HomeMy WebLinkAbout12/14/2023 P&Z Agenda PacketVillage of Mount Prospect
Planning and Zoning Commission
Regular Meeting Agenda
50 S. Emerson St. Mount Prospect, IL 60056
December 14, 2023 Village Hall - 3rd Floor Board Room 7:00 PM
1. CALL TO ORDER
2. APPROVAL OF MINUTES
2.1. PZ -14-23 / 2010 E. Camp McDonald Rd. / CU: Animal Hospital
2.2. PZ -17-23 / 1803 E. Bittersweet Ln. / CU: Side -Yard Setback Reduction
3. NEW BUSINESS
3.1. PZ -19-23 / 707 Russel Street / VAR: Lot Coverage / P&Z Final
4. CITIZENS TO BE HEARD
5. QUESTIONS AND COMMENTS
6. ADJOURNMENT
ANY INDIVIDUAL WHO WOULD LIKE TO ATTEND THIS MEETING BUT BECAUSE OF A DISABILITY
OR NEEDS SOME ACCOMMODATION TO PARTICIPATE, SHOULD CONTACT THE VILLAGE
MANAGER'S OFFICE AT 8471392-6000, EXTENSION 5307
Page 1 of 42
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -14-23 Hearing Date: October 26, 2023
PROPERTY ADDRESS: 2010 East Camp McDonald Road
PETITIONER: Midwest Veterinary Hospitals, PLLC
PROPERTY OWNER: Shore Capital Real Estate Partners Holdco, LLC
PUBLICATION DATE: October 11, 2023
REQUEST: Conditional Use for an Animal Hospital
MEMBERS PRESENT: Thomas Fitzgerald
Walter Szymczak
Ewa Weir
William Beattie
Greg Miller
Joseph Donnelly
MEMBERS ABSENT: Norbert Mizwicki
Donald Olsen
Greg Miller
STAFF MEMBERS PRESENT: Mo Khan — Development Planner
INTERESTED PARTIES: None
Chairman Donnelly called the meeting to order at 7:00 PM. Commissioner Fitzgerald made a motion
seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission
meeting on September 28, 2023. The minutes were approved 5-0.
Chairman Donnelly introduced the first item of business: Case PZ -14-23, 2010 E. Camp McDonald Rd., a
request for a conditional use for an animal hospital.
Mr. Khan stated that the Petitioner operates an animal hospital at the subject property. Mr. Khan stated
that the original Special Use that was granted for the animal hospital did not run with the land and was
granted specifically to a Dr. T.A. Osborn. The original special use is no longer valid since both the subject
property and business have changed ownership multiple times.
Mr. Khan stated that the Staff finds the standards for conditional use have been meet and for the
Planning & Zoning Commission to adopt the staff's findings and approve the following motion:
1. "A conditional use per Section 14.604 to permit an animal hospital/veterinary clinic on the
property located at 2010 E. Camp McDonald Rd as shown on the plans submitted and attached
to this request and subject to the following conditions of approval:
a. That there shall be no boarding of animals upon the premises.
Planning & Zoning Commission Meeting — October 26, 2023
PZ -14-23
Page 2 of 42
b. That there shall be no outdoor kennels or runs upon the premises.
c. That there shall be no crematorium upon the premises."
Mr. Khan stated that the Village Board's decision is final for this case.
Commissioners did not have any question for staff.
Chairman Donnelly swore in the Petitioner.
Chairman Donnelly asked if overnight boarding occurs. The Petitioner stated they do not have any
overnight boarding as they do not have staff that work overnight.
Commissioner Wier stated this is a simple request.
Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a
motion. Commissioner Fitzgerald made a motion seconded by Commissioner Wier to approve the
following motion:
"A conditional use per Section 14.604 to permit an animal hospital/veterinary clinic on the property
located at 2010 E. Camp McDonald Rd as shown on the plans submitted and attached to this request
and subject to the following conditions of approval:
a. That there shall be no boarding of animals upon the premises.
b. That there shall be no outdoor kennels or runs upon the premises.
c. That there shall be no crematorium upon the premises."
UPON ROLL CALL AYES: Fitzgerald, Szymczak, Weir, Beattie, and Donnelly
NAYS: None.
The motion was approved by a vote of 5-0.
After hearing one more item of new business, Chairman Donnelly made a motion seconded by
Commissioner Szymczak and the meeting was adjourned at 7:18 PM.
Mo Khan
Development Planner
Planning & Zoning Commission Meeting — October 26, 2023
PZ -14-23
Page 3 of 42
1
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -17-23 Hearing Date: October 26, 2023
PROPERTY ADDRESS: 1803 Bittersweet Lane
PETITIONER: Eugene Chaiken
PROPERTY OWNER: Eugene Chaiken
PUBLICATION DATE: October 11, 2023
REQUEST: Conditional Use for a Side -yard Setback Reduction for a Shed
MEMBERS PRESENT: Thomas Fitzgerald
Walter Szymczak
Ewa Weir
William Beattie
Greg Miller
Joseph Donnelly
MEMBERS ABSENT: Norbert Mizwicki
Donald Olsen
Greg Miller
STAFF MEMBERS PRESENT: Mo Khan — Development Planner
INTERESTED PARTIES: None
Chairman Donnelly called the meeting to order at 7:00 PM. Commissioner Fitzgerald made a motion
seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission
meeting on September 28, 2023. The minutes were approved 5-0.
After hearing the first item of business, Chairman Donnelly introduced the second item of business: Case
PZ -17-23, 1803 Bittersweet Ln., a request for a conditional use for a side -yard setback reduction for a
shed.
Mr. Khan stated that the Petitioner is requesting a conditional use for a side -yard setback reduction to
construct a shed 3 ft. from the property line, whereas 5 ft. is required. Mr. Khan stated that due to
conditions of the lot, including location of underground irrigation, existing vegetation, and location of
power lines, the shed cannot be located in a place that meets the zoning requirements.
Mr. Khan stated with the exception for the requested zoning relief, the proposed shed meets all other
zoning requirements such as lot coverage, building separation, and height.
Mr. Khan stated that the Staff finds the standards for conditional use have been meet and for the
Planning & Zoning Commission to adopt the staff's findings and approve the following motion:
Planning & Zoning Commission Meeting — October 26, 2023
PZ -17-23
Page 4 of 42
1. "A conditional use per Sec. 14.604 to permit a shed to be setback 3 ft. from the interior
property line, whereas the minimum setback required is 5 ft. on the property located 1803 E.
Bittersweet Ln., as shown on the plans submitted and attached to this request."
Mr. Khan stated that the Village Board's decision is final for this case.
Commissioners did not have any question for staff.
Chairman Donnelly swore in the Petitioner.
Chairman Donnelly asked the Petitioner to explain their request. The Petitioner stated they are seeking
to construct a small shed to store items that are currently stored in their house that are typically used
for outside work. The Petitioner stated that due to reasons with their property (previously mentioned by
staff) that the shed would need to be located as proposed.
Commissioner Wier stated that the shed can be located where it meets zoning requirements and is
concern with setting a precedent.
Commissioner Fitzgerald stated he appreciates the Petitioner for going through the process to request
the setback reduction.
Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a
motion. Commissioner Beattie made a motion seconded by Commissioner Szymczak to approve the
following motion:
"A conditional use per Sec. 14.604 to permit a shed to be setback 3 ft. from the interior property line,
whereas the minimum setback required is 5 ft. on the property located 1803 E. Bittersweet Ln., as
shown on the plans submitted and attached to this request."
UPON ROLL CALL AYES: Fitzgerald, Szymczak, Beattie, and Donnelly
NAYS: Weir
The motion was approved by a vote of 4-1.
Chairman Donnelly made a motion seconded by Commissioner Szymczak and the meeting was adjourned
at 7:18 PM.
Mo Khan
Development Planner
Planning & Zoning Commission Meeting — October 26, 2023
PZ -17-23
Page 5 of 42
Subject
Meeting
Fiscal Impact (Y/N)
Dollar Amount
Budget Source
Category
Type
Information
Item Cover Page
PZ -19-23 / 707 Russel Street / VAR: Lot Coverage / P&Z Final
December 14, 2023 - REGULAR MEETING OF THE MOUNT
PROSPECT PLANNING AND ZONING COMMISSION
NEW BUSINESS
Action Item
The "Petitioner", Peter Kretowski, is seeking a variation to the maximum overall lot coverage
requirement at 707 Russel Street ("Subject Property") for the installation of a deck.
The Subject Property was annexed into the Village of Mount Prospect ("Village") in 1926, with
subsequent building permits issued for the construction of a single-family residence in 1957, a
detached two -car garage in 1977, and improvements to the property including a new
driveway/flatwork, roof, and fence.
In 2021, a building permit for a new driveway and flatwork (driveway apron, walkway, stoop,
and steps) was approved resulting in the Subject Property nearly reaching the maximum lot
coverage at 49%. Sometime in 2022, the Petitioner installed a new composite deck without a
permit, and a stop work order was issued by the Village. The Petitioner was required to apply
for a building permit for the construction of the illegal deck, but the building permit application
was denied. The proposed deck pushed the Subject Property to exceed the allowable lot
coverage to its current level of 53.7%. To reach the code requirement of 50.0% lot coverage,
Staff estimates at least 268 square feet of impervious surface would need to be removed. The
installed deck is approximately 340 square feet.
Historically, the Village has consistently implemented the lot coverage requirement,
considering both impermeability and massing. It has never been the intent of the zoning code
to permit the construction of a deck that allows water through to span the entire property.
Allowing this by right could theoretically enable property owners to locate such structures over
their entire building envelope without exceeding the permitted maximum lot coverage ratios.
Discussion
The Petitioner is seeking a variation to allow 53.7% overall lot coverage ratio to allow the
illegally constructed deck to remain. The table below outlines the proposed lot coverage
regulation for the R -A Single Family Residential district:
Page 6 of 42
Bulk Requirement R -A Requirement Existing Proposed
Max. Lot Coverage 50% 49 % 53 7%
According to the Petitioner's application, the Petitioner maintains that granting the variation
will not alter the essential character of the neighborhood. The Petitioner argues that the
existing detached garage's location deep into the Subject Property is a hardship and creates a
need for more driveway area and therefore more lot coverage. Per the Petitioner, the relief
requested is a minor deviation from the permitted lot coverage. The Petitioner maintains that
the composite decking material is unlike hard pavements such as concrete, asphalt or brick,
which are highly resistant to infiltration by storm water. The Petitioner states that the
variation will not: impair an adequate supply of light and air to the adjacent property,
substantially increase congestion of public streets, endanger public safety, substantially
diminish, or impair property values within the neighborhood, or increase the danger of fire.
The Petitioner contends that there has been no evidence to suggest that the variation will
impair natural drainage or create drainage problems on adjacent properties.
The public works department reports that the entire block is largely flat, so any new
impervious surface in the area would generate additional stormwater runoff and could
aggravate existing flooding problems in the area. Consequently, Engineering does not support
any variation that would increase impervious surface beyond existing lot coverage limitations.
The building department has noted that the deck appears to have been constructed incorrectly
(insufficient frost depth, missing beams, inappropriate joist supports/hardware/engineering).
If the variation is approved, the building will require detailed plans verifying that the deck and
any other structures atop comply with code. As previously mentioned, the Subject Property
would exceed the maximum lot coverage permitted if the deck is permitted to remain. Staff is
not supportive of the variation as the standards for a variation have not been met because the
property does not have any unique characteristics that differentiate it from the rest of the
neighborhood.
As of this writing, Staff has received three public comment letters from neighbors; two people
expressed support for the request stating that the Village's lot coverage requirements are too
burdensome; one neighbor opposed the request and stated that drainage and flooding are
ongoing issues in the area and granting the variation will cause more issues in the future.
Alternatives
To deny the following motion: "A variation to allow a maximum lot coverage of 53.7%,
as shown on the plans prepared by the Petitioner, dated 11/02/2023, subject to the
condition listed in the staff report."
2. Action at the discretion of the Planning and Zoning Commission.
The Planning and Zoning Commission's decision is final for this case.
Staff Recommendation
Denial of the following motion:
"A variation to allow a maximum lot coverage of 53.7%, as shown on the plans prepared by
the Petitioner, dated 11/02/2023, subject to the condition listed in the staff report."
Attachments
Page 7 of 42
1.
PZ -19-23
Staff Report
2.
PZ -19-23
Administrative Content
3.
PZ -19-23
Plans
4.
PZ -19-23
Public Comments
5.
PZ -19-23
Review Letter
Page 8 of 42
VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056
STAFF REPORT FROM THE DEPARTMENT OF Community Development
William J. Cooney, AICP Ann Choi
Director of Community Development Development Planner
DATE: December 7, 2023
CASE NUMBER
PZ -19-23
PUBLIC HEARING DATE
December 14, 2023
APPLICANT/PROPERTY OWNER
Peter Kretowski
PROPERTY ADDRESS/LOCATION
707 Russel Street
BRIEF SUMMARY OF REQUEST
The "Petitioner", Peter Kretowski, is seeking a variation to the maximum overall lot coverage requirement at
707 Russel Street ("Subject Property") for the installation of a deck.
of Mount Prospect Zoning Ma
EXISTING EXISTING LAND USE/SITE SURROUNDING ZONING & LAND USE SIZE OF
ZONING IMPROVEMENTS North: R -A Single Family Residential PROPERTY
R -A Single Family Detached Single Family East: R -A Single Family Residential 0.13 Acres
Residential Residential South: R -A Single Family Residential
West: R -A Single Family Residential
APPROVE
STAFF RECOMMENDATION
APPROVE WITH CONDITIONS
\\Vfs\vfcdh$\PLAN\Planning & Zoning COMM\P&Z 2023\Staff Reports\PZ-19-23 707 Russel St (VAR - Lot Coverage).docx
DENY
1
Page 9 of 42
BACKGROUND / PROPERTY HISTORY
The Subject Property was annexed into the Village of Mount Prospect ("Village") in 1926, with subsequent
building permits issued for the construction of a single-family residence in 1957, a detached two -car garage
in 1977, and improvements to the property including a new driveway/flatwork, roof, and fence.
In 2021, a building permit for a new driveway and flatwork (driveway apron, walkway, stoop, and steps) was
approved resulting in the Subject Property nearly reaching the maximum lot coverage at 49%. Sometime in
2022, the Petitioner installed a new composite deck without a permit, and a stop work order was issued by
the Village. The Petitioner was required to apply for a building permit for the construction of the illegal
deck, but the building permit application was denied. The proposed deck pushed the Subject Property to
exceed the allowable lot coverage to its current level of 53.7%. To reach the code requirement of 50.0% lot
coverage, Staff estimates at least 268 square feet of impervious surface would need to be removed. The
installed deck is approximately 340 square feet.
Historically, the Village has consistently implemented the lot coverage requirement, considering both
impermeability and massing. It has never been the intent of the zoning code to permit the construction of a
deck that allows water through to span the entire property. Allowing this by right could theoretically enable
property owners to locate such structures over their entire building envelope without exceeding the
permitted maximum lot coverage ratios.
PROPOSAL
The Petitioner is seeking a variation to allow 53.7% overall lot coverage ratio to allow the illegally
constructed deck to remain. The table below outlines the proposed lot coverage regulation for the R -A
Single Family Residential district:
Bulk Requirement R -A Code Requirement
Existing
Proposed
Max Lot Coverage 50.0%
49,0%
517%
VARIATION STANDARDS
The standards for a variation are listed in Section 14.203.C.9 of the Village Zoning Ordinance and include
seven specific findings that must be made in order to approve a variation. The following list is a summary of
these findings:
• A hardship due to the physical surroundings, shape, or topographical conditions of a specific
property not generally applicable to other properties in the same zoning district and not created by
any person presently having an interest in the property;
• Lack of desire to increase financial gain; and
• Protection of the public welfare, other property, and neighborhood character.
According to the Petitioner's application, the Petitioner maintains that granting the variation will not alter
the essential character of the neighborhood. The Petitioner argues that the existing detached garage's
location deep into the Subject Property is a hardship and creates a need for more driveway area and
therefore more lot coverage. Per the Petitioner, the relief requested is a minor deviation from the permitted
lot coverage. The Petitioner maintains that the composite decking material is unlike hard pavements such as
concrete, asphalt or brick, which are highly resistant to infiltration by storm water. The Petitioner states that
the variation will not: impair an adequate supply of light and air to the adjacent property, substantially
\\Vfs\vfcdh$\PLAN\Planning & Zoning COMM\P&Z 2023\Staff Reports\PZ-19-23 707 Russel St (VAR - Lot Coverage).docx
Page 10 of 42
increase congestion of public streets, endanger public safety, substantially diminish, or impair property
values within the neighborhood, or increase the danger of fire. The Petitioner contends that there has been
no evidence to suggest that the variation will impair natural drainage or create drainage problems on
adjacent properties.
The public works department reports that the entire block is largely flat, so any new impervious surface in
the area would generate additional stormwater runoff and could aggravate existing flooding problems in the
area. Consequently, Engineering does not support any variation that would increase impervious surface
beyond existing lot coverage limitations. The building department has noted that the deck appears to have
been constructed incorrectly (insufficient frost depth, missing beams, inappropriate joist
supports/hardware/engineering). If the variation is approved, the building will require detailed plans
verifying that the deck and any other structures atop comply with code. As previously mentioned, the
Subject Property would exceed the maximum lot coverage permitted if the deck is permitted to remain.
Staff is not supportive of the variation as the standards for a variation have not been met because the
property does not have any unique characteristics that differentiate it from the rest of the neighborhood.
As of this writing, Staff has received three public comment letters from neighbors; two people expressed
support for the request stating that the Village's lot coverage requirements are too burdensome; one
neighbor opposed the request and stated that drainage and flooding are ongoing issues in the area and
granting the variation will cause more issues in the future.
Staff finds that the standards for variation have not been met. Based on these findings, staff recommends that
the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning
and Zoning Commission and deny the following motion:
1. "A variation to allow a maximum lot coverage of 53.7%, as shown on the plans prepared by the
Petitioner, dated 11/02/2023, subject to the following condition:
a. Compliance with all Development, Fire, Building, and other Village codes and regulations."
The Planning & Zoning Commission's decision is final for this case.
ATTACHMENTS:C(Zoning
MINISTRATIVE CONTENT PLANS OTHER
EPublic
emental Information,
equest Application, Responses to (Plat of Survey, Site Plan, etc.) Comments Received,
Standards, etc...) etc...)
I concur:
� A��q. &W, V.
William J. Cooney, AICP
Director of Community Development
\\Vfs\vfcdh$\PLAN\Planning & Zoning COMM\P&Z 2023\Staff Reports\PZ-19-23 707 Russel St (VAR - Lot Coverage).docx
Page 11 of 42
wmPr(AreVillage of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Zoning Request Application
Official Use Only (To be completed by Village Staff)
Case Number: P&Z - 19 - 23 Date of Submission: 10/26/2023 Hearing Date: 12/14/2023
Project Name/Address: 707 Russel Street
I. Subject Property
+/-
Zoning District (s): RA Prop ert Area (Sq0.17 acres
Ft and/or Acrea e)'
Parcel Index Number(s) (PIN(s):
Y . g
03-34-105-013-0000
II. Zoning Request(s) (Check all that apply)
❑ Conditional Use: For
allow for lot coverage at 52.5% (2.5% above the maximum permitted by Code Section
❑x Variation(s): To t4 10n01:;(( -W) in nrder to accnmmndate a deck
❑ Zoning Map Amendment: Rezone From To
❑ Zoning Text Amendment: Section(s)
❑ Other:
III. Summary of Proposal (use separate sheet if necessary)
Please see attached Summary of the Proposal.
IV. Applicant (all correspondence will be sent to the applicant)
Name: Peter Kretowski c/o Atty. Katarina Karac, Birchwood Law LLC Corporation:
Address: Applicant address (same as owner); Attorney Address: 5 Revere Drive, Suite 200
City, State, ZIP Code: Northbrook, Illinois 60062
Phone: 224-412-4177 Email: katarina@birchwood.law
Interest in Property: Applicant is the owner/occupant of 707 North Russel Street, Mount Prospect, IL 60056
(e.g. owner, buyer, developer, lessee, architect, etc...)
1
Page 12 of 42
V. Property Owner
❑ Check if Same as Applicant
Name: MICHAL KRETOWSKI Corporation:
Address: 707 N RUSSEL ST
City, State, ZIP Code: MT PROSPECT, IL 60056
Phone: 847-852-9535 Email: PETERKRETOWSKI@GMAIL.COM
In consideration of the information contained in this petition as well as all supporting documentation, it is
requested that approval be given to this request. The applicant is the owner or authorized representative of the
owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount
Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of
the subject property.
I hereby affirm that all information provided herein and in all materials submitted in association with this
application are true and a�qRrate to the best of my knowledge.
Applicant: J Date: 10-13-23
(Signature)
PETER KRETOWSKI
(Print or Type Name)
If applicant is not property owner:
I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this
application and the associat upporting material.
Property Owner: Date: 10-13-23
(Signature)
MICHAL KRETOWSKI
(Print or Type Name)
Page 13 of 42
Affidavit of Ownership
COUNTY OF COOK
STATE OF ILLINOIS
MICHAL KRETOWSKI under oath, state that I am
(print name)
[I the sole owner of the property
77 an owner of the property
7 an authorized officer for the owner of the property
commonly described as 707 N RUSSEL ST., MT PROSPECT, IL 60056
(property address and PIN) PIN: 03-34-105-013-0000
and that such property is owned by MICHAL KRETOWSKI as of this date.
(print na�
Signature
Subscribed and sworn to before
me this —LI& day of
Od'V-V� Q,V 2023
Notary PUtb(c
DOMINIQUE AN qj1iA BORG
R
OFF�,CILSEAL
Notary 'a%Of Illinois
My cummission Exp[res
202 7
April 17, 2027
7
10
Page 14 of 42
10/13/23, 9:49 AM Cook County Treasurer's Office - Chicago, Illinois
11111111111 1111111111 11111111 11 1,
TOTAL. "[`i`,%,Xflk1G ',.,ASTF7J1GT DF1,F.,3,T ATTW9UTF`1DT0 YOUR
Totall Taxiing District Debt Attributed to Your Property: $31,015
Property Vallue: $256,560
Totall Debt % Attributed to Your Property Vallue: '112.1 %
"'III" o see the 20 -Year 11 listoilry of Your 11131lroperty IlFaxes, click here.
Note: The above amounts are illustrations of how much government debt could be attributed to your property based on its 2021 value.
See Details Here
Incorrect Image? Click Here.
Are Your Taxes Paid?
Property Location:
707 N RUSSELL ST
MOUNT PROSPECT, IL 60056-2029
Volume: 235
Tax Year 2021 (billed in 2022) Totall Amount IBiilllle& $6,114.46
I , I GIN A Iv1I WS I ARC I I
Scrollll down for more Information,
Mailing Information:
MICHAL KRETOWSKI
707 N RUSSEL ST
MT PROSPECT, IL 60056-2029
Update Your Information
1 t I I IS IfA 1,1, kfi F11`4 "r - lfux Ye.,tr
202'1
2ir"Id, 1 1`4,,,` r/_,1 1, 1,011F 11 f - fix
re "1 2 ".) 2 1
Original Billed Amount:
$3,361.72
Original Billed Amount:
$2,752.74
Due Date:
03/01/2022
Due Date:
12/30/2022
Tax:
$0.00
Tax:
$0.00
Interest:
$0.00
Interest:
$0.00
Current Amount Due:
$0.00
Current Amount Due:
$0.00
Totall Amount Due: $0.00
Expand Payment Details w
https://www.cookcountytreasurer.com/yourpropertytaxoverviewresults.aspx
Page 15 ofl/�2
10/13/23, 9:49 AM Cook County Treasurer's Office - Chicago, Illinois
Tax Year 2022 (billed in 2023) Tol.all Amount IBilled:: $3,362..95
rwrir� 1,1, r - `Da r 1,2022
Original Billed Amount:
$3,362.95
Due Date:
04/03/2023
Tax:
$0.00
Interest:
$0.00
Current Amount Due: $0.00
Totall Amount Due: $0„00
Expand Payment Details
About payments:
• Payments are recorded the date they are received. They appear on the website about three business days later.
• The current amount due is as of Friday, October 13, 2023. Questions about payments? Contact Us.
• To find out if taxes for this PIN were sold or are delinquent for Tax Year 2020 and earlier, search the Cook County
Clerk's records.
Download Your Tax Bill
Open a PDF of your tax bill that can be printed and used to pay in person or by mail.
Tax Year 2021 Second Installment Due Friday, December 30, 2022
Tax Year 2022 First Installment Due Monday, April 3, 2023
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Sign up for e0illing to receive future tax bills via email.
Are There Any Overpayments on Your PIN?
Our records do not indicate a irefund available on the IPIIIM you Ihave entered.
Have You Received Your Exemptions in These Tax Years?
Type
2021
2020
2019
2018
Homeowner Exemption:
YES
NO
YES
NO
Senior Citizen Exemption:
YES
NO
YES
NO
Senior Freeze Exemption:
NO
NO
NO
NO
Returning Veteran Exemption:
NO
NO
NO
NO
https://www.cookcountytreasurer.com/yourpropertytaxoverviewresults.aspx Page 16 of/�2
10/13/23, 9:49 AM Cook County Treasurer's Office - Chicago, Illinois
Disabled Person Exemption: NO NO NO NO
Disabled Veteran Exemption: NO NO NO NO
A. (..,ertlifiicate. of Ei[ rolr reducing the taxes livas beeln appbed for tlhlis PIIIVI on tax year(s): 2020, 2.0°II8
Tax Year 2022 exempboins girainted by the Assessor wish be ireflected on youir Second Installs neinrt tax NU,
Apply for a missing exemption
20 -Year Property Tax Bill History
Tax Year 2002:
$1,942..97
If ax Year 2021:
$6,114.46
(Difference:
1. $4•,'1'7"i A9
Percent Change:
f 21430%
See your complete property tax history.
II Read "The Pappas Study" 20 -Year Property Tax History
See the Top 50 Largest Tax Increases since 2000 by
Chicago ward and suburb
Voter Turnout 2011-2020 Chicago and Cook County
Suburbs
Cook County Suburbs - Interactive Map
Chicago by Ward - Interactive Map
Taxing District Debt Attributed to Your Property
.Dotal Taxing District IDebt Attributed to Your Property: $31,015
Property Vallue: $256,560
Totall (Debt aim Attributed -to Your Property Vallum 12,.1 %
Youur
•" y self IlRilrollperty "'IIIaxes, click here.'"
Ilio set* the 2�G•••Yeaur III°�Illulstour
Note: The above amounts are illustrations of how much government debt could be attributed to your property based on
its 2021 value.
Select a taxing district name for detailed financial data.
Total Debts and District Property % of Taxing Estimated Total
Your Taxing Districts Liabilities Value Property Value District Debt Debts and Liabilities
to Property
Northwest Mosquito
Abatement Wheeling
Metro Water Reclamation
Dist of Chicago
Mt Prospect Park District
Harper Coll Comm College
512 (Palatine)
$176,4.04 $80,969,485,492
$4,170,650,000 $548,420,959,773
$18,436,902 $5,608,380,601
$365,024,944 $56,342,726,534
$256,560 0.0003169% $1
$256,560 0.0000468% $1,9511
$256,560 0.0045746% $843
$256,560 0.0004554% $1,662
https://www.cookcountytreasurer.com/yourpropertytaxoverviewresults.aspx Page 17 0P/�2
10/13/23.9:4emw
Money Owed �
Cook County Treasurer's
Office Chicago, Illinois
Township HS District 214
$161,378783
$28,070147,569
$256,560 0.0009138%
$1,475
(Ar|ingtonHts)
Your Taxing oimx,i�o
Mount Prospect Public
$22'051'510
$2.416.802.510
$256'500 0.0106l57%
$2'341
School District 57
n�a|Net Pension
Shortage
Village afMount Prospect
g300'00l'679
$5.699.825.494
$256'580 U045013%
$13.504
Town mfWheeling
$12'818
$16.940.878.022
$256'500 00015144%
$Q
Cook County Forest
$548'552.253
$557.607.500.340
$250.560 O�0000460%
$252
Preserve District
11
Abatement Wheeling
County of Cook
$19.531'125^441
$557.607.500.340
$256.560 O�0000460%
$8.986
$3.327'854,000
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To read "rimaasumeir Pappas' Debt Study and use the linteiractivemmalp,click here.
Highlights of Your Taxing Districts'Debt and Pension
Select a taxing district name for detailed financial data.
Reports and Data for All Taxing Districts
View the financial reports filed by 547 local Taxing Districts across Cook County pursuant to the Debt Disclosure
Ordinance authored byTreasurer Maria Pappas.
^ Read the Executive Summary
^ Read the Debt Report
^ Cook County Debt Map
^ Correlation Chart Between Debt and Higher Taxes
^ Search your property to findouuwhatpouionof1oca1govemmamdebtimuuributedtoyourpmpeuy
, Debt tnProperty Value byMunicipality Residential and Commercial
^ Debt and Disclosure Data
^ Browse all financial reports filed byaspecific local government
xupo://www nvpx Page 18"�/�2
Money Owed �
Pension and
Your Taxing
V���vo,wxmvvmo
Annvmo,Pension
Your Taxing oimx,i�o
Districts (minus
pmmin«�hvY»«'
and Healthcare
Employees
Retirees
Difference
n�a|Net Pension
Shortage
Liability)
Northwest
Northwmst Mosquito
91'080,667
$7,980.421
(g824,317)
20
D
11
Abatement Wheeling
Metro Water Reclamation
$3.327'854,000
$3.020.080.000
$1.168.9B5.000
1'972
2.480
-508
Dist of Chicago
Mt Prospect Perk District
$18'433'548
$33.278.233
$388'084
59
117
-58
Harper Coll Comm College
$385'967'009
$71.570.380
$71.570'388
897
O
897
512 (Palatine)
Township HS District 214
$174,084,349
$270.533.348
(810.941.244)
1'684
1.286
478
(ArlingtmnHxs)
Mount Prospect Public
$3'205'837
$30.039.042
$13.700'095
291
108
183
School District 57
Village sYMount Ppmmpeo*
$168'137'977
$365.344.346
$99.891'444
324
438
1132
Town mfWheeling
$12'813
$5.287.671
gU
23
42
-�g
Cook County Forest
$233'103'051
$540.107.834
$328'420'280
625
536
89
Preserve District
County of Cook
$0'019'310'814
*29.739.873.504
$17.090.063'060
23'538
18.058
3'682
Reports and Data for All Taxing Districts
View the financial reports filed by 547 local Taxing Districts across Cook County pursuant to the Debt Disclosure
Ordinance authored byTreasurer Maria Pappas.
^ Read the Executive Summary
^ Read the Debt Report
^ Cook County Debt Map
^ Correlation Chart Between Debt and Higher Taxes
^ Search your property to findouuwhatpouionof1oca1govemmamdebtimuuributedtoyourpmpeuy
, Debt tnProperty Value byMunicipality Residential and Commercial
^ Debt and Disclosure Data
^ Browse all financial reports filed byaspecific local government
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10/13/23, 9:49 AM
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Cook County Treasurer's Office - Chicago, Illinois
DIISCILAWER The information on this screen comics from many sources, few of which are in the control) of the Cook County Treasurer's Office.
Taxpayers are advised to take personal responsi bill i ty for their IPIIN, property location, taxpayer address, and payment amounts posted due or paid, to
The sure of their accuracy.
https://www.cookcountytreasurer.com/yourpropertytaxoverviewresults.aspx Page 19 oM2
Legal Description
707 N. Russel Street, Mount Prospect, Illinois 60056
PIN: 03-34-105-013-0000
LOT 15 IN BLOCK 3 IN RANDVIEW HIGHLANDS, BEING A SUBDIVISION OF THE NORTH WEST 1/4 OF THE
NORTH WEST 1/4 AND THE NORTH EAST 1/4 OF THE NORTH WEST 1/4 OF SECTION 34, TOWNSHIP 42
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
Page 20 of 42
707 N. Russel Street, Mount Prospect, Illinois 60056
PIN: 03-34-105-013-0000
Dated: 11.08.23
Summary of the Proposal
The property in question is located at 707 N. Russel Street, Mount Prospect, Illinois
60056. It's currently developed as a single-family home with a detached garage, and it's located
in the R -A Zoning District.
The Owner and the Applicant (father and son, respectively) purchased the property in
2017. The Applicant resides at the premises with his wife and child. Since purchasing the
property, the Applicant made approximately $50,000480,000 in improvements to the property,
which include a new driveway, installation of a new roof, new siding on the garage, new doors,
new fence, gutters, fascia and soffits, landscaping, and tuckpointing. The new driveway was
installed in 2021 and the approximate cost was $17,000.
The Applicant seeks zoning relief from Mount Prospect Code Section 14.1005(C)(1)
which provides, "No lot in the R -A district shall be developed with total impervious surfaces
exceeding fifty percent (50%) for permitted and conditional residential uses..." Applicant's lot
currently has 53.7% lot coverage (a total of 268 square feet in excess of permitted lot coverage).
As a result, the Applicant seeks approval to allow the existing condition to remain.
As a way of background, in 2022, the Applicant installed a composite deck in the rear
yard of the property using Trex Composite Decking Boards with half of an inch spacing from
one board to another all throughout. A permit application for the deck was applied for, but the
Village did not approve the permit, arguing that the deck material to be used was an impervious
surface which counted toward lot coverage. The Applicant disagreed.
According to the manufacturer, the "composite decking is not considered an impervious
surface because it will need to be gapped to allow for the boards to drain and dry properly."
While the permit application was pending, the deck was installed in accordance with the
manufacturer's instructions, as the Applicant believed that the deck did not contribute to
impervious surface.
In November of 2022, the Village of Mount Prospect issued a stop work order due to
Village's policy of interpreting the "impervious surface" definition more broadly, to encompass
not only decks made out of material explicitly included in the definition, but all decks. Section
16.202 of the Village Code of Ordinances defines "impervious surface" as "a surface that has
been compacted or covered with a layer of material so that it is highly resistant to infiltration by
storm water. Such surfaces include hard pavements, such as concrete, asphalt, brick, slate, gravel
and boulders; wood decks and structures." (Emphasis added). The definition does not explicitly
include composite decks or permeable barriers.
Page 21 of 42
Although the Applicant disagrees with the Village's categorization of his decking
material as contributing to impervious surface for the sake of lot coverage calculation, in order to
come into compliance with the Village Code (as interpreted by staff), the Applicant seeks a
variation from Section 14.1005(C)(1) to allow 53.7% lot coverage to accommodate the existing
deck.
Review of Criteria for Granting a Variation
Pursuant to Section 14.203(C)(9)
Section 14.203(C)(9). Standards For Variations: A variation from the regulations of this chapter
shall not be granted or recommended for approval by the planning and zoning commission unless
findings of fact based on evidence are made in each specific case that affirm the following
standards:
a. Because of the particular physical surroundings, shape, or topographical conditions
of the specific property involved, a specific hardship to the owner would result, as
distinguished from a mere inconvenience if the strict letter of the regulations was to
be applied;
The Applicant's lot is 55' by 131.95' totaling +/-7,257 square feet. The existing 2 car garage
sits +/- 13 feet from the rear lot line. Unlike most of the residential properties to the north and
some to the south and across the street which have attached single car garages, the Applicant's
deeply set detached garage creates a need for more driveway area and therefore more lot
coverage. In 2017, when the Owner and Applicant acquired the property, the existing driveway
was in poor condition and needed to be repaired or replaced. The Applicant replaced the
driveway in 2021 and extended it by 2 feet on both sides to accommodate easier access and
maneuverability to the garage in the rear. (See Driveway Exhibit).
After the driveway was installed, the Applicant researched and found high quality materials
for a composite deck that would not contribute to the impervious surface area. Relying on the
Village Code and the manufacturer's definitions, the Applicant installed the deck. As a result of
the deeply set garage and due to the difference in the interpretation of the Village Code, the
Applicant now seeks a variation to account for the 3.7% discrepancy between the existing
condition and the permitted lot coverage.
b. The conditions upon which an application for a variation are based are unique to
the property for which the variation is sought and are not generally applicable to
other property within the same zoning classification;
The Applicant specifically identified, purchased, and installed pursuant to manufacturer's
instructions a composite deck that is "not impervious" by the manufacturer because it allows
stormwater to seep through the gaps. Section 16.202 of the Village Code of Ordinances defines
"impervious surface" as "a surface that has been compacted or covered with a layer of material
so that it is highly resistant to infiltration by storm water. Such surfaces include hard pavements,
such as concrete, asphalt, brick, slate, gravel and boulders; wood decks and structures."
(Emphasis added). The composite decking is not highly resistant to infiltration by storm water.
Page 22 of 42
Also, composite decking is not explicitly included in the definition of "impervious surface"
which led to some confusion and ambiguity in this unusual situation.
Despite the confusion the definition created, the policy of the Village is to treat any deck as
contributing to impervious surface for the purposes of lot coverage. Most of the decks in the
nearby vicinity consist of wood or pavement which is clearly encompassed by the definition.
Unfortunately, due to the new driveway, the nature of the decking material, the manufacturer
definition, and the ambiguity of Section 16.202, the Applicant is in a unique position. Without
the variation, the Applicant will need to remove the deck or strip parts of his new driveway in
order to remove 3.7% of lot coverage.
c. The purpose of the variation is not based primarily upon a desire to increase
financial gain;
The property is owner -occupied by the Applicant, his wife and child. The family acquired
the property in 2017. Since that time, the Applicant has made approximately $50,000-$80,000 in
improvements to the property, not for financial gain, but for personal enjoyment of the property.
d. The alleged difficulty or hardship is caused by this chapter and has not been
created by any person presently having an interest in the property;
While the Applicant did install the composite decking, he genuinely believed that it did not
contribute to lot coverage based on Section 16.202 definition of "impervious surface" as well as
manufacturer's representation. After the stop work order was issued by the Village, the
Applicant spent months in conversation with Village staff about their interpretation of the
definition, the policy, and the reason behind it. The staff explained to Applicant that the reason
for broad interpretation of "impervious surface" is not that the stormwater will not pass through
but rather it's because some homeowners install weed barriers underneath the decks which then
prevent the stormwater from passing through. The Applicant offered to sign an agreement with
the Village promising not to do that, however, due to enforcement issues, his proposal was
denied.
On August 2, 2023, the Applicant was informed that public works and planning staff had
discussions regarding the issue of permeable weed barriers and the possibility of allowing decks
to be considered as permeable surfaces if permeable barriers are installed under decks. It was
determined that if a permeable weed barrier is installed under a wood deck, the surface area
covered by the permeable weed barrier would still be considered impervious even if the weed
barrier begins as, or is sold as, permeable surface. According to staff, this is because the
permeability of the weed barrier degrades over time and would need to be removed or replaced
periodically. As a result, the Village maintains a conservative position on the issue of all decks
being impervious.
e. The granting of the variation will not be detrimental to the public welfare or
injurious to other property or improvements in the neighborhood in which the
property is located;
Page 23 of 42
The requested variation exceeds the permitted lot coverage by 3.7% (268 square feet). It's a
minor deviation from the permitted lot coverage and it will not be detrimental to the public
welfare or injurious to other property or improvements in the neighborhood.
E The granting of the variation will not alter the essential character of the
neighborhood; and
Granting the variation will not alter the essential character of the neighborhood. Again, this
is a minor deviation of only 3.7% from the permitted lot coverage. Also, the composite decking
material is unlike hard pavements such as concrete, asphalt or brick, which are highly resistant to
infiltration by storm water.
g. The proposed variation will not impair an adequate supply of light and air to
adjacent property or substantially increase the congestion of the public streets, or
increase the danger of fire, or impair natural drainage or create drainage problems
on adjacent properties, or endanger the public safety, or substantially diminish or
impair property values within the neighborhood.
The variation will not impair an adequate supply of light and air to the adjacent property.
Nor will it substantially increase congestion of public streets. Also, it will not increase the danger
of fire. Since the deck has been built, there has been no evidence to suggest that it will impair
natural drainage or create drainage problems on adjacent properties. Further, it will not endanger
public safety or substantially diminish or impair property values within the neighborhood. To the
contrary, by making improvements of approximately $50,000-$80,000 since acquiring the
property in 2017, the Applicant/Owner have positively contributed to the value of the property
and the surrounding area.
E
Page 24 of 42
2310.5228
PLAT OF SURVEY
COOK COUNTY
THE S. RW LINE OF
SURVEY NUMBER: 2310.5228
c�
V
LOT 7
a LOT 16 C o BILK 3
z BLK 3 m Qo
SET CROSS O N cl? o
1.50'W S 89°57'56" E 131.45' M 1/4" FIP
E3.7' 0.5' OFF
CONC. D/W :5
a N FRAME N
N GARAGE c"Cl N w
.............................................. 43.3' 13 0
0
�I I 24.5'
I
I � � ... 3.6 w
Lo
z Ln " 0 1 STORY b INGQf� �
J o v l BRICK RES. DE K- H o
of # 707 Y LOT 15 o LOT 8
z M / C/P 7,255 SQ.FT.± BILK 3
33.2' 43.3'
WF (TYP. 0.4' OFF
FND. CROSS a, � N 89'57'56" W 131.45'(M)
1.50' W w LOT 14 z 3/4" SIR
o
BILK 3 o
BILK 3
GRAPHIC SCALE (In Feet)
1 inch = 30' ft.
STATE OF ILLINOIS POINTS OF INTEREST:
COUNTY OF LASALLE}SS NONE VISIBLE
THIO ICT()('FPTIFYTHAT THIOPR()FFCCI(Ir\IAI CFR\/I('Frr)NIFf)PMCTn
PROPERTY ADDRESS: 707 N RUSSEL STREET, MOUNT PROSPECT, ILLINOIS 60056 SURVEY NUMBER: 2310.5228
LOT 15 IN BLOCK 3, IN RANDVIEW HIGHLANDS, BEING A SUBDIVISION OF THE NORTHWEST 1/4 OF THE NORTHWEST 1/4 AND THE NORTHEAST
1/4 OF THE NORTHWEST 1/4 OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY,
ILLINOIS.
1. The Legal Description used to perform this survey was
supplied by others. This survey does not determine nor imply
ownership of the lands or any fences shown hereon. Unless
otherwise noted, an examination of the abstract of title was
NOT performed by the signing surveyor to determine which
instruments, if any, are affecting this property.
2. The purpose of this survey is to establish the bound aryof
the lands described by the legal description provided and
to depict the visible improvements thereon for a pending
financial transaction. Underground footings, utilities, or other
service lines, including roof eave overhangs were not located
as part of this survey. Unless specifically stated otherwise the
purpose and intent of this survey is not for any construction
activities or future planning.
3. If there is aseptic tank or drain field shown on this survey, the
location depicted hereon was either shown to the surveyor
by a third party or it was estimated by visual above ground
inspection. No excavation was performed to determine its
location.
4. This survey is exclusively for a pending financial transaction
and only to be used by the parties to whom it is certified.
S. Alterations to this survey map and report by other than the
signing surveyor are prohibited.
6. Dimensions are in feet and decimals thereof.
ABBREVIATIONS
(C) - Calculated
(D) - Deed
(F) - Field
(M) - Measured
(P) - Plat
(R) - Record
(S) - Survey
A/C- Air Conditioning
AE - Access Easement
ANE -Anchor Easement
ASBL - Accessory Setback Line
B/W - Bay/Box Window
BC - Block Corner
BFP - Backflow Preventer
BLDG -Building
BLK- Block
BM - Benchmark
BR - Bearing Reference
BRL - Building Restriction Line
BSMT- Basement
C - Curve
CIL - Center Line
7. Any FEMA flood zone data contained on this survey is for
informational purposes only. Research to obtain said data was
performed at www.fema.gov and may not reflect the most
recent information.
8. Unless otherwise noted "SIR" indicates a set iron rebar, 5/8
inch in diameter and twenty-four inches long.
9. The symbols reflected in the legend and on this survey may
have been enlarged or reduced for clarity. The symbols have
been plotted at the approximate center of the field location
and may not represent the actual shape or size of the feature.
10. Points oflnterest(POI's) are select above -ground
improvements, which may appear in conflict with boundary,
building setback or easement lines, as defined by the
parameters of this survey. These POI's may not represent
all items of interest to the viewer. There may be additional
POI's which are not shown or called -out as POI's, or which are
otherwise unknown to the surveyor.
11. Utilities shown on the subject property may or may not
indicate the existence of recorded or unrecorded utility
easements.
12. The information contained on this survey has been performed
exclusively by and is the sole responsibility of Exacta Land
Surveyors, LLC. Additional logos or references to third party
firms are for informational purposes only.
C/P- Covered Porch
C/S- Concrete Slab
CATV - Cable TV Riser
CB- Concrete Block
CH- Chord Bearing
CHI M- Chimney
CLF- Chain Link Fence
CME- Canal Maintenance
Easement
CO- Clean Out
CONC- Concrete
COR- Corner
CS/W - Concrete Sidewalk
CU E - Control Util ity Easement
CVG- Concrete Valley Gutter
D/W - Driveway
DE- Drainage Easement
DF- Drain Field
DH- Drill Hole
DUE- Drainage & Utility
Easement
ELEV - Elevation
EM- Electric Meter
ENCL- Enclosure
ENT- Entrance
EDP- Edge of Pavement
EOW - Edge of Water
ESMT- Easement
EUB- Electric Utility Box
F/DH- Found Drill Hole
FCM- Found Concrete
Monument
FF- Finished Floor
FIP- Found Iron Pipe
FI PC- Found Iron Pipe & Cap
FIR - Found Iron Rod
FIRC - Found Iron Rod & Cap
FN - Found Nail
FN&D - Found Nail& Disc
FRRSPK- Found Rail Road
Spike
GAR -Garage
GM - Gas Meter
ID - Identification
IE/EE - Ingress/Egress Easement
ILL -Illegible
INST- Instrument
INT- Intersection
IRRE -Irrigation Easement
L - Length
LAE - Limited Access Easement
LB# - License No. (Business)
LBE - Limited Buffer Easement
LE - Landscape Easement
LME - Lake/Landscape
Maintenance Easement
LS# - License No. (Surveyor)
MB - Map Book
ME - Maintenance Easement
MES - Mitered End Section
MF - Metal Fence
MH -Manhole
MHWL - Mean High Water Line
NR- Non -Radial
NTS - Not to Scale
NAVD88 - North American
Vertical Datum 1988
NGVD29 - National Geodetic
Vertical Datum 1929
OG - On Ground
13. Due to varying construction standards, building dimensions
are approximate and are not intended to be used for new
construction or planning.
14. Surveyor bearings are used for angular reference and are used
to show angular relationships of lines only and are not related
or orientated to true or magnetic north. Bearings are shown
as surveyor bearings, and when shown as matching those on
the subdivision plats on which this survey is based, they are
to be deemed no more accurate as the determination of a
north orientation made on and for those original subdivision
plats. North 00 degrees East is assumed and upon preparation
of this plat, the resulting bearing between found points as
shown on this survey is the basis of said surveyor bearings as
defined and required to be noted by Illinois Administrative
Code Title 68, Chapter VII, Sub -Chapter B, Part 1270, Section
1270.56, Paragraph B, Sub -Paragraph 6, Item k.
15. THIS SURVEY IS A PROFESSIONAL SERVICE IN COMPLIANCE
WITH THE MINIMUM STANDARDS OF THE STATE OF ILLINOIS,
NO IMPROVEMENTS SHOULD BE MADE ON THE BASIS OF
THIS PLAT ALONE. PLEASE REFER ALSO TO YOUR DEED, TITLE
POLICY AND LOCAL ORDINANCES. COPYRIGHT BY EXACTA
ILLINOIS SURVEYORS. THIS DOCUMENT MAY ONLY BE USED
BY THE PARTIES TO WHICH IT IS CERTIFIED. PLEASE DIRECT
QUESTIONS OR COMMENTS TO EXACTA ILLINOIS SURVEYORS,
INC. AT THE PHONE NUMBER SHOWN HEREON.
ORB- Official Records Book
ORV- Official Record Volume
D/A - Overall
O/S - Offset
OFF- Outside Subject Property
OH - Overhang
OHL- Overhead Utility Lines
OHWL-Ordinary High Water
Line
ON - Inside Subject Property
PIE- Pool Equipment
PB- Plat Book
PC- Point of Curvature
PCC- Point of Compound
Curvature
PCP- Permanent Control Point
PI - Point of Intersection
PLS- Professional Land
Surveyor
PLT- Planter
POB- Point of Beginning
POC - Point of Commencement
PRC- Point of Reverse
Curvature
PRM - Permanent Reference
Monument
PSM- Professional Surveyor
& Mapper
PT- Point of Tangency
PUE- Public Utility Easement
R- Radius or Radial
R/W- Rightof Way
RES- Residential
S/W - Sidewalk
SBL - Setback Line
SCL - Survey Closure Line
SCR - Screen
SEC - Section
SEP -Septic Tank
SEW -Sewer
SIRC - Set Iron Rod & Cap
SMWE - Storm Water
Management Easement
SN&D - Set Nail and Disc
SOFT - Square Feet
STL- Survey Tie Line
STY- Story
SV - Sewer Valve
SW E - Sidewalk Easement
TBM -Temporary Bench Mark
TEL -Telephone Facilities
TOB - Top of Bank
TUE-Technological Utility
Easement
TWP- Township
TX - Transformer
TYP- Typical
UE - Utility Easement
UG - Underground
UP - Utility Pole
UR - Utility Riser
VF -Vinyl Fence
W/C- Witness Corner
W/F - Water Filter
WE -Wood Fence
RGE- Range WM -Water Meter/Valve Box
ROE- Roof Overhang Easement WV -Water valve
RP- Radius Point
JElevation
Fire Hydrant
•
Find or Set
Monument
E—
Guywire or Anchor
Q,..Manhole
+
,.,Tree
Utility or Light Pole
., ®
,.,Well
ABBREVIATIONS
(C) - Calculated
(D) - Deed
(F) - Field
(M) - Measured
(P) - Plat
(R) - Record
(S) - Survey
A/C- Air Conditioning
AE - Access Easement
ANE -Anchor Easement
ASBL - Accessory Setback Line
B/W - Bay/Box Window
BC - Block Corner
BFP - Backflow Preventer
BLDG -Building
BLK- Block
BM - Benchmark
BR - Bearing Reference
BRL - Building Restriction Line
BSMT- Basement
C - Curve
CIL - Center Line
7. Any FEMA flood zone data contained on this survey is for
informational purposes only. Research to obtain said data was
performed at www.fema.gov and may not reflect the most
recent information.
8. Unless otherwise noted "SIR" indicates a set iron rebar, 5/8
inch in diameter and twenty-four inches long.
9. The symbols reflected in the legend and on this survey may
have been enlarged or reduced for clarity. The symbols have
been plotted at the approximate center of the field location
and may not represent the actual shape or size of the feature.
10. Points oflnterest(POI's) are select above -ground
improvements, which may appear in conflict with boundary,
building setback or easement lines, as defined by the
parameters of this survey. These POI's may not represent
all items of interest to the viewer. There may be additional
POI's which are not shown or called -out as POI's, or which are
otherwise unknown to the surveyor.
11. Utilities shown on the subject property may or may not
indicate the existence of recorded or unrecorded utility
easements.
12. The information contained on this survey has been performed
exclusively by and is the sole responsibility of Exacta Land
Surveyors, LLC. Additional logos or references to third party
firms are for informational purposes only.
C/P- Covered Porch
C/S- Concrete Slab
CATV - Cable TV Riser
CB- Concrete Block
CH- Chord Bearing
CHI M- Chimney
CLF- Chain Link Fence
CME- Canal Maintenance
Easement
CO- Clean Out
CONC- Concrete
COR- Corner
CS/W - Concrete Sidewalk
CU E - Control Util ity Easement
CVG- Concrete Valley Gutter
D/W - Driveway
DE- Drainage Easement
DF- Drain Field
DH- Drill Hole
DUE- Drainage & Utility
Easement
ELEV - Elevation
EM- Electric Meter
ENCL- Enclosure
ENT- Entrance
EDP- Edge of Pavement
EOW - Edge of Water
ESMT- Easement
EUB- Electric Utility Box
F/DH- Found Drill Hole
FCM- Found Concrete
Monument
FF- Finished Floor
FIP- Found Iron Pipe
FI PC- Found Iron Pipe & Cap
FIR - Found Iron Rod
FIRC - Found Iron Rod & Cap
FN - Found Nail
FN&D - Found Nail& Disc
FRRSPK- Found Rail Road
Spike
GAR -Garage
GM - Gas Meter
ID - Identification
IE/EE - Ingress/Egress Easement
ILL -Illegible
INST- Instrument
INT- Intersection
IRRE -Irrigation Easement
L - Length
LAE - Limited Access Easement
LB# - License No. (Business)
LBE - Limited Buffer Easement
LE - Landscape Easement
LME - Lake/Landscape
Maintenance Easement
LS# - License No. (Surveyor)
MB - Map Book
ME - Maintenance Easement
MES - Mitered End Section
MF - Metal Fence
MH -Manhole
MHWL - Mean High Water Line
NR- Non -Radial
NTS - Not to Scale
NAVD88 - North American
Vertical Datum 1988
NGVD29 - National Geodetic
Vertical Datum 1929
OG - On Ground
13. Due to varying construction standards, building dimensions
are approximate and are not intended to be used for new
construction or planning.
14. Surveyor bearings are used for angular reference and are used
to show angular relationships of lines only and are not related
or orientated to true or magnetic north. Bearings are shown
as surveyor bearings, and when shown as matching those on
the subdivision plats on which this survey is based, they are
to be deemed no more accurate as the determination of a
north orientation made on and for those original subdivision
plats. North 00 degrees East is assumed and upon preparation
of this plat, the resulting bearing between found points as
shown on this survey is the basis of said surveyor bearings as
defined and required to be noted by Illinois Administrative
Code Title 68, Chapter VII, Sub -Chapter B, Part 1270, Section
1270.56, Paragraph B, Sub -Paragraph 6, Item k.
15. THIS SURVEY IS A PROFESSIONAL SERVICE IN COMPLIANCE
WITH THE MINIMUM STANDARDS OF THE STATE OF ILLINOIS,
NO IMPROVEMENTS SHOULD BE MADE ON THE BASIS OF
THIS PLAT ALONE. PLEASE REFER ALSO TO YOUR DEED, TITLE
POLICY AND LOCAL ORDINANCES. COPYRIGHT BY EXACTA
ILLINOIS SURVEYORS. THIS DOCUMENT MAY ONLY BE USED
BY THE PARTIES TO WHICH IT IS CERTIFIED. PLEASE DIRECT
QUESTIONS OR COMMENTS TO EXACTA ILLINOIS SURVEYORS,
INC. AT THE PHONE NUMBER SHOWN HEREON.
ORB- Official Records Book
ORV- Official Record Volume
D/A - Overall
O/S - Offset
OFF- Outside Subject Property
OH - Overhang
OHL- Overhead Utility Lines
OHWL-Ordinary High Water
Line
ON - Inside Subject Property
PIE- Pool Equipment
PB- Plat Book
PC- Point of Curvature
PCC- Point of Compound
Curvature
PCP- Permanent Control Point
PI - Point of Intersection
PLS- Professional Land
Surveyor
PLT- Planter
POB- Point of Beginning
POC - Point of Commencement
PRC- Point of Reverse
Curvature
PRM - Permanent Reference
Monument
PSM- Professional Surveyor
& Mapper
PT- Point of Tangency
PUE- Public Utility Easement
R- Radius or Radial
R/W- Rightof Way
RES- Residential
S/W - Sidewalk
SBL - Setback Line
SCL - Survey Closure Line
SCR - Screen
SEC - Section
SEP -Septic Tank
SEW -Sewer
SIRC - Set Iron Rod & Cap
SMWE - Storm Water
Management Easement
SN&D - Set Nail and Disc
SOFT - Square Feet
STL- Survey Tie Line
STY- Story
SV - Sewer Valve
SW E - Sidewalk Easement
TBM -Temporary Bench Mark
TEL -Telephone Facilities
TOB - Top of Bank
TUE-Technological Utility
Easement
TWP- Township
TX - Transformer
TYP- Typical
UE - Utility Easement
UG - Underground
UP - Utility Pole
UR - Utility Riser
VF -Vinyl Fence
W/C- Witness Corner
W/F - Water Filter
WE -Wood Fence
RGE- Range WM -Water Meter/Valve Box
ROE- Roof Overhang Easement WV -Water valve
RP- Radius Point
Page 27 of 42
Page 28 of 42
Page 29 of 42
Page 30 of 42
Page 31 of 42
Page 32 of 42
Page 33 of 42
Page 34 of 42
Page 35 of 42
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From: Katarina Karac
To: Choi. Ann
Subject: Fw: 707 N Russel St Variance Request
Date: Wednesday, November 1, 2023 8:04:09 AM
Hi Ann,
Please see the email correspondence below from the owner of 705 N. Russel Street in support of
the variation.
Thanks,
Katarina S. Karac
Birchwood Law LLC
Land Use & Zoning
224-955-7095
Book a Call I 1_,inkedin I Website
tic : This electronic mail transmission is confidential, may be privileged, and should be read or
retained only by the intended recipient. If you have received this transmission in error, please
immediately notify the sender and delete it from your system. This email is not legal advice unless so
stated and you are an existing client. No attorney-client relationship is created unless and until there is a
separate, written agreement signed by us and you.
From: ED O'NEILL <eonei1148@comcast.net>
Subject: 707 N Russel St Variance Request
Date: October 31, 2023 at 3:45:07 PM CDT
To: "peterkretowski@gmail.com" <peterkretowski@gmaiLcom>
To Whom It May Concern at the Village of Mt. Prospect,
This is a note in support of the variance request related to surface
coverage for the lot located at 707 N Russel St, Mt Prospect, IL 60056.
We have been neighbors of Peter & Aga Kretowski for a number of years.
They have been good neighbors who have consistently been very
considerate of all of their neighbors as they worked to upgrade and
improve their property. We fully support their building of the outdoor living
area in their back yard. We do not believe that this deck structure will
create any unnecessary problems for us or for our neighborhood.
We support the granting of a variance to allow them to keep their deck as
built.
Sincerely,
Ed & Nancy O'Neill
705 N. Russel St.
Mt. Prospect, IL 60056
Page 37 of 42
From: Kevin Davis
To: Choi. Ann
Subject: Case No PZ -19-23, 707 Russel St, Variance
Date: Monday, November 27, 2023 11:26:39 AM
I am writing to support the above referenced variance request. I find the lot coverage
requirement to be overly burdensome. When this code was put in place the Village did not
have all the infrastructure improvements made over the years. As a village matures so must its
codes and requirements. When is the last time a committee took a hard look at this issue? A
reasonable variance should be granted.
Kevin Davis
700 N Wille St
Mount Prospect, IL 60056
(847) 456-8017
Page 38 of 42
From:
Erik Stolzer
To:
Choi. Ann
Subject:
PZ -19-23 comments
Date:
Tuesday, November 28, 2023 8:43:16 PM
Hello Planning & Zoning Commission,
We live on the 600-700 block of Russel Street and received the letter for case no. PZ -19-23,
707 Russel St.
We are opposed to the variation the petitioner is asking for. We are aware of two neighbors
on the block who have been made to remove construction which exceeded the maximum lot
coverage. Also, the direct neighbor of 707, as well as another home on the block,
participated in the Village's backyard drainage program due to drainage/flooding issues.
Drainage and flooding are ongoing problems on this block, as they are all over the Village,
and it would be detrimental to grant this variance, only causing more issues in the future.
Please deny this variation and help to protect everyone's homes and yards in this area.
Thank you for your time and for keeping us anonymous.
Page 39 of 42
MAYOR
VILLAGE MANAGER
Paul Wm. Hoefert
Michael J. Cassady
Mount Prospect
TRUSTEES
VILLAGE CLERK
Vincent J. Dante
Karen Agoranos
Agostino S. Filippone
Terri Gens
William A. Grossi
Phone: 847/962-6000
John J. Matuszak
Fax: 847/962-6022
Colleen E. Saccotelli
www.mountprospect.org
Village of Mount Prospect
50 S. Emerson Street, Mount Prospect, Illinois 60056
November 10, 2023
Peter Kretowski
c/o Katarina Karac
707 Russel Street
Mount Prospect IL 60056
Via c -mail: pcterkretowski2gmail.com and katarinakbirchwood. law
Re: 707 Russel Street / Variation for Lot Coverage / Review #1 Comments
Dear Mr. Kretowksi and Ms. Karac,
The Village of Mount Prospect has reviewed the submittal requesting a variation from the lot coverage
requirement, and has the following review comments:
Planning Division:
1. The proposed lot coverage is calculated as 53.7% or 3887 SF (268 SF over the allowed
maximum lot coverage of 3619 SF) based on the updated plat of survey.
2. Responses to Variations Standards:
a. Standard #1: The subject property's lot size is similar to those lots in the surrounding
area/neighborhood. The lot sizes for the area average around 7,000 square feet. The
subject property is on the higher end of the average at approximately 7,260 square
feet. The subject property is not unique in shape or surfounding compared to the
surrounding area/neighborhood. Standard is not met.
b. Standard #2: The Village has regularly included all types of decks in the lot coverage
calculation. Though the definition does not explicitly state composite decks this does
not mean it is not to be included in lot coverage calculation as there are other
materials and structures that are not listed but are also included in lot coverage
calculation. The conditions are not unique as the Village has regularly applied this
interpretation with all permits. Standard is not met.
c. Standard #3: The requested variance will not result in direct financial gain as there is
no immediate profit that occurs by the construction of the deck. Standard is met.
d. Standard #4: The higher lot coverage created by the detached garage and longer
driveway was created by the original builder of this home. An attached garage could
have been constructed that would shorten the driveway and thus resulted in less lot
coverage. There is no requirement for a detached garage to be built by the zoning
ordinance. Additionally, the driveway was widened by the current property owner
which also increased the lot coverage for the subject property. Standard is not met.
Page 40 of 42
Village of Mount Prospect Building Services I Page 2
e. Standard #5: The construction of a deck would not be injurious or detrimental to the
public welfare as it is a common accessory structure in residential areas. The
increased lot coverage may cause additional stormwater runoff to adjacent properties.
The subject property and the surrounding area/neighborhood are not in a designated
floodway or flood zone. However, according to PW the area does experience flooding
problems and new impervious area may worsen the condition. Standard is not met.
f. Standard #6: Decks are a common accessory structure in residential area. With the
exception of the requested variance for lot coverage, the deck meets all other zoning
requirements, including but not limited to yard location and setback. Standard is met.
g. Standard #7: The construction of deck does not have an adverse impact on adjacent
properties in term of light and air and will not create additional congestion on public
streets. The construction of the deck will require the issuance of a building permit and
associated inspection to ensure it meets all Village Codes. Standard is met.
3. It has been the Village's longstanding position to consider all decks as impervious surfaces when
considering lot coverage and drainage.
4. The proposed construction of the shed will not demonstrate an adverse impact on the
surrounding area/neighborhood as a deck is a common accessory structure in residential area.
However, the request has not demonstrated any unique aspects that do not generally apply to
other residential zoned lots in the surrounding area/neighborhood or in the Village general. The
lot coverage for the subject property which has been maximized is the result of choices made by
the original homebuilder and the existing property owner and not due to unique conditions with
the lot or surrounding area/neighborhood. Staff recommends denial of the requested variation.
Building Department:
5. It appears from the pictures of the framing that the deck was framed directly on grade. There
appears to be no frost protection. The drawings indicate 38" however that is not the minimum
frost depth in the area•, the pier should be a minimum of 42" deep. The design also indicates the
deck sitting on posts; what is the height above finished grade for the decking material?
6. The framing appears to be missing beams and the drawings do not reflect what was built. We
would encourage the applicant, if the deck is approved, to consult with a design professional or a
design software that can calculate tributary, spans, and assist with beam sizing.
7. The deck has currently constructed should be re -constructed with appropriate joist supports,
hardware, and engineering to meet code.
8. Provide a material list indicating types of material, fasteners, joist materials, decking materials,
and all materials used in the installation.
9. Deck should have a weed barrier under the deck otherwise maintenance of weeds will be
problematic.
10. Please consult with the Village's deck building guide for additional recommendations.
11. Building does not recommend exceeding lot coverage.
Public Works Department:
12. The deck appears to have been built on the existing ground. Not clear if a weed barrier was
already installed under the deck. Because of the low height of the deck, weeds growing up thru
the deck could be a problem, so future installation of a weed barrier by the current or a future
Page 41 of 42
Village of Mount Prospect Building Services I Page 3
owner cannot be ruled out. Consequently, Engineering would consider the ground under the
deck as impervious.
13. The property owner at 710 N Pine St (behind & 2 lots north of 707 Russel St) has requested
assistance in addressing flooding problems they experience in their backyard. The entire block is
largely flat, so any new impervious surface in the area would generate additional stormwater
runoff and could aggravate the existing flooding problems. Consequently, Engineering does not
support any variation that would increase impervious surface beyond existing lot coverage
limitations.
Fire Department:
14. No fire department comments.
Please make the changes, if requested, as noted above and submit a point -by -point response letter
and pdf files of the drawings. You may e-mail the digital copy. Feel free to contact me at (847) 818-
5314 / achoi@mountprospect.org if you have any questions.
c: File
Sincerely,
Ann Choi
Development Planner
Community Development
Page 42 of 42