HomeMy WebLinkAbout7.1 PZ 13-19 1st Reading of an Ordinance granting a zoning map amendment - 200 & 204 W. Rand Road 8/20/2019 BoardDocs®Pro
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Agenda Item Details
Meeting Aug 20, 2019 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD - 7:00 p.m.
Category 7. NEW BUSINESS
Subject 7.1 PZ-13-19 / 200 & 204 W. Rand Road / 1st reading of AN ORDINANCE GRANTING A
ZONING MAP AMENDMENT FOR THE PROPERTY LOCATED AT 200 & 204 W RAND ROAD,
MOUNT PROSPECT, ILLINOIS
Access Public
Type Action
Preferred Date Aug 20, 2019
Fiscal Impact No
Recommended Action Approval of a Zoning Map Amendment from R-X Single Family Residence to B-3 Community
Shopping for 200 and 204 W. Rand Road, subject to the conditions listed in the staff report.
Public Content
Information
GW Properties, the Petitioner, is requesting a zoning map amendment from R-X Single Family Residence to B-3
Community Shopping for the property at 200 and 2004 W. Rand Road. The rezoning would allow the Petitioner to
construct a 5,000 sq. ft. medical office building on site. The proposed facility is proposed to be occupied by PM
Pediatrics, which will operate from 12:OOpm — 12:OOam with 8 employees onsite at any given time.
The Subject Property is located on the north side of Rand Road between Elmhurst Road and Wedgewood Lane and
consists of two detached single-family homes. The Subject Property is bordered by the B4 Commercial Corridor
District to the east, a B3 Community Shopping District Planned Unit Development (PUD) to the south, and the R-X
Single Family Residence District to the west and north. A six-foot privacy fence and landscaping is proposed along
both property lines abutting single-family homes.
A zoning map amendment from R-X Single Family to B-3 Community Shopping and a conditional use for a drive-
through restaurant establishment were previously proposed in January of this year. The zoning map amendment was
denied by the Village Board, leaving the conditional use request moot. The Petitioner substantially revised the
proposal and is no longer seeking a conditional use request for a drive-through. After consulting with the Village's
legal counsel, it was determined that the change in proposal is significant enough to allow the zoning request to be
considered by the Village Board.
The Village Comprehensive Plan of 2017 designates these specific parcels as corridor commercial on the future land
use map, and the Rand Road Corridor Plan identifies the Subject Property as a potential area for redevelopment. The
proposed zoning map amendment would allow uses consistent with those operating in the immediate area as
commercial zoning districts abut the Subject Property on two sides. The proposal includes 36 parking spaces,
including two (2) accessible stalls. The Village Code requires 25 parking spaces, including one (1) accessible stall be
provided.
Public comment received focused on the following:
• Closing the business earlier in the evening. In response, the Petitioner indicated that it is vital for the business
to be open until midnight as the use serves as a stopgap for families with sick children in the middle of the
night.
• Rezoning the property to a more restrictive commercial zoning district than the proposed B-3 Community
Shopping District. In response, Staff does not recommend zoning to a commercial zoning district other than B-
https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login# 1/2
8/20/2019 BoardDocs®Pro
3 Community Shopping as it could constitute "spot zoning", which does not coincide with best planning
practices. The proposed district is compatible with surrounding zoning districts.
• Requests for a specific type of fence. The Petitioner stated they are willing to install whatever type of fence that
the surrounding residential neighbors would like.
• Another public concern is that this development would exacerbate area flooding in the Wedgewood
neighborhood. The subject property does not currently have an engineered stormwater system. The proposed
development includes a combination stormwater detention / volume control system that meets the
requirements of the Village of Mount Prospect and the Metropolitan Water Reclamation District of Chicago
(MWRD). The Village is also in the process of improving culverts in the neighborhood.
At the Public Hearing held on July 11, 2019, the Planning and Zoning Commission recommended approving the
Petitioner's request for a zoning map amendment by a vote of 3-1, subject to the conditions listed in the staff report.
Alternatives
1.To approve:
1. A Zoning Map Amendment from R-X Single Family Residence to B-3 Community Shopping for 200 and 204 W.
Rand Road, subject to the following conditions:
1. Development of the site in general conformance with the site prepared by Northwestern Engineering
Consultants, P.C. dated May 31, 2019;
2. Development of the building in general conformance with the elevations prepared by MRV Architects,
INC. dated May 28, 2019;
3. Compliance with all Development, Fire, Building, and other Village codes and regulations;
4. Submittal of an irrigation and landscape plan that comply with Village Code requirements;
5. All exterior lighting shall be full cutoff and pointed straight down;
6. All rooftop units shall be screened from the public right-of-way and property line of all adjacent
residentially zoned property;
7. An administrative plat of resubdivision shall be recorded with the Cook County Recorder of Deeds before
a Certificate of Occupancy may be issued.
2. Action at discretion of the Village Board.
Staff Recommendation
Staff believes that the proposed zoning map amendment meets the zoning map amendment standards, subject to
complying with the conditions listed. The proposal is consistent with development along the Rand Road Corridor and
with several long-range planning documents adopted by the Village. Based on these findings, staff recommends that
the Village Board approve the zoning map amendment request.
Administrative Content.pdf (557 KB) Plans.pdf (12,831 KB)
Second Meeting Waiver Request.pdf (14 KB) Public Comment.pdf (503 KB)
Minutes PZ-13-19 200 & 204 W Rand Rd.pdf (139 KB)
PZ 13 19 zoning map amendment 200 204 w rand.pdf (20 KB)
Administrative Content
Executive Content
https://go.boarddocs.com/il/vomp/Board.nsf/Private?open&login# 2/2
VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056
_a.............w.....w.w.w._.
STAFF REPORT FROM THE DEPARTMENT OF Co .w.
mmunity Development
William J. Cooney, AICP Jason C. Shallcross, AI........ ...
CP
Director of Community Development Development Review Planner
t DATE. .......... ......... . .......... ... ._.......... _ ... ........._..
July 3, 2019
CASE NUMBER APPLICANT/PROPERTY OWNER
PZ-13-19 GW Properties/ Benjamin Figueroa
1
PUBLIC HEARING DATE PROPERTY ADDRESS/LOCATION
July 11, 2019 200 & 204 W. Rand Road
BRIEF SUMMARY OF REQUEST
The Petitioner is seeking a zoning map amendment from R-X Single Family Residence District to B3
Community Shopping District.
The Village Comprehensive Plan designates the Subject Property as corridor commercial. This map
amendment would allow uses consistent with those operating in the immediate area and is consistent with
the Village's Comprehensive Plan.
2017 Aerial Image 2019 Village of Mount Prospect Zoning Map
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EXISTING ~EXISTING LAND USE/SITE SURROUNDING ZONINGm& LAND USE SIZE OF
ZONING IMPROVEMENTS North: R-X Single Family, residential PROPERTY
R-X Single Two detached single-family East: B-4 Commercial Corridor, commercial 0.96 Acres
Family homes with related South: B-3 Community Shopping PUD,
improvements commercial
West: R-X Single Family, residential
STAFF RECOMMENDATION
APPROVE PPROVE WITH CONDITIONS DENY
1
PROPERTY HISTORY
The Subject Property consists of two detached single-family homes that are being rented. The single-family
home located at 200 W. Rand has a footprint of 756 sq. ft. and the home located at 204 W. Rand has a
footprint of 943 sq. ft. The homes share a point of egress and ingress onto Rand Road located between the
houses.
A zoning map amendment from R-X Single Family to B-3 Community Shopping and a conditional use for a
drive-through restaurant establishment were previously proposed in January of this year. The zoning map
amendment was denied by the Village Board, leaving the conditional use request moot. The Petitioner
substantially revised the proposal and is no longer seeking a conditional use request for a drive-through.
After consulting with the Village's legal counsel, it was determined that the change in proposal is significant
enough to allow the zoning request to be considered by the Village Board.
PROPOSAL
The Petitioner is proposing to demolish the existing structures and construct a medical office building with
related improvements. The proposed facility will operate from 12:OOpm — 12:OOam with 8 employees onsite
at any given time. The project requires a zoning map amendment. The various elements of the proposal are
outlined below.
Site Plan —The proposed building and parking lot meets all setback requirements. Further, the proposal does
not exceed the overall lot coverage permitted. The following table compares the proposed improvement to
the B3 requirements.
200&204 W. Rand Road Zoning Analysis(PZ-13-19)
Setbacks: B3 Requirements Proposal
Front (S) 30' Min. (building) 78.25' (building)
10' Min. (parking) 10' (parking lot)
Interior Side (E)
10' Min. (building) 60' (building)
10' Min. (parking) 10' (parking lot)
10' Min. (building) 58' (building)
Interior Side (W) 10' Min. (parking) 10' (parking lot)
Rear (N) 30' Min. (building) 60' (building)
30' Min. (parking) 30' (parking lot)
Lot Coverage 75% Max. 62%
Building Height
3 stories or 35', 27'
whichever is less
A singular point of ingress and egress is proposed. The site plan indicates a full access onto Rand Road and is
aligned with the point of ingress and egress of the B3 PUD that is located on the other side of Rand Road.
Building Materials—The elevation plans indicate the building materials will consist primarily of brick walls
with EIFS accents. The building will also have glass and metal accents on the north, south, and west sides.
2
Parking—The Village Code requires 5 spaces per 1,000 square feet of gross floor area. The proposed medical
office will require 25 parking spaces. The Petitioner's plans indicate 36 parking spaces, including 2 accessible
spaces.
Trash Enclosure —A trash enclosure will be located at the northeast corner of the parking lot. The elevation
plans indicate the enclosure will have brick walls and solid metal doors.
Landscaping—Significant site landscaping is proposed. A six-foot tall privacy fence will be provided along
property lines abutting single-family homes along with shade trees and other live plantings. The stormwater
detention area will be covered in hydro plantings as well. Additional live plantings in landscape islands and an
irrigation plan will be required for the proposed development.
Lightin —The proposed photometric plan meets code. All lighting will be full cutoff and point straight down.
Traffic—As proposed, staff does not believe the proposed development will have significant impacts to
traffic. The Subject Property is adjacent to Rand Road and several large commercial developments are in the
immediate area. The proposed entrance will align with the southern entrance of the Randhurst Commons
Shopping Center to limit traffic conflicts along Rand Road.
Stormwater—The Subject Property does not currently have an engineered stormwater system. This proposal
includes a combination stormwater detention /volume control system that meets the requirements of the
Village of Mount Prospect and the Metropolitan Water Reclamation District of Chicago (MWRD).
ADDITIONAL STAFF COMMENTS
Fire—An NFPA 13 compliant fire sprinkler system and a fire alarm system are required. New sprinkler risers
and associated equipment shall be located in a separate room with a minimum of one-hour construction.
COMPATIBILITY WITH VILLAGE CODE
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 map amendment to B-3 Community shopping is compatible
with adjacent uses. The Petitioner further states that the Subject Property is adjacent to a highly trafficked
roadway and that the permitted uses of the B-3 Community Shopping District are appropriate. Potential
permitted land uses would be consistent with the development in the area.
3
Staff is supportive of the proposed zoning map amendment from R-X Single Family Residence to B-3
Community Shopping. The proposed amendment is consistent with the trend of development in the general
area, with Chick-fil-A abutting the Subject Property and a commercial PUD located across the street. The
future land use map in the Village Comprehensive Plan designates the property as commercial. Staff believes
that the permitted uses in the B-3 Community Shopping District are compatible with uses surrounding the
Subject Property. Commercial zoning districts abut the Subject Property on two sides. The Petitioner is
proposing to provide a six-foot (6') privacy fence and landscaping along the property lines abutting single-
family homes.
RECOMMENDATION
RECOMMENDATION
Staff finds that the proposal meets the zoning map amendment standards as listed in the Zoning Code.
Therefore, staff recommends that the Planning & 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 motion:
1. "To approve a Zoning Map Amendment from R-X Single Family Residence to B-3 Community Shopping
for 200 and 204 W. Rand Road, subject to the following conditions:
1. Development of the site in general conformance with the site prepared by Northwestern
Engineering Consultants, P.C. dated May 3111, 2019;
2. Development of the building in general conformance with the elevations prepared by MRV
Architects, INC. dated May 28th, 2019;
3. Compliance with all Development, Fire, Building, and other Village codes and regulations;
4. Submittal of an irrigation and landscape plan that comply with Village Code requirements;
5. All exterior lighting shall be full cutoff and pointed straight down;
6. All rooftop units shall be screened from the public right-of-way and property line of all
adjacent residentially zoned property; and
7. An administrative plat of resubdivision shall be recorded with the Cook County Recorder of
Deeds before a Certificate of Occupancy may be issued."
The Village Board's decision is final for this case.
ATTACHMENTS: ADMINISTRATIVE CONTENT PLANS OTHER
(Zoning Request Application, Responses to (Site Plan, Building Elevations, etc.. ) (Supplemental Information,
Standards,Plat of Survey,etc.,.) Public Comments Received,
etc...)
I concur:
William J. Cooney, AICP
Director of Community Development
4
Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Zoning Request Application
Official Use IOnly;,(To be completed by Village Staff]
a
Cese'Nurnber. P&Z- - pate of Submission: Hearing Cate:
Project Name/Address:
I. Subject Property
Address(es):
Zoning District(s): Property Area(Sq.Ft. and/or Acreage):
Parcel Index Number(s)(PIN(s):
11. koning Request(s)(Check all that apply)
❑ Conditional Use: For
Zv
iation(s): To
ing Map Amendment: Rezone From To
❑Zoning Text Amendment: Section(s)
El Other:
III: Summary of Proposal(use separate sheet If necessary)
pp �
S N
IV. Applicant(all correspondence will be sent to the applicant)
Name: ��� Corporation: �e
Ch
Address:
City„ State, ZIP Code: ,` � � �
Phone: Email: te
Interest in Property:
(e,g. owner„ buyer„ developer„ lessee„ architect„ etc...)
V. Property Owner
® hec if Sarre as Applicant
Name: ��, �, ,M,,,���� � M, o,,r,", Corporation:wr,�
m
Address:
City, State,ZIP Code:
Phone: Email:
In consideration f the Information contained In this tits i as alli i , it Is
requested that approval be giveni li t Is n r or authorized representative
owner of the property. petitioner and the owner of the property grant employees of the Villagef Mount
Prospect their agent's permissionenter on the propertyrreasonable for visual Inspection of
e subject
herebyt all Information provided r in and In all materials submittedIn association i this
application re true and curate to the best of my knowledge.
Applicant: Date:
(Print or Type Name)
If applicant is not property owner:
I hereby designate the applicant t act as my agent for the purpose of seeking the zoning request(s) described in this
application and the associated ng material.
Property Owner --
ate:
(Signa
re
( rint or Type Name)
w
Affidavit of Ownership
COUNTY OF COOK
STATE OF ILLINOIS
I, 515- HIMAQ4 under oath, state that I am
(print name)
the sole owner of the property
an owner of the property
n authorized officer for the owner of the property
commonly described
(property rens and I
and that such ro is ownedy as of this date.
Tint name)
t r
Subscribed and sworn to before
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Carolyn
Notary Pubk.Stag of l
ion Expire:'1
Responses to Applicable Standards
Zoning Map Amendment
1. The B3 zoning uses are compatible the neighbor to the East and many other surrounding
businesses.
2. The B3 zoning classification is compatible the neighbor to the East and many other surrounding
businesses.
3. The Subject Property is suitable for the permitted uses under the B3 zoning classification
because it is adjacent to a highly trafficked roadway and surrounded by like businesses which
create synergies among tenants and access for customers.
4. The plan for development of the subject property is consistent with the surrounding businesses.
5. The plan for development of the subject property is compatible with the retail buildings
developed in close proximity to the adjacent property.
6. The development is in line with the current Comprehensive Plan for the Village.
7. The development is suitable for the permitted uses listed in the B3 zoning classification.
July 19, 2019
Jason C. Shallcross, AICP
Village of Mount Prospect
50 S. Emerson Street
Mount Prospect, IL 60056
Via email: Jshallcross @ mountprospect.org
Dear Mr. Shallcross,
The Planning& Zoning Commission did recommend approval of our Zoning Map Amendment &
Conditional Use by a 3-1 vote. Our request is scheduled to go before Village Board for the
ordinance's first reading August 20th, 2019.
We are requesting that the Village Board waive the second reading,tentatively scheduled for TBD,
and take final action at the August 20th, 2019 meeting because we are a contract purchaser and
would like a definitive resolution as soon as possible so we can move the project forward and begin
building as soon as possible,
I appreciate your assistance in facilitating this request. Should you have any questions, feel free
to contact us at 847-903-2024 or Jon@gwproperties.com,
SI cerely,
5 JW
Jon Silverberg
2211 N Elston Ave
Suite 304
Chicago, IL 60614
Date: 07/10/19
Village of Mount Prospect
Att:Joseph Donnelly and the rest of PZ Commission members
50 S Emerson St
Mount Prospect, IL 60056
RE: Case No. PZ-13-19
Dear P&Z Commission,
We just received a notice for a second rezoning case of the two Rand rd lots located at 200 and 204 W Rand rd (part of
Wedgewood Terrace subdivision).The developer is again seeking a re-zoning from single family/residential/RX to
Community Shopping District/63. Note that rezoning was rejected by MP Village Board of Trustees.
While this new proposal is more considerate than the Wendy's proposal from January 2019,there are a few
issues/requests that we would like to bring up to your attention and hoping to be discussed and addressed on 07/11/19.
1. The proposed development is suitable for the permitted uses listed under the 1131 zoning classification. Hence,
there is no reason for the developer to be seeking B3 unless he anticipates operating other B3 businesses in the
foreseeable future should the one he is currently proposing is unsuccessful.
Rezoning should be restricted to B1 ONLY instead of the proposed B3. Mount Prospect Village Zoning Ordinance
lists medical/dental offices and others as permitted use under B1. If the true intent and purpose of this project is
to be used as medical building/offices,then B1 rezoning should suffice. Additionally, 131 rezoning will give the
residents living in this neighborhood more protection against any future attempts to operate any kind of
intrusive and unsuitable for residential areas business listed under B3 (including a fast food restaurant with a
drive-through for example).
2. Two-Way Alley/Drive thru like on the back of the Development is unnecessary:The proposed development
layout looks a lot like the layout for a future Wendy's should Pediatrics Urgent Care is unsuccessful. Re-zoning
should not be approved unless the two-way back alley/drive-through like on the north/east side of the
development, is removed. It is completely unnecessary, provided that all 36 parking stalls are positioned on each
side of the building(North and South). Having the back alley/drive-through would result in increased traffic,
noise, lights etc..for the residents on Meadow Ln and will take away from enjoyment of our properties.
A more suitable use of this 24' wide area would be a green area/garden or even a small playground for
children...It is a pediatric care after all. Also, another added benefit of not having the surfaced back alley is that
there would be less impermeable surface than the currently projected 62% and thus diminishing the chances of
more frequent floods.
3. Flooding/Drainage issues in Wedgewood Terrace Subdivision. Public Works has been made aware of the
ongoing flooding problems in our subdivision. At times,flooding gets so bad that north side of Meadow is
literally submerged under water (see attached pictures). During the past few months, PW has been working
diligently on finding solutions to address the drainage issues. Some infrastructure changes have been proposed
and others are still being considered.The development that is being proposed on the two Rand rd lots would
result in 62% resurfacing. Moreover, Rand rd lots drain into Meadow lots, leading to flooding of Meadow yards
and properties. Re-zoning should not be approved unless the proposed by PW infrastructure changes are
implemented and show that current flooding in Wedgewood Terrace has improved. It will be irresponsible to
creating more flooding problems in an already flooded neighborhood.
4. Hours of Operation. Currently the developer is seeking 12 PM-12 AM, 7 days a week.The developer also states
that development of the subject property is consistent with the surrounding business. However, all those
surrounding business close between 10:00 PM-10:30 PM. Would 10 AM-10 PM (weekdays) and 10 PM-8 PM
(weekends) be an acceptable compromise?This is residential area after all.
5. Landscaping.There are 31 mature trees, most of them located at the rear property lines, providing a nice
buffer/privacy for the residents on Meadow Ln.The developer is proposing to remove 29 of the 31 mature trees
and replace them with miniature ornamental grass and knockout roses bushes along with a few baby
maple/linden trees. If rezoning is approved, we request that multiple mature evergreen trees (at least 7-8 ft tall
Colorado Blue Spruce for example) should be planted at the rear of the development to create a thick, all year-
round buffer between residential and commercial properties.
6. 6'fence between commercial and residential needs to be of composite synthetic origin with a color
matching/similar to the proposed commercial structure. Please do not install wood fence because although
wood is a much cheaper alternative compared to synthetic, practice has shown that once a developer installs
the wood fence, it is not stained and maintained and after a few years it looks quite unattractive, faded and
painful to look at. Refer to Chick Fil-A fence for example or any other wood fence surrounding a recent
commercial development.
7. How would proper handling of medical/biohazard waste be enforced?
Thank you for reading our letter and we hope that PZ commission would listen to MP residents and that our concerns
will be addressed.
Sincerely,
Michael and Svetoslava Gregory
1004 N Meadow Ln, (abutting the proposed development)
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Shallcross, Jason
From: Michael Horcher II. <mr.magool @sbcglobal.net>
Sent: Wednesday, July 10, 2019 11:08 AM
To: Shallcross, Jason
Cc: Michael Horcher II.
Subject: Case Number PZ-13-19 200 Rand Road and 204 Rand Road
Hello Mr. Shallcross,
I would like to share with you and the planning zoning committee some concerns in regards to the newly proposed development
of 200 W. Rand Road and 204 W. Rand Road. The village should keep residential home district for these properties and not
zone it for any commercial business or community shopping district.
* Flooding and drainage issues that are still an ongoing problem.
* Increase in traffic on Rand Road with cars cutting through Wedgewood to avoid the light at Rand and 83. Not to mention
often cars are speeding through.
* There are many store fronts that were commercial businesses that are currently vacant. For example,the mattress place next
to Potbelly's on Rand. The strip Mall 1 E. Rand next to O' Reilly has several vacant stores for years.
* On the Village Webpage under Targets of Action Policy Agenda for 2019 under High Priority it states Randhurst Vacancy
Strategy. Currently there are 3 or more commercial properties that are vacant.
* Firestone teardown is going to be a Verizon store? That failed in Randhurst. Also there are 2 other Verizon locations on
Rand Road in both directions within a mile.
*. 200 W. Rand and 204 W.Rand are proposed to be doctor office or immediate care? There is an immediate care right behind
McDonalds at 199 W. Rand and also doctor offices there. Not to mention the new Advocate Health that is located at 77 Rand
Road outpatient center and 1051 W.Rand Road which is a Northwest Community Medical Group. These are all within a mile
of each other,1 am not sure why there is a need for this type of business so close to each other.
*. Decreased property value to homes.
*.Also on the Village Webpage under goals for the next 5 years with Development it states Preservation and Revitalization.
A suggestion for the Residential Properties would be to keep it homes with single family residence. I urge the village to keep
our corrununity green and not over develop with commercial business that go under due to lack of need in the area. My final
suggestion would be if the village feels the need to make a change consider these two lots to be a park for families to enjoy, a
garden to preserve nature and mans impact of taking away the beauty of our village, or a memorial. Mount Prospect does not
need anymore shopping centers or commercial business that fail and sit empty which makes our village look abandoned.
Thank You,
Kristen Horcher
100 W. Stratford Place
Mount Prospect
1
Shallcross, Jason
From: ANGEL RIVERA <angel_taxes@yahoo.com>
Sent: Tuesday, July 09, 2019 3:16 PM
To: Shallcross, Jason
Subject: Fw: 200-204 W. Rand
Subject: 200-204 W. Rand
Hello Mr. Shallcross
My name is Angel Rivera and I live at 220 W. Rand Road.
I was present earlier this year for the P &Z hearing as well as the Trustees hearing concerning the above mentioned
property.
I am aware of the upcoming hearing concerning the same properties and although I would like to attend the meeting, I will
not be able to as I am recovering from surgery and being in a seated position for more than 10-15 minutes becomes very
painful.
I would like to express concern and provide a reminder of the detrimental effects rezoning will have on this community.
Please be aware that one of my neighbors, The Gregorys @ 1004 Meadow did have an appraisal done and the results
were 16-20% loss of property value with business zoning.
We also have drainage issues in the subdivision have not yet been resolved. These issues are not just a problem for the
homeowners within the subdivision, but also for those on the outskirts. I have puddles forming in my backyard after a
heavy rainfall and last winter there were times you could actually skate on the ice that had formed because water had
nowhere to go.
I would also like to point out that at the Trustees hearing earlier this year, rezoning for business use did not pass. It was
not business use for purpose of building a Wendy's ,it was just business use.
This new so called proposal allows for flow of traffic to go around the building, almost to the point of being a drive-
thru. Failure of the proposed venture and B-3 zoning would create an open door for a future drive-thru or fast food
business.
I know the Village would love to embrace new business, but in the best interest of the community, look at 316 W. Rand
Road, another vacant lot that is currently under contract with a proposed residential project going in. The 200-204 W.
Rand locations
can actually offer the same, the problem is that the present owner is thinking about$$$$ and knows that selling his
property with rezoning would offer him a bigger payday.
Finally, I would ask that you offer the P&Z committee a recommendation of" NO TO REZONING AS PREVIOUSLY
VOTED ON EARLIER THIS YEAR".
Thank you
Angel Rivera
220 W. Rand Road
224.659.2000
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Shallcross, Jason
From: Girish J. Zaveri <girishjzaveri@gmail.com>
Sent: Tuesday, July 09, 2019 6:05 PM
To: Shallcross, Jason
Subject: PZ-13-19 200-204 W. Rand Rd.
Jason,
My family and I live directly behind the subject properties, adjacent to Chick-fil-A restaurant.
We strongly advocate to keep residential zoning and not change to commercial zoning.
Having said that, If there a absolute need to change the zoning for office building, we can settle for that
Of course medical offices is far better than Wendy's restaurant for above properties, that was planned few
months ago.
But my concern is that once the zoning is changed then few months later or years later it may be converted to a
restaurant.
In fact where Chick-fil-A is currently located there was a real estate office and other offices.
When Chick-fil-A's plan came up about Eight years ago we objected to that change.
We were told by the village board that it is already a commercial zone property and the owner of the property
has all the rights to change to restaurant.
Since that everyday during middle of night we are awakened by noises of delivery trucks and suffer other
nuisance related to the restaurant.
In last couple of years, we came to village board meeting few times and brought up the issues of Chick-fil-A's
nuisance
and we have been getting nothing but run around.
Is there a way a to place explicit, written, enforceable condition that above re-zoned properties have to be
occupied for office use only?
We do not want to see yet another restaurant next to our property, in a short time after the re-zoning gets
approved.
Girish J. Zaveri
1002 N. Meadow Ln.
Mount Prospect, 1160056-1125
airishjzaveri(aizmail.com
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1
MINUTES OF THE REGULAR MEETING OF THE
PLANNING &ZONING COMMISSION
CASE NO. PZ-13-19 Hearing Date:July 11, 2019
PROPERTY ADDRESS: 200 & 204 W. Rand Road
PETITIONER: GW Properties
PUBLICATION DATE: June 26, 2019
REQUEST: ZMA: RX Single Family to B3 Community Shopping
MEMBERS PRESENT: Agostino Filippone
Walter Szymczak
William Beattie
Thomas Fitzgerald
MEMBERS ABSENT: Norbert Mizwicki
Joseph Donnelly
Lisa Griffin
Sharon Otteman
STAFF MEMBERS PRESENT: Jason Shallcross,AICP—Development Review Planner
Consuelo Arguilles—Deputy Director of Community Development
INTERESTED PARTIES: Svetla and Michael Gregory,Joe Gozun, and Norma and Mark Figueroa
Commissioner Beattie called the meeting to order at 7:02 pm. Commissioner Filippone made a motion
seconded by Commissioner Beattie to approve the minutes from the Planning and Zoning Commission
meeting on June 27,2019.The minutes were approved 4-0. Commissioner Beattie introduced case PZ-13-
19, 200& 204 W. Rand Road,this case is Village Board Final.
Mr. Shallcross gave a brief description of the Subject Property stating that the Petitioner is seeking a
zoning map amendment from RX Single Family Residence District to B3 Community Shopping District to
construct a 5,000 sq. ft. commercial building with a proposed medical office use.
Mr. Shallcross explained that Village Staff believes the zoning map amendment meets the standards and
is therefore supportive of the request. He further stated that 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 a zoning map amendment from RX Single Family Residence to
B3 Community Shopping for the property located at 200&204 W. Rand Road, Case No. PZ-13-19, subject
to the conditions listed in the staff report.
He stated that the Village Board's decision is final for this case.
Planning and Zoning Commission - July 11, 2019 PZ-13-19
Joseph Donnelly, Chair
2
Mr. Shallcross then addressed public comments received about zoning the property to a different
commercial district, area flooding, locating a drive-through on the property in the future, and an update
on Chic-fil-A activity and code compliance.
There was general discussion between the commission and staff regarding spot zoning, other properties
in the area, permitted B-3 Community Shopping District uses, and what would be required if a drive-
through restaurant was proposed in the future.
There was general discussion between the commission and staff regarding area flooding issues and the
steps the Village is taking to improve flooding issues in the neighborhood,with a culvert project breaking
ground in July.They then discussed the ownership of the subject property and its property maintenance
history. Lastly, they discussed the potential cut-through traffic and staff's belief that the project will not
generate substantial cut-through traffic in the Wedgewood neighborhood.
Commissioner Beattie swore in Mitch Goltz of 2211 N. Elston Ave, Suite 304 in Chicago, IL 60614 and
Mario Valentini of 5105 Tollview Drive, Suite 197 in Rolling Meadows, IL 60008.
Mr. Goltz and Mr.Valentini discussed the proposed zoning map amendment and medical office use.They
explained that the user, P.M. Pediatrics, is excited to expand into the Chicagoland market and to locate in
Mount Prospect.They explained that the urgent care facility will be pediatrics focused, serving as a stop-
gap for children who need medicine after regular office hours and before the children are able to see their
primary physician. They explained that the office will see on average 20—30 children each day and that
60% - 70% of their customers visit between 6:00pm and 8:00pm. Mr. Goltz explained that the site will
have a maximum of 8 employees.
Commissioner Beattie asked for a further explanation of all services available. Mr. Goltz clarified that no
ambulances will be present on the property, and only minor afflictions will be serviced such as colds, the
flu, and other similar ailments. He stated further that no operations or other procedures will take place
on site.
Commissioner Beattie asked for a description of the layout of the facility. Mr. Goltz stated it will contain
a clerical area,several medical rooms,offices, a lab area, and restrooms. Mr. Goltz explained that the user
has 40 locations all over the United States and that this will be one of the first locations in Chicagoland.
The user is headquartered in New Jersey.
Commissioner Filippone explained that the user's website provides a lot of additional information and
focuses on children. He stated that the hours of operation make sense for families with sick children who
need medicine after regular office hours.
Mr. Goltz stated he understands the concerns of neighbors and that this use will be a good neighbor for
those living nearby. He stated he hopes to break ground in the next 90 days.
Commissioner Szymczak asked about the removal of mature trees on the site. Mr.Valentini explained that
the removal of mature trees on site is necessitated by the requirement to provide stormwater detention
Planning and Zoning Commission - July 11, 2019 PZ-13-19
Joseph Donnelly, Chair
3
on site. Mr. Goltz explained that new trees would be planted on site that meet code requirements and
that they plan to keep as many trees as possible.
Commissioner Szymczak asked about providing a vinyl fence instead of a wood fence. Mr. Valentini
explained that the wood fence would have a better aesthetic appearance and Mr. Goltz stated that he is
willing to install any fence that is desired by the neighbors.
There was general discussion on stormwater improvements proposed as part of the project. Mr.Valentini
explained that the property will hold the required amount of water by Village Code and the Metropolitan
Water Reclamation District of Chicago (MWRD). He then stated that the water flow will be equal to or
better than existing conditions. He then explained that water cannot sheet flow onto adjacent properties.
Commissioner Filippone asked the petitioner to explain the light fixtures for the project. Mr. Valentini
explained that the fixtures will meet code and are full cutoff and point straight down.
Hearing no further questions for the Petitioners, Commissioner Beattie opened the case for public
comment.
Citizens to be heard:
Svetla and Michael Gregory of 1004 N. Meadow Lane: The neighbor next to the subject property had
questions on if there was any way to impose restrictions on future uses other than medical uses. They
requested that the property be zoned B-1 Office District.
Commissioner Beattie explained that the property is a single property and can therefore cannot be zoned
to a district it is not adjacent to.
Mr. Gregory stated that the property is comprised of two parcels, and asked if both could be zoned to B-
1 Office District.
Commissioner Beattie asked Mr. Shallcross to explain why this could not happen. Mr. Shallcross stated
that because the two lots will be consolidated into a single lot of record, the resulting property must be
zoned the same as a district it is adjacent to, either RX Single Family, B3 Community Shopping, or B4
Corridor Commercial.
Mr. Gregory asked if an exception could be made to the spot zoning practices. Mr. Shallcross stated that
staff would not recommend doing so.
Mrs. Gregory asked if the closing time could be moved up to 10:30pm. She also asked for increased
landscaping at the rear of the property, including mature evergreens. She also requested a vinyl fence be
installed instead of the proposed wooden fence.
There was general discussion about where the water will drain to from the property after it is developed.
Mr. Gregory asked if the driveway wrapping the building could be narrowed in size.
Planning and Zoning Commission - July 11, 2019 PZ-13-19
Joseph Donnelly, Chair
4
Jane Condrad of 1002 N. Prospect Manor Avenue: Stated she prefers this proposal over the previous
Wendy's proposed for the site. She asked if property, as it is rezoned, is only allowed to only go one or
two districts from its original zoning designation.
Staff explained that zoning requests are evaluated on an individual basis and that any property can be
considered for any immediately-adjacent zoning district when an amendment is proposed. Further, they
explained that rezoning this property to commercial is consistent with Village long range plans.
Mr. Goltz stated that the proposed hours of operation are not flexible. It is vital for the tenant to be open
to the public late at night.
Mr. Goltz stated that a two-way aisle at the rear of the building is necessary for traffic circulation on the
site. Further,the aisle allows for emergency vehicles to circulate on the site.
Mr. Goltz stated that they will keep as many mature trees as possible on site and that they are willing to
locate trees in specific areas to try to mitigate impact. He stated that while they prefer to install a cedar
fence,they will provide a vinyl fence if it is desired by the neighbors.
There was general discussion on the amount of proposed impervious surface on the site and the
engineered stormwater system. Mr. Valentini explained that the water will eventually drain, on a
restricted flow,to the east as IDOT will not allow the water to drain towards Rand Road.
Hearing no further comments regarding the case Commissioner Beattie closed the public portion of the
hearing.
The Commissioners discussed how the proposed use is much improved compared to the previous
Wendy's proposal and commended the petitioner for being a good neighbor throughout the zoning
process. Commissioner Fitzgerald stated his chief concern about the project is the impact it will have on
existing stormwater conditions in the neighborhood.
Commissioner Filippone made a motion seconded by Commissioner Szymczak to approve the following
motion:
1. "To approve a Zoning Map Amendment from R-X Single Family Residence to B-3
Community Shopping for 200 and 204 W. Rand Road, subject to the following
conditions:
1. Development of the site in general conformance with the site prepared by
Northwestern Engineering Consultants, P.C. dated May 311t, 2019;
2. Development of the building in general conformance with the elevations
prepared by MRV Architects, INC. dated May 28th, 2019;
3. Compliance with all Development, Fire, Building, and other Village codes and
regulations;
4. Submittal of an irrigation and landscape plan that comply with Village Code
requirements;
5. All exterior lighting shall be full cutoff and pointed straight down;
Planning and Zoning Commission - July 11, 2019 PZ-13-19
Joseph Donnelly, Chair
5
6. All rooftop units shall be screened from the public right-of-way and property line
of all adjacent residentially zoned property; and
7. An administrative plat of resubdivision shall be recorded with the Cook County
Recorder of Deeds before a Certificate of Occupancy may be issued."
UPON ROLL CALL AYES: Beattie, Filippone, Szymczak
NAYS: Fitzgerald
The vote was approved 3-1 with a positive recommendation to the Village Board.
Commissioner Filippone made a motion seconded by Commissioner Syzmczak and the meeting was
adjourned at 8:17pm.
Jason C. Shallcross, AICP, Community Development Department
Planning and Zoning Commission - July 11, 2019 PZ-13-19
Joseph Donnelly, Chair
ORDINANCE NO.
AN ORDINANCE GRANTING A ZONING MAP AMENDMENT FOR THE PROPERTY LOCATED
AT 200 & 204 W. RAND ROAD, MOUNT PROSPECT, ILLINOIS
WHEREAS, GW Properties, ("Petitioner"), has filed an application to rezone certain property
located at 200 and 204 W. Rand Road ("Property",) and legally described as follows:
LOT 6 AND 7 IN BLOCK 5 IN WEDGEWOOD TERRACE, BEING A SUBDIVISION OF PART OF
THE EAST 1/2 OF THE SOUTHWEST 1/4 OF SECTION 27, TOWNSHIP 42 NORTH, RANGE 11,
EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
P.I.N: 03-27-307-006 and 03-27-307-007; and
WHEREAS, the Petitioner has requested a Zoning Map Amendment from R-X Single Family
Residence to B-3 Community Shopping; and
WHEREAS, a Public Hearing was held on the request for rezoning being the subject of PZ-13-
19, before the Planning and Zoning Commission of the Village of Mount Prospect on the 11th
day of July 2019, pursuant to proper legal notice having been published in the Daily Herald
Newspaper on the 26th day of June 2019; and
WHEREAS, on July 11, 21019, 2015, the Planning and Zoning Commission recommended
the approval of the map amendment set forth below to the Mayor and Board of Trustees;
and
WHEREAS, the Mayor and Board of Trustees of the Village of Mount Prospect have
considered the request being the subject of PZ-13-19-15 and have determined that the best
interests of the Village of Mount Prospect would be served by granting said request.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND BOARD OF TRUSTEES OF THE
VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF
THEIR HOME RULE POWERS:
SECTION ONE: The recitals set forth hereinabove are incorporated herein as findings of fact
by the Mayor and Board of Trustees of the Village of Mount Prospect.
SECTION TWO: The Official Zoning Map of the Village of Mount Prospect, Illinois is hereby
amended by reclassifying the Property being the subject of this ordinance from R-X Single
Family Residence to B-3 Community Shopping for 200 and 204 W. Rand Road, subject to the
following conditions:
1. Development of the site in general conformance with the site prepared by
Northwestern Engineering Consultants, P.C. dated May 3111, 2019;
2. Development of the building in general conformance with the elevations prepared by
MRV Architects, INC. dated May 28th, 2019;
3. Compliance with all Development, Fire, Building, and other Village codes and
regulations;
4. Submittal of an irrigation and landscape plan that comply with Village Code
requirements;
5. All exterior lighting shall be full cutoff and pointed straight down;
6. All rooftop units shall be screened from the public right-of-way and property line of
all adjacent residentially zoned property; and
7. An administrative plat of re-subdivision shall be recorded with the Cook County
Recorder of Deeds before a Certificate of Occupancy may be issue.
SECTION THREE: This Ordinance shall be in full force and effect from and after its passage,
approval and publication in pamphlet form in the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this 20th day of August, 2019.
Arlene A. Juracek
ATTEST: Mayor
Karen M. Agoranos
Village Clerk