HomeMy WebLinkAbout7.2 1200 Prairie Avenue / Plat of Subdivision
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Agenda Item Details
MeetingMay 15, 2018 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD -
7:00 p.m.
Category7. NEW BUSINESS
Subject7.2 PZ-05-18 / 1200 Prairie Avenue / Plat of Subdivision, Zoning Map Amendment,
and Variations
AccessPublic
TypeAction
Preferred DateMay 15, 2018
Absolute DateJun 05, 2018
Fiscal ImpactNo
Recommended Action1. Approval of a plat of subdivision titled "Prairie Avenue Subdivision"; and
2. A zoning map amendment to R1 Single Family Residential for Lots 1, 2, 3, 4, Parcel
A, and the right-of-way vacated as part of the “Prairie Avenue Subdivision”; and
3. A variation to allow a twenty-five foot (25’) front yard setback for Lots 2,3, and 4,
as shown as part of the Prairie Avenue Subdivision”; subject to the conditions listed in
the staff report.
Public Content
Information
The Petitioner, Prairie Group LLC, is proposing to rezone and subdivide one parcel located at 1200 Prairie
Avenue and the north end (0.10 acres) of Prairie Avenue right-of-way (the "Subject Property") into four lots of
record. The project requires vacating right-of-way, subdividing the Subject Property, rezoning the Subject
Property, and granting a front yard setback variation for the three lots abutting the proposed cul-de-sac.
The Subject property was zoned RX Single Family Residential when it was annexed into the village in 2004.
The Subject Property is surrounded on three sides by R1 residential property and on the north by duplexes
and a multifamily development in Arlington Heights. Staff has reviewed the proposed rezoning request and
found that the R1 zoning designation is consistent with existing zoning on adjacent properties and with the
Comprehensive Plan's future land use designation.
The Petitioner is seeking a variation to the front yard setbacks for three proposed residential lots fronting on
the proposed cul-de-sac. The dedicated right-of-way for the cul-de-sac takes as much as forty-five feet (45')
away from the front of the proposed lots, greatly shortening them. Staff believes that the Petitioner's front
yard setback request complies with the variation standards and is supportive of the request. The proposed
cul-de-sac significantly encroaches into parcels 2, 3, and 4, creating shallow development envelopes. The five
foot (5') setback reduction will not create homes that are any closer to the length of Prairie Avenue than
existing homes on the street due to the size of the cul-de-sac dedication. Front yards not affected by this area
will have a standard thirty foot (30') front yard setback.
The Planning and Zoning Commission voted unanimously to recommend approval of the requests by a vote of
7-0 at the Thursday, April 26th, 2018 Planning and Zoning Commission Meeting. The Petitioner has submitted
https://www.boarddocs.com/il/vomp/Board.nsf/Private?open&login6/8/2018
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a request to waive the second reading (see attached Waiver Request), tentatively scheduled for June 5, 2018,
and asks the Board to take final action at the May 15, 2018 meeting.
Alternatives
1.To Approve:
1.A plat of subdivision titled “Prairie Avenue Subdivision”;
2.A zoning map amendment to R1 Single Family Residential for Lots 1, 2, 3, 4, Parcel A, and the right-of-
way vacated as part of the “Prairie Avenue Subdivision”; and
3.A variation to allow a twenty-five foot (25’) front yard setback for Lots 2,3, and 4, as shown as part of
the "Prairie Avenue Subdivision”; subject to the following conditions:
a.Prior to obtaining the first Certificate of Occupancy, the Petitioner shall submit owner’s
association documents for staff review and approval. The document must address long-term site
maintenance, including maintenance of “Parcel A”;
b.The developer shall be responsible for the removal of any asphalt in the vacated right-of-way;
c.The developer shall pay for and install the proposed driveway extension for 201 Prairie Avenue in
conformance with the Village Code; and
d.The developer shall pay for and complete a Plat of Consolidation for 201 Prairie, consolidating the
vacated right-of-way with the existing lot of record.
2. Action at discretion of Village Board.
Staff Recommendation
Staff finds that the standards for subdivision, zoning map amendment, and variation have been met, as set
forth in the Petitioner’s application. Staff recommends that the Village Board make a motion to adopt staff's
findings as the findings of the Village Board and approve the plat of subdivision, zoning map amendment, and
variations with the recommended conditions in the staff report.
Zoning Request Application.pdf (1,022 KB)1200 & 201 Agreement.pdf (96 KB)
ALTA Land Title Survey.pdf (494 KB)Prairie Avenue Subdivision.pdf (592 KB)
Public Comment.pdf (20 KB)Responses to Variation Standards.pdf (318 KB)
Responses to Zoning Map Amendment Standards.pdf (315 KB)Staff Report.pdf (312 KB)
Waiver Request.pdf (35 KB)PZ-05-18 1200 Prairie.pdf (230 KB)
201 Prairie Driveway Alteration.pdf (73 KB)
Administrative Content
Executive Content
https://www.boarddocs.com/il/vomp/Board.nsf/Private?open&login6/8/2018
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Official Use Only (To be completed by Village Staff)
Case Number: P&Z - Date of Submission: Hearing Date:
Project Name/Address:
1. Subject Property
Zoning District (s): AN Property Area (Sq. Ft. and/or Acreage):/,
It. Zoning Request(s) (Check all that apply)
Conditional Use: For
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Zoning Map Amendment: Rezone From To
F-1 Zoning Text Amendment: Section(s)
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Ill. Sgrnmary of Proposal (use separate sheet if necessary)
IV. Applica!J (all corresponc/11price will be sent to the applicant)
Name: Corporation:
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City, State, ZIP Code:
Interest in Property:
(e.g. owner, buyer�, developer, lessee, architect, etc...
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V. Ppperty Owner
D"Check if Same as Applicant
Name: Corporation:
Address:
City, State, ZIP Code:
Phone: Email:
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� accurate to the best of my know) dge.,
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If applicant is not property owner:
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application and the associated supporting material.
Property Owner: Date:
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This Letter of Agreement is between Mr. and Mrs. Mehlop, Owners of 201 Prairie, Mt.
Prospect, Illinois and Roseann Schumacher, Owner of 1200 Prairie, Mt. Prospect, Illinois for
the purpose of the Village's agreement to allocate the eastern half of R.O.W. to the Owner
of 201 Prairie in accordance with these mutually agreed upon terms and conditions:
I. The Village of Mt. Prospect has agreed, subject to the terms and conditions contained
in this letter of agreement between you the Owners of 201 Prairie and the Owner of
the property developing the 4 lot subdivision at 1200 Prairie, to vacate the existing
R.O.W. on Prairie and allocate the eastern half to your property located at 201 Prairie.
2. The Village of Mt. Prospect further agrees that there will not be required an
easements within the property to be allocated to 201 Prairie. y
3. The Village of Mt. Prospect is requiring that the Owner of 1200 Prairie pay for all plats
related to the Plat of Subdivision for the 4 Lots and the Plat of Resubdivision of 201
Prairie.
4. The Village of Mt. Prospect is requiring that the Owner of 1200 Prairie shall pay for
and install the proposed driveway extension in conformance with the Village of Mt.
Prospect codes and ordinances.
5. The Village of Mt. Prospect requires the Owners of 201 to agree to consent the
signing of any and all documents needed to complete the Plat of Subdivision for the
1200 Prairie property, the allocation of the eastern half of the existing R.O.W. to 201
Prairie and the Consolidation of all properties under one final Plat.
By signing herewith the Owner of the1200 Prairie property and the Owners of 201 Prairie
mutually agree to the terms and conditions contained in this letter of agreement and agree
to execute such agreement no later than 4/16/2018.
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e vw w ftevlsed ClIlAI Oid oer v41°°e Comment
From:
Linda Ellefsen
To:
Shallcross. Jason
Subject:
PZ -05-18 prairie
Date:
Monday, April 16, 2018 1:46:18 PM
Joseph
My name is Linda Ellefsen I live across the street from this property. My concern is about flooding. As you know
we are at a bottom of a hill. We have had problems all my life with this. (I am 56 and lived here my whole life).
What will you do to solve this problem? I also need to tell the developer that I am connected to the city sewerage it
looks illegal but I pay monthly for it do not disconnect it.
Linda Ellefsen and the flooding concern is from my neighbors Harvey and Pat Mehlhop
Scanned by the Symantec Email Security.cloud service.
Prairie Avenue Subdivision —Variation Criteria
Proposed: For a reduction in the front yard setback by five feet, from 30' to 25', for those portions of
Lots 2-4 that front on the proposed cul-de-sac
1. 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.
Response: A hardship to the owner will result from the proposed dedication of a large cul-de-
sac at the north end of the property which is being required by the Village of Mount Prospect for
fire truck circulation and for other public vehicles. This cul-de-sac will need to be offset to the
west of the Prairie Avenue centerline and therefore will encroach significantly into the Subject
Property. The geometrics of this cul-de-sac location will result in shallow building envelope
depths for Lots 2-4.
2. 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 some
zoning classification.
Response: Yes, the requirements for an offset cul-de-sac are unique to this property.
3. The purpose of the variation is not based primarily upon a desire to increase financial gain.
Response: Yes, the variation is needed to meet market demands for upscale homes with three
car garages and first floor sun rooms and den/bedrooms. These inclusions cause the home to
be wider and from 40' to 55' in depth.
4. 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.
Response: The difficulty and hardship is resulting from the Village's requirement for the
dedication and construction of a cul-de-sac.
5. 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.
Response: The granting of a variation will not be detrimental to the public or neighborhood in
any way, and will not be visible from the street.
6. The granting of the variation will not alter the essential character of the neighborhood.
Response: the granting of this variation will not alter the essential character of the
neighborhood.
7. 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.
Response: The proposed variation will not impair or be detrimental to the neighborhood in any
way. The proposed cul-de-sac will be a public benefit.
Prairie Avenue Subdivision —Zoning Map Amendment Criteria
Proposed: To Rezone from RX Single Family Residential to R1 Single Family Residential
1. Compatibility with existing uses in the general area of the Subject Property.
Response: The proposed use for single-family residences is consistent with the surrounding,
existing single-family homes within the Village of Mount Prospect
2. Compatibility with the zoning classification of properties within the general area of the Subject
Property.
Response: The proposed zoning classification of R-1 is consistent and compatible with the
adjacent properties to the east, south, and west, which are all zoned R-1 within the Village of
Mount Prospect.
3. The suitability of the Subject Property with regards to the uses permitted under the property's
existing zoning classification.
Response: The Subject Property is currently zoned "Single Family Residential" and will remain
"Single Family Residential" consistent with those uses currently allowed under the existing
zoning.
4. Consistency with the trend of development in the general area of the Subject Property, including
changes that have occurred under the existing zoning classification.
Response: The proposed R-1 zoning is consistent with the current trend for development
and/or redevelopment for single-family homes in the immediate vicinity.
5. The compatibility of the surrounding property with the permitted uses listed in the proposed
zoning classification.
Response: The permitted uses in the proposed R1 will be the same as those currently allowed
for the surrounding residential properties which are also zoned R1.
6. The objectives of the current Comprehensive Plan for the Village and the impact of the proposed
amendment on the said objectives.
Response: The proposed R1 zoning is consistent with the Village's Comprehensive Plan.
7. The suitability of the property in question for permitted uses listed in the proposed zoning
classification.
Response: The Subject Property, which previously contained a single-family home, is suited for
the permitted uses of R-1 Single -Family Residential zoning classification, consistent with
surrounding R-1 zoning and uses.
w 70
Community Development Department
CASE SUMMARY — PZ -05-18
LOCATION: 1200 Prairie Avenue and the north end (0.10 acres) of Prairie Ave. right-of-way
PETITIONER/OWNER: Prairie Group LLC and the Village of Mount Prospect
PARCEL #: 08-10-114-072-0000
LOT SIZE: 1.276 acres (55,583 sq. ft.)
ZONING: RX Single Family Residential
LAND USE: Vacant
REQUEST: Plat of Subdivision
Zoning Map Amendment from RX to R1
Variation to front yard setbacks
LOCATION MAP
Village of Mount Prospect�xr,
Community Development Department
MEMORANDUM
TO:
FROM:
DATE:
HEARING DATE:
SUBJECT:
BACKGROUND
MOUNT PROSPECT PLANNING & ZONING COMMISSION
JOSEPH DONNELLY, CHAIRPERSON
JASON C. SHALLCROSS, DEVELOPMENT REVIEW PLANNER
APRIL 18, 2018
APRIL 26, 2018
PZ -05-18 / 1200 PRAIRIE AVENUE / ZMA, VARIATIONS (FRONT YARD
SETBACKS), AND PLAT OF SUBDIVISION
A public hearing has been scheduled for the April 26, 2018 Planning & Zoning Commission meeting to review the
application by Prairie Group LLC (the "Petitioner"), regarding the property located at 1200 Prairie Avenue and the
north end (0.10 acres) of Prairie Ave. right-of-way (the "Subject Property"). The Petitioner is seeking to vacate the
north end of Prairie Avenue, subdivide 1200 Prairie into five lots of record (four residential lots and one lot for
stormwater detention), dedicate land to the Village for a new cul-de-sac, rezone the Subject Property from RX to
R1, and variations to the front yard setback for three lots abutting the proposed cul-de-sac. The P&Z Commission
hearing was properly noticed in the April 11, 2018 edition of the Daily Herald newspaper. In addition, the Petitioner
completed the required written notice to property owners within 350 -feet and staff posted public hearing signs on
the Subject Property.
PROPERTY DESCRIPTION
The Subject Property is located on the west side of Prairie Ave. north of White Oak Street. The existing property is
vacant green space. The Subject Property is zoned RX Single Family Residential. The Subject Property is bordered
by the R1 Single Family Residential District to the east, south, and west. It is bordered by a duplex and multifamily
residential development in Arlington Heights to the north.
SUMMARY OF PROPOSAL
The Petitioner is proposing to create four residentially zoned lots of record out of one parcel and vacated right-of-
way. The project requires vacating right-of-way, subdividing the Subject Property, rezoning the Subject Property,
and front yard setback variations abutting a proposed cul-de-sac. The various elements of the proposal are outlined
below.
Plat Of Subdivision — The proposed plat of subdivision vacates the north end of Prairie Avenue (0.10 acres), creates
five lots of record (four residential lots and one lot for stormwater detention), dedicates land to the village for the
construction of a cul-de-sac, and grants public utility and drainage easements as necessary.
Zoning Malt" mendinerlt, — The Subject Property was zoned RX Single Family Residential when it was annexed
into the village in 2004. Newly annexed properties are zoned RX by default. The Subject Property is surrounded on
three sides by R1 residential property and on the north by duplexes and a multifamily development in Arlington
Heights.
PZ -05-18
Planning & Zoning Commission Meeting April 26, 2018 Page 3
Variation to Front „Yard µ Setbacks - The Petitioner is seeking a variation to the front yard setbacks for the three
proposed residential lots fronting on the proposed cul-de-sac. The dedicated right-of-way for the cul-de-sac takes
as much as forty-five feet (45') away from the front of the proposed lots, greatly shortening them. For this reason,
the developer is seeking a twenty-five foot (25') front yard setback for all front yards abutting the cul-de-sac. All
other front yards on Prairie Avenue will have a thirty foot (30') front yard setback. No other variations are requested
at this time.
ADDITIONAL STAFF COMMENTS
Ln' ing e ri g, — It should be understood that `Parcel A' will be owned and maintained by a homeowners association
to be created for the development. It should also be understood that the developer will have to remove the portion
of Prairie Avenue pavement in the right-of-way to be vacated and will have to modify the driveway for 201 Prairie
Avenue so that the proposed subdivision does not adversely impact driveway access to 201 Prairie Avenue.
COMPREHENSIVE PLAN DESIGNATION
The Village Comprehensive Plan designates the Subject Property as single family residential. The proposed
development will be consistent with the Comprehensive Plan's designation.
MAP AMENDMENT STANDARDS
The standards for map amendments are listed in Section 14.203.D.8.a of the Village Zoning Ordinance. When a
Map Amendment is proposed, the Planning and Zoning Commission shall make findings based upon the evidence
presented to it in each specific case with respect to, but not limited to, the following matters:
• The compatibility with existing uses and zoning classifications of property within the general area
of the property in question;
• The compatibility of the surrounding property with the permitted uses listed in the proposed zoning
classification;
• The suitability of the property in question to the uses permitted under the existing and proposed
zoning classifications; and
• Consistency with the trend of development in the general area of the property in question, and the
objectives of the current Comprehensive Plan for the Village.
The Petitioner states that the proposed zoning amendment would make the parcels compatible with surrounding
residential parcels and is consistent with development in the area. R1 zoning is adjacent to the subject property on
three sides.
Staff has reviewed the proposed R1 zoning classification and believes that the proposal will not have a negative
impact to the surrounding property or neighborhood. The R1 zoning classification is consistent with existing land
uses on adjacent property. The proposed R1 parcels border the R1 district to the east, south, and west. Further, the
R1 Single Family Residential District is consistent with the Comprehensive Plan's future land use designation.
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;
PZ -05-18
Planning & Zoning Commission Meeting April 26, 2018 Page 4
Lack of desire to increase financial gain; and
Protection of the public welfare, other property, and neighborhood character.
The Petitioner has requested variations from the Village Code's front yard setback for all front yards on the proposed
cul-de-sac. Per the Petitioner, a hardship will result from the dedication of a large cul-de-sac at the north end of the
property, which is being required by the Village of Mount Prospect for fire truck circulation and for other public
vehicles. The cul-de-sac will need to be offset to the west of Prairie Avenue so that it does not affect other properties
in the area, therefore encroaching significantly into the Subject Property. The geometries of the cul-de-sac location
will result in shallow building envelope depths for the proposed Lots 2, 3, and 4.
Village Staff believes the Petitioner's front yard setback request complies with the variation standards and is
supportive of the request. The proposed cul-de-sac significantly encroaches into parcels 2, 3, and 4, creating shallow
development envelopes. The five foot (5') setback reduction will not create homes that are any closer to the length
of Prairie Avenue than existing homes on the street due to the size of the cul-de-sac dedication. The setback variation
is also only being requested for the frontages abutting the cul-de-sac. Front yards not affected by this area will have
a standard thirty foot (30') front yard setback. The Petitioner is not responsible for the hardship as the village is
requiring the cul-de-sac construction. Staff does not feel the proposed lots would be detrimental to the public welfare
or injurious to other property or improvements in the neighborhoods. The proposed properties will comply with the
Comprehensive Plan.
RECOMMENDATION
Staff finds that the standards for zoning map amendment and variation have been met, as set forth in the Petitioner's
responses to the standards. 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 recommend
approval of the following motions:
1. A plat of subdivision titled "Prairie Avenue Subdivision";
2. A zoning map amendment to R1 Single Family Residential for Lots 1, 2, 3, 4, Parcel A, and the right-of-
way vacated as part of the "Prairie Avenue Subdivision"; and
3. A variation to allow a twenty-five foot (25') front yard setback for Lots 2,3, and 4, as shown as part of the
Prairie Avenue Subdivision"; subject to the following conditions:
a. Prior to obtaining the first Certificate of Occupancy, the Petitioner shall submit owner's
association documents for staff review and approval. The document must address long-term site
maintenance, including maintenance of "Parcel A";
b. The developer shall be responsible for the removal of any asphalt in the vacated right-of-way;
c. The developer shall pay for and install the proposed driveway extension for 201 Prairie Avenue
in conformance with the Village Code; and
d. The developer shall pay for and complete a Plat of Consolidation for 201 Prairie, consolidating
the vacated right-of-way with the existing lot of record.
The Village Board's decision is final.
I concur:
William J, ooncy, AICP
Director of Community Development
H:TLAN\Planning & Zoning COMM\P&Z 2018\S1aff RePOr(s\PZ-5-18 1200 Prairie Ave (ZMA, VAR- front setbacks) docx
May 1, 2018
William J. Cooney, AICP
Director of Community Development
Village of Mount Prospect
50 S. Emerson Street
Mount Prospect, IL 0056
Boone mau►�t ros ect.or
Re: 1200 PRAIRIE AVE / PZ -05-18 / PLAT, ZMA, AND VAR
Dear Mr. Cooney
The Planning & Zoning Commission recommended approval of our plat of subdivision, zoning
map amendment, and variation request for the Prairie Subdivision by a 7-0 vote at their April
26, 2018 meeting. Our request is scheduled to go before the Village Board for the ordinance's
first reading on May 15, 2018.
We are requesting that the Village Board waive the second reading, tentatively scheduled for
June 5, 2018, and take final action at the May 15, 2018 meeting because we want to commence
the project and start construction as soon as possible.
I appreciate your assistance in facilitating this request. Should you have any questions, feel free
to contact me at 847-228-8702.
Vtruly yours,
y ,
Roseann Schumacher
1706 Freedom Ct
Mount Prospect, IL 60056
(847) 228-8702
9lroseann mail corn.
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -05-18
PROPERTY ADDRESS:
PETITIONER:
PUBLICATION DATE:
REQUEST:
MEMBERS PRESENT
MEMBERS ABSENT:
STAFF MEMBERS PRESENT:
INTERESTED PARTIES:
Hearing Date: April 26, 2018
1200 Prairie Avenue
Prairie Group LLC and the Village of Mount Prospect
April 11, 2018
Variation to front yard setbacks
Plat of Subdivison
Thomas Fitzgerald
Agostino Filippone
William Beattie
Norbert Mizwicki
Walter Szymczak
Lisa Griffin
Joseph Donnelly, Chair
Sharon Otteman
Bill Cooney -Director of Community Development
Consuelo Arguilles -Deputy Director of Community
Development
Jason Shallcross-Development Review Planner
Prairie Group LLC and the Village of Mount Prospect
Chairman Donnelly called the meeting to order at 7:00 pm. Commissioner Beattie made a motion seconded
by Commissioner Fitzgerald to approve of the minutes from the Planning and Zoning Commission meeting
on February 22, 2018. The minutes were approved 7-0. Chairman Donnelly introduced case, PZ -05-18 as
1200 Prairie Avenue and stated the case is Village Board final.
Mr. Shallcross gave a brief description of Subject Property and explained the Petitioner is proposing to
vacate the north end of Prairie Avenue, subdivide 1200 Prairie into five lots of record (four residential lots
and one lot for storm water detention), dedicate land to the Village for a new cul-de-sac, rezone the Subject
Property from RX to Rl, and variations to the front yard setback for three lots abutting the proposed cul-
de-sac.
After a brief description of staff's comments and the standards for a variation, Mr. Shallcross stated that
Staff finds that the standards for zoning map amendment and variation have been met.
He stated that Staff recommends approval of the following motions:
1. A plat of subdivision titled "Prairie Avenue Subdivision";
Planning and Zoning Commission Meeting- April 26, 2018 PZ -05-18
Joseph Donnelly, Chair
A zoning map amendment to R1 Single Family Residential for Lots 1, 2, 3, 4, Parcel A, and the
right-of-way vacated as part of the "Prairie Avenue Subdivision"; and
A variation to allow a twenty-five foot (25') front yard setback for Lots 2,3, and 4, as shown as
part of the Prairie Avenue Subdivision"; subject to the following conditions:
a. Prior to obtaining the first Certificate of Occupancy, the Petitioner shall submit owner's
association documents for staff review and approval. The document must address long-
term site maintenance, including maintenance of "Parcel A";
b. The developer shall be responsible for the removal of any asphalt in the vacated right-of-
way;
c. The developer shall pay for and install the proposed driveway extension for 201 Prairie
Avenue in conformance with the Village Code; and
d. The developer shall pay for and complete a Plat of Consolidation for 201 Prairie,
consolidating the vacated right-of-way with the existing lot of record.
The Village Board's decision is final.
Mr. Shallcross assured the Commission that the Petitioner has met extensively with engineering and will
meet all the storm water detention requirements.
Mr. Shallcross gave a brief explanation of the vacated right of ways on the site.
There was general discussion regarding the upkeep of "parcel A" which is dedicated for storm water
detention. Mr. Shallcross stated the Village of Mount Prospect is proposing a HOA be formed which will
outline the HOA as the responsible party for the upkeep.
Mr. Shallcross clarified that the vacated right -a -way on the neighbors side of the street will not be widen
therefore the front yard setbacks on the opposite side of the street will remain the same.
Chairman Donnelly swore in the Petitioners Norman Hassanger 8520 Foster Ave, Norridge Illinois & John
Piesal 1120 Washington Blvd. Lombard, Illinois.
Mr. Hassanger showed a drawing that depicts the storm water detention on the site.
Mr. Piesal stated that a water main will be added on the site and gave a brief explanation of the storm water
runoff on the site and stated that the storm detention parcel is thirty five feet (35') wide.
Chairman Donnelly opened the meeting to the public.
Citizens to be heard:
James Malaponas adjacent property owner- clarified that the setback will stay thirty feet (30') and also how
the sewage for the site will be removed.
Mr. Piesal explained the sewer issue and stated each property will have a low pressure sewer pipe that will
pump to a sewer main and flow by gravity to the south.
Mr. Malaponas asked about curbs and street lights.
Mr. Piesal stated that there will be no curbs which is consistent with the neighborhood and that the street
will be resurfaced.
Planning and Zoning Commission Meeting- April 26, 2018 PZ -05-18
Joseph Donnelly, Chair
Mr. Hassanger stated the price range would be around $650,00-$750,000 range.
Hearing no further comments Commissioner Fitzgerald made the motion seconded by Commissioner
Beattie for the following motions:
A plat of subdivision titled "Prairie Avenue Subdivision";
A zoning map amendment to R1 Single Family Residential for Lots 1, 2, 3, 4, Parcel A, and the
right-of-way vacated as part of the "Prairie Avenue Subdivision"; and
A variation to allow a twenty-five foot (25') front yard setback for Lots 2,3, and 4, as shown as
part of the Prairie Avenue Subdivision"; subject to the following conditions:
a. Prior to obtaining the first Certificate of Occupancy, the Petitioner shall submit owner's
association documents for staff review and approval. The document must address long-
term site maintenance, including maintenance of "Parcel A";
b. The developer shall be responsible for the removal of any asphalt in the vacated right-of-
way;
c. The developer shall pay for and install the proposed driveway extension for 201 Prairie
Avenue in conformance with the Village Code; and
d. The developer shall pay for and complete a Plat of Consolidation for 201 Prairie,
consolidating the vacated right-of-way with the existing lot of record.
UPON ROLL CALL AYES: Fitzgerald, Beattie, Mizwicki, Filippone, Szymczak, Griffin, Donnelly
NAYS: None
The vote was approved 7-0 with a positive recommendation to the Village Board.
Jenna Moder
Community Development
Planning and Zoning Commission Meeting- April 26, 2018 PZ -05-18
Joseph Donnelly, Chair
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