 km Village of Arlington Heights GIS Copyright 2013  250 FT. PROPERTY LINE COURTYARD ADDITION PROPERTY LINE ADDITION PROPERTY LINE 250 FT. ADDITION ADDITION 250 FT. PROPERTY LINE 250 FT. N SUBJECT PROPERTY MAP WINDSOR ELEMENTARY SCHOOL ADDITION AND RENOVATIONS 1315 E. Miner Street, Arlington Heights, IL 60004 STR Partners LLC 350 West Ontario Street | Suite 200 ARLINGTON HEIGHTS SCHOOL DISTRICT 25 Chicago IL 60654 www.strpartners.com 11/2/16  MINER STREET 25'-0" PROPERTY LINE SIDE YARD SETBACK 92 PARKING SPACES + 3 H.C. DRIVE WINDSOR NEW NEW TRASH ELECTRICAL ENCLOSURE PROPERTY LINE PROPERTY LINE TRANSFORMER EXISTING WINDSOR GYM SCHOOL ADDITION NEW CHILLER 53.69 FEET CHILLER SCREEN WALL SIDE YARD SETBACK REMOVE MODULAR CLASSROOMS 53.69 FEET SIDE YARD ASPHALT SETBACK SURFACE PLAY AREA CLASSROOM ADDITION RUBBER SURFACE PLAY AREA N 30'-0" SITE PLAN SIDE 1 0 8' 16' 32' SITE PLAN SCALE: 1" = 30' YARD PROPERTY LINE SETBACK WINDSOR ELEMENTARY SCHOOL ADDITION AND RENOVATIONS 1315 E. Miner Street, Arlington Heights, IL 60004 STR Partners LLC 350 West Ontario Street | Suite 200 ARLINGTON HEIGHTS SCHOOL DISTRICT 25 Chicago IL 60654 www.strpartners.com 11/2/16  OFFICE LITERACY LITERACY 120B 120C 120D OFFICE 120A VEST LOUNGE COPY CLASSROOM CLASSROOM CLASSROOM SP ED 105 107 STOR 110 112 114 118 116 LIBRARY TOILET 120 STOR MECH 118A 106 108 CORRIDOR PRINCIPAL 003 OFFICE T T 104 103B 103A CORRIDOR COMPUTER NURSE SP ED 002 LAB 101 CLASSROOM CLASSROOM 117 ASSIST TOILETTOILET 120G 111 113 CONFERENCE PRINCIPAL 115A 115B IT/TEC STOR 120E OFFICE T 120F 102 009 119A FRONT SP ED MECH OFFICE 119 122B BOILER 100 122 CORR 004 VEST GIFTED MECH 121 122A CONF. COURTYARD T LITERACY 165 121A 124 SPEECH/ LANGUAGE STAIR ADDITION 125 ST-001 STAGE ART 140A CLASSROOM 164 COMMONS CLASSROOM CLASSROOM 140 127 126 CORR MUSIC 005 CLASSROOM STAIR ST003 162 STOR. STOR. STOR. STOR 168 167 166 162A RECEIVING/ OFFICE 169 CORRIDOR 011 CLASSROOM CLASSROOM 129 128 TRASH TOILET TOILET ENCLOSURE FOOD 135B 135A SERVICE CLASSROOM CLASSROOM CORR 142 146 143 007 GYM T CORRIDOR 134B OFFICE STOR T 006 160A 134 134A GYMNASIUM ELEV 160 CORRIDOR EQUIP MECH/ 008 132 STORAGE STAIR GYM 147 CLASSROOM CLASSROOM ST-002 KINDERGARTEN KINDERGARTEN STORAGE 148 145 CLASSROOM CLASSROOM 160B 131 130 ELECTRICAL 149 TOILET 151A CLASSROOM 150 TOILET ADDITION CHILLER ENCLOSURE 151B CLASSROOM CORRIDOR CLASSROOM 153 009 152 ESL/ SP ED VEST 154 ADDITION CLASSROOM CLASSROOM BOYS GIRLS COPY CLASSROOM 155 156 172 174 180 182 ADDITION WOMENS MEN I.D.F. 176 178 184 OFFICE/ MEETING CORRIDOR VEST 170 010 010A CLASSROOM OFFICE OFFICE CLASSROOM CLASSROOM CLASSROOM CLASSROOM 171 MEETING MEETING 177 179 181 183 173 175 N FIRST FLOOR PLAN 1 0 8' 16' 32' FIRST FLOOR PLAN SCALE: 1" = 20' WINDSOR ELEMENTARY SCHOOL ADDITION AND RENOVATIONS 1315 E. Miner Street, Arlington Heights, IL 60004 STR Partners LLC 350 West Ontario Street | Suite 200 ARLINGTON HEIGHTS SCHOOL DISTRICT 25 Chicago IL 60654 www.strpartners.com 11/2/16  EXISTING ROOF TO EXISTING REMAIN ROOF TO REMAIN EXISTING CHILLER SCREEN TO REMAIN EXISTING ENTRY CANOPY ROOF TO EXISTING REMAIN ROOF TO EXISTING REMAIN CHILLER TO REMAIN OPEN TO COURTYARD BELOW STAIR ST-001 EXISTING ROOF TO CLASSROOM CLASSROOM REMAIN 227 226 DN MECH 211 CLASSROOM CLASSROOM 229 CORR 228 010 GIRLS TOIL. BOYS TOIL. OPEN TO 233A 233B FOOD SERV. EXISTING J.C. BELOW ROOF TO 235C REMAIN OPEN TO SM. GROUP GYM BELOW CORRIDOR J.C. TOIL. 235 011 235B 235A OPEN TO MECH. ELECT. NEW ROOF 236 BELOW OVER GYM OFFICE STAIR & STORAGE ST-02 CLASSROOM CLASSROOM 231 230 SM. GROUP OPEN TO 232 ELECT. BELOW EXISTING ROOF TO REMAIN NEW CLASSROOM ADDITION ROOF N SECOND FLOOR PLAN 1 0 8' 16' 32' SECOND FLOOR PLAN SCALE: 1" = 20' WINDSOR ELEMENTARY SCHOOL ADDITION AND RENOVATIONS 1315 E. Miner Street, Arlington Heights, IL 60004 STR Partners LLC 350 West Ontario Street | Suite 200 ARLINGTON HEIGHTS SCHOOL DISTRICT 25 Chicago IL 60654 www.strpartners.com 11/2/16  EXISTING EXISTING EXISTING ROOF TO ROOF TO ROOF TO REMAIN REMAIN REMAIN EXISTING EXPANSION JOINT EXISTING CHILLER SCREEN TO REMAIN EXISTING EXISTING ROOF TO ROOF TO REMAIN REMAIN EXISTING CHILLER TO REMAIN EXISTING ROOF TO REMAIN R.D. O.D. ROOF RIDGE NEW R.D. LOW O.D. ROOF O.D. SLOPE STL. = EXISTING R.D. ROOF TO SLOPE STL. = 1/4" PER FOOT 1/4" PER FOOT REMAIN EXISTING NEW GYM/ EXISTING ROOF SLOPE ROOF TO MECH. REMAIN ROOF EXISTING EXPANSION JOINT EXISTING ROOF HATCH TO R.D. REMAIN SLOPE STL. EXISTING R.D. EXISTING ROOF TO = 1/4" PER SLOPE STL. = 1/4" PER FOOT O.D. O.D. FOOT GYM/MECH. REMAIN ROOF TO REMAIN NEW ROOF RIDGE GYM STOR. & OFFICE ROOF EXISTING ROOF SLOPE SLOPE STL. = 1/4" PER FOOT SLOPE STL. = 1/4" PER FOOT O.D. O.D. R.D. R.D. EXISTING EXPANSION JOINT EXISTING EXPANSION JOINT EXISTING ROOF TO REMAIN O.D. O.D. R.D. R.D. EXPANSION JOINT SLOPE STL. = SLOPE STL. = 1/4" PER FOOT 1/4" PER FOOT NEW CLASSROOM WING ROOF EXPANSION JOINT SLOPE STL. = SLOPE STL. = SLOPE STL. = SLOPE STL. = 1/4" PER FOOT 1/4" PER FOOT 1/4" PER FOOT 1/4" PER FOOT R.D. R.D. R.D. O.D. O.D. R.D. O.D. O.D. B/DECK @ L.P. = +12'-0" B/DECK @ L.P. = +12'-0" N ROOF PLAN 0 8' 16' 32' 1 ROOF PLAN SCALE: 1" = 20' WINDSOR ELEMENTARY SCHOOL ADDITION AND RENOVATIONS 1315 E. Miner Street, Arlington Heights, IL 60004 STR Partners LLC 350 West Ontario Street | Suite 200 ARLINGTON HEIGHTS SCHOOL DISTRICT 25 Chicago IL 60654 www.strpartners.com 11/2/16  DARK BRONZE COPING TO MATCH EXISTING NOTE: FACE BRICK-2 FACE BRICK-1 FACE BRICK 1: MATCHING EXISTING FACE BRICK-2 RED BRICK T/MASONRY AT CLASSROOM FACE BRICK 2: MATCHING EXISTING ELEV +14'-8" LIGHT GREY BRICK T/EXISTING & NEW 1ST FLR. SLAB ELEV ±0" NEW DARK BRONZE ALUM. DARK BRONZE ALUM. WINDOW WINDOW SYSTEM TO MATCH SYSTEM TO MATCH EXISTING EXISTING LIMESTONE SILL EAST ELEVATION 5 SCALE: 1" = 20' DARK BRONZE COPING TO MATCH EXISTING LIMESTONE FASCIA FACE BRICK-1 DARK BRONZE ALUM. WINDOW SYSTEM TO MATCH EXISTING FACE BRICK-2 T/MASONRY AT GYM FACE BRICK-2 DARK BRONZE COPING ELEV +24'-0" TO MATCH EXISTING FACE BRICK-1 T/MASONRY AT CLASSROOM ELEV +14'-8" WINDSOR SCHOOL T/EXISTING & NEW 1ST FLR. SLAB ELEV ±0" NEW WINDOW TO MATCH EXISTING FACEBRICK-2, TRASH SCREEN WALL FACEBRICK-2, CHILLER SCREEN WALL LIMESTONE SILL CHAINLINK FENCE/GATE W/SLATS WEST ELEVATION 4 SCALE: 1" = 20' DARK BRONZE COPING TO MATCH EXISTING DARK BRONZE COPING DARK BRONZE ALUM. WINDOW FACE BRICK-1 LIMESTONE FASCIA TO MATCH EXISTING FACE BRICK-1 SYSTEM TO MATCH EXISTING FACE BRICK-2 T/MASONRY AT GYM ELEV +24'-0" FACE BRICK-2 T/MASONRY AT CLASSROOM ELEV +14'-8" T/EXISTING & NEW 1ST FLR. SLAB ELEV ±0" FACEBRICK-2, CHILLER SCREEN WALL LIMESTONE SILL SOUTH ELEVATION 3 SCALE: 1" = 20' FACE BRICK-1 DARK BRONZE COPING TO MATCH EXISTING FACE BRICK-2 DARK BRONZE COPING LIMESTONE FASCIA TO MATCH EXISTING DARK BRONZE T/MASONRY AT GYM ALUM. WINDOW FACE BRICK-1 SYSTEM TO MATCH ELEV +24'-0" EXISTING FACE BRICK-2 T/MASONRY AT CLASSROOM T/MASONRY AT CLASSROOM ELEV +14'-8" ELEV +14'-8" CLASSROOM CLASSROOM CORR. CLASSROOM T/EXISTING & NEW 1ST FLR. SLAB T/EXISTING & NEW 1ST FLR. SLAB ELEV ±0" ELEV ±0" FACE BRICK-2, TRASH SCREEN WALL LIMESTONE SILL DARK BRONZE POWDER COAT STL. LOUVER GATES AT TRASH ENCLOSURE NORTH ELEVATION AT GYM NORTH CLASSROOM ELEVATION 0 8' 16' 32' 2 SCALE: 1" = 20' 1 SCALE: 1" = 20' BUILDING ELEVATIONS WINDSOR ELEMENTARY SCHOOL ADDITION AND RENOVATIONS 1315 E. Miner Street, Arlington Heights, IL 60004 STR Partners LLC 350 West Ontario Street | Suite 200 ARLINGTON HEIGHTS SCHOOL DISTRICT 25 Chicago IL 60654 www.strpartners.com 11/2/16