Loading...
HomeMy WebLinkAbout5. OLD BUSINESS 5/4/04 Village of Mount Prospect Community Development Department MEMORANDUM TO: MICHAEL E. JANONIS, VILLAGE MANAGER FROM: DIRECTOR OF COMMUNITY DEVELOPMENT DATE: APRIL 16,2004 SUBJECT: PZ-05-04 - MAP AMENDMENT, CONDITIONAL USE, VARIATION 501-507 CAMP Mc DONALD ROAD DISCOVERY POINT, LLC - APPLICANT As you recall, the Petitioner presented their project at the April 6, 2004 Village Board meeting. At that time, the Petitioner was seeking approval of: 1) A Map Amendment to rezone from RX Single-Family Residence to R3 Low-Density Residence; 2) A Conditional Use for a Planned Unit Development, and 3) A variation to allow a IS-foot parking setback along a portion of the south lot line, all to allow the development of 501-507 Camp McDonald Road (the "Subject Property") as a 22-unit townhome development. The Petitioner has since revised the project to address Trustees concerns stated at the April 6th meeting. The project now includes: . 20 Townhome units (instead of 22-units as previously proposed); 20 Guest Parking Spaces (instead of 11 spaces as previously proposed); 9'xI2' Patios (instead of varying sizes less than 9'xI2' previously proposed); Use of brick paver material; A wood fence around the perimeter of the development. . . . . Also, the Guest Parking spaces have been relocated so the site meets all applicable setback requirements. Therefore, the Petitioner does not need a Variation to allow a IS-foot parking setback along a portion of the south lot line for Guest Parking. Please forward this memorandum and attachments to the Village Board for their review and consideration at their April 20, 2004 meeting. Staff will be present to answer any questions related to this matter. Ijc R\PLAN\Plann;ng & Zoning COMMlP&Z 2004IMEJ Mcmos\PZ-05-04 MEJ MEMO II (501-507 Camp McDonald Road To""homcs).doc MINUTES OF THE REGULAR MEETING OF mE PLANNING & ZONING COMMISSION CASE NO. PZ-O5-04 Hearing Date: March 25, 2004 PROPERTY ADDRESS: 501-507 Camp McDonald Road PETITIONER: Walter Wyszynski, Discovery Homes, Inc. (Contract Purchaser) PUBLICATION DATE: March 10, 2004 PIN #: 03-28-201-025 /015 /021 REQUEST: Rezone to R3 Low-Density Residence; Conditional Use for a Planned Unit Development; and Variation for Rear Yard (Parking) Setback MEMBERS PRESENT: Arlene Juracek, Chair Leo Floros Richard Roger Matthew Sledz Keith Youngquist MEMBERS ABSENT: Merrill Cotten Joseph Donnelly STAFF MEMBERS PRESENT: Michael Jacobs, AICP, Deputy Director of Community Development Judy Connolly, AICP, Senior Planner INTERESTED PARTIES: Lorraine & Rich Hagen Norma Jarmer Ed Madden Larry & Pat Rubens Bruce Smith Dolores Tomaszewski Chairperson Arlene Juracek called the meeting to order at 7:30 p.m. Richard Rogers made a motion to approve the minutes of the February 26, 2004 meeting and Keith Youngquist seconded the motion. The minutes were app~oved 4-0, with one abstention by Matt Sledz. At 7:32, Ms. Juracek introduced Case No. PZ-05-04, a request to rezone to R3 Low-Density Residence; a Conditional Use for a Planned Unit Development; and a Variation for a rear yard (parking) setback. She noted that the requests would be Village Board final. Judy Connolly, Senior Planner, presented the case. The Petitioner is seeking: to rezone the Subject Property from RX Single-Family Residence to R3 Low-Density Residence; approval of a Conditional Use permit for a Planned Unit Development; and Variation for rear yard, parking, setback. The Subject Property is located on the south side of Camp McDonald Road, between Rand and Schoenbeck Roads, and is directly west of the existing Old Orchard Country Club townhome development. The site currently contains a landscaping business and a day care center with related improvements. The Subject Property is zoned RX Single-Family Residence and is bordered by the RX District to the west, the B3 Community Shopping District to the south, the RI Single-Family Residence/PUD District to the east, and a multi-family residential development located within Prospect Heights to the north. The Subject Property was originally located within unincorporated Cook County and developed under County regulations. The Subject Property was annexed into Mount Prospect in 1999 as part of a larger annexation. As part of the larger annexation, all of the properties involved were zoned RX Single-Family Residence, as required Planning & Zoning Commission Arlene Juracek, Chairperson PZ-05-04 Page 2 by State statute, although existing commercial businesses were in operation at the time of annexation. The Petitioner's proposal includes the demolition of all of the existing structures on the Subject Property and the redevelopment of the site as a 22-unit town home development. The Subject Property is currently zoned RX Single-Family Residence and the Petitioner is requesting approval to rezone the Subject Property to R3 Low-Density Residence. The R3 district allows a maximum density of 13.5 dwelling units per acre for multi-family developments. The Petitioner's proposal includes a density of 8.8 units per acre, which falls below the maximum density permitted within the R3 District. In addition to the requested rezoning, the Petitioner is also requesting approval of a Conditionàl Use for a Planned Unit Development. This request is due to the Village's Code requirement that two or more multi- family residential buildings may be located on the same zoning lot only as part of an approved planned unit development. The PUD process also allows for unified zoning control over the entire development and requires formal Village approval if any modifications to the development are proposed in the future. The site plan illustrates the proposed layout for the 22-unit town home development. The development would consist of three 4-unit buildings and five 2-unit buildings located along a two-way private street that loops through the entire site. Each unit would have a separate entrance, two-car garage and two-car driveway, and a patio. The pavement width of the private street is 24-feet, which is consistent with the Village standards, and allows for 2-way traffic throughout the development. The proposed development also includes a 5-foot wide sidewalk on one side of the street and 11 guest parking spaces. The elevations indicate that the townhomes will have peaked roofs and each unit will have a front-loading 2-car garage, accessed from the private street. The building materials for the exterior elevations will consist of wood siding, brick, and limestone. Also, balconies will be included on the front elevation of some of the units. The proposed site plan indicates that the development will be accessed from Camp McDonald Road and have two entry points. The western driveway allows full vehicle access to/from the development and the eastern driveway limits access to a right in/out only to minimizing potential conflicts with nearby Dale Avenue. The Cook County Highway Department has jurisdiction over Camp McDonald Road and will have to approve the proposed entrance/exit configuration. The site plan indicates that a portion of the Subject Property will be dedicated as part of the Camp McDonald Road right-of-way, as is required by the Village's Development Code. In addition, the required right-of-way improvements such as widening the existing street, installing sidewalk, etc. will be completed. The Petitioner's proposal indicates that all 22 units will contain three bedrooms. The Village Code requires 2 ~ parking spaces per dwelling unit for multiple-family dwellings containing 3 bedrooms or more. The Petitioner's proposal contains a total of 99 parking spaces (consisting of two garage and two driveway parking spaces per unit, plus an additional II guest parking spaces dispersed throughout the development). The proposed plan includes some guest parking spaces along the western edge of the development that do not meet the required 25- foot setback requirement. The Petitioner has requested a variation to allow for the proposed IS-foot setback. The Petitioner's landscape plan indicates that a variety of new landscaping materials will be planted throughout the development. The plan, however, does not include the required parkway trees planted every 40-feet in locations determined by the Village Forester along the Camp McDonald frontage. Typically, this requirement is met at the time of applying for permits. The landscape plan indicates that the proposed townhome development will be partially screened from Camp McDonald Road with evergreen trees. Also, the existing landscaping along the eastern edge of the Subject Property will be maintained to help buffer the new development from the neighboring Old Orchard Country Club townhome development. However, a privacy fence may be needed along the west lot line to screen the townhomes from the existing day care facility and nearby commercial uses. Planning & Zoning Commission Arlene Juracek, Chairperson PZ-05-04 Page 3 The vast majority of the proposed development meets the R3 District's bulk regulations. Due to the Subject Property's unique shape, two of the proposed guest parking spaces encroach into the required rear yard setback. However, the townhomes, patios, and other guest parking spaces meet the required setbacks. It should also be noted that the proposed development complies with the Village Code's requirement that a minimum spacing of thirty feet between multi-family buildings be provided. The standards for a Variation are listed in the Zoning Ordinance and relate to: 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. The Subject Property is located out of a floodplain and the topography is relatively level. The proposed l5-foot rear yard does not meet the minimum setback regulations. The Petitioner has the option of eliminating two guest parking spaces to then comply with the Village's Regulations. However, the location of the two parking spaces and the amount of the encroachment would not adversely impact the adjacent properties. Also, the proposed landscaping minimizes the view for the commercial properties located to the south and west of the Subject Property. The standards for Map Amendments are listed in the Zoning Ordinance. When a Map Ameßdment is proposed, the request is evaluated based on: 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 Subject Property is adjacent to an existing multi-family residential development, abuts a commercial business located in an RX Single Family zoning district, and another commercial business located in the B3 district and has frontage onto a major arterial road. The proposed 22-unit townhome development, with minor design modifications, would be an appropriate use for the Subject Property and would be consistent with other developments recently approved in Mount Prospect. The proposal meets the standards for a Map Amendment because it is compatible with existing properties within the general area of the Subject Property and provides an adequate transition from Camp McDonald Road. The Subject Property would not be conducive to commercial development due to its limited size and surrounding uses. The proposed rezoning meets the standards for a Map Amendment listed in the Zoning Ordinance. The Variation to permit a 15-foot rear yard to accommodate a Guest Parking Space as indicated on the site plan meets the standards for a Variation listed in the Zoning Ordinance. Based on these findings, Staff recommends that the Planning & Zoning Commission recommend that the Village Board approve the Variation request to permit a IS-foot rear yard as shown on the site plan and approve the request for a rezoning from RX to R3 and planned unit development for the Subject Property subject to the following: I) Prior to obtaining the first Certificate of Occupancy, the Petitioner must prepare a plat of vacation that dedicates the Camp McDonald Road right-of-way as required by the Development Code; 2) The site is developed in accordance with the elevations and plans prepared by OCGG Architects, L TD dated March 25, 2004 but revised to reflect: a. Right-of-way improvements as required by the Development Code; b. A privacy fence along the west lot line or significantly increased year-round landscaping. 3) The units are constructed according to all Village Codes and regulations, including, but not limited to, the installation of sprinklers; and Planning & Zoning Commission Arlene Juracek, Chairperson PZ-05-04 Page 4 4) The Petitioner obtains permits from all appropriate agencIes, including, but not limited to, IDOT, MWRD, CCHD. This concludes the Staff report; please note that the Village Board's decision is final for this case, 501-507 Camp McDonald Road, Case No. PZ-05-04. Mr. Rogers asked Ms. Connolly if a fence should be required along the west and east lot lines as well as the south lot line. Ms. Connolly said the south lot line has an existing fence that was installed by Metro Federal Credit Union and that representatives from the adjacent Old Orchard townhomes were present at the meeting and indicated a desire for a fence to be located along the east lot line. Leo Floros asked if the multi-family development to the north is in Prospect Heights and Ms. Connolly said it is. Ms. Juracek asked if the Board had previously approved parking setback variations where there were no visible encroachments to those setbacks. Ms. Connolly said yes. Ms. Juracek asked the petitioner to come forward to present his proposal and address any concerns that may have been expressed by the Commission and public. She said she would swear in all speakers at one time. Walter Wyszynski and his architect were sworn in. Mr. Wyszynski said he spoke to members of the board of the adjoining condominium development and would be putting up fences where desired by those neighbors. The architect spoke at the easel and said they had started the proposed project with 28 townhomes and reduced that number to 22 after consulting with Village Staff. He spoke about privacy fences and a proposed easement. They discussed landscaping with the Board and apologized for the absence of the Landscape Architect. They also explained the existence of a cross connection easement that is anticipated to be eliminated after a certain stage of construction of the townhomes; however, if it is not able to be eliminated it will have an adverse effect on a portion of the landscaping. The architect stated that 22 townhomes on a 2.5-acre site was a luxurious development compared to other projects they have done. He showed the elevations of the vaTious townhome configurations and pictures of the materials used. He said the use of wood trim was just an aesthetic choice. Jason Dolan, Dolan Engineering, addressed drainage at the project site. He said it would be necessary for water to drain off the completed site at a slower rate than it does at the present time. He explained the detention and sanitary sewer system for the project. Mr. Floros asked what the price of the townhomes would be and Mr. Wyszynski said they would start at $350,000. Dolores Tomaszewski, President of the Old Orchard Homeowners Association, was sworn in. She complimented the petitioners on their planned development. She said a chain link fence would not be acceptable, that a cedar fence of the same size and type put in by Metro Credit Union would need to be continued. Also, with regard to drainage, she asked if there would be a berm or swale. She asked if there would be a connection to the Old Orchard storm sewer system. Mr. Wyszynski said they would put in a cedar fence. Mr. Dolan said the drainage water would be carried away by a swale on the developer's property. Mr. Dolan described two methods of storm sewers they have planned for the project that do not include connecting to the Old Orchard sewer system. Michael Jacobs suggested that a specific condition be included in the Commission's recommendation regarding the extension of the existing fence on the Metro Federal Credit Union property. Ms. Juracek closed the Public Hearing at 8: 10 Planning & Zoning Commission Arlene Juracek, Chairperson PZ-05-04 Page 5 Richard Rogers made a motion to recommend that the Village Board approve the request for a Map Amendment to rezone the property at 501 to 507 Camp McDonald Road from RX to R3 Low-Density Residence. Leo Floros seconded the motion. UPON ROLL CALL: AYES: Floros, Rogers, Sledz, Youngquist and Juracek NA YS: None Motion was approved 5-0. Richard Rogers made a motion to recommend that the Village Board approve the request for a Conditional Use for a Planned Unit Development with all conditions imposed by Staff as well as: 1) A fence matching the size and style of the fence provided by Metro Credit Union be installed along the eastern property line (the fence could be eliminated if worked out with Old Orchard Homeowners Association); 2) Additional landscaping be provided along the development's east and south sides (to be worked out with Staff); and 3) a Variation for a Rear Yard (Parking) Setback. Keith Youngquist seconded the motion. UPON ROLL CALL: AYES: Floras, Rogers, Sledz, Youngquist and Juracek NA YS: None Motion was approved 5-0. At 8:50 p.m., Richard Rogers made motion to' adjourn, seconded by Matt Sledz. The motion was élIf8proved by a voice vote and the meeting was adjourned. ~ obs, AICP ector of Community Development H:IPLANIPlanning & Zoning COMMIP&Z 2004\MinutesIPZ-05-04 501-507 Camp McDonald Rd.doc Village of Mount Prospect Community Development Department CASE SUMMARY - PZ- 05-04 LOCATION: PETITIONER: OWNERS: PARCEL #8: LOT SIZE: ZONING: LAND USE: REQUEST: 501-507 Camp McDonald Road Walter Wyszynski, Discovery Homes, Inc. (Contract Purchaser) Thomas Koch and George & Geraldine Podlin 03-28-201-015, 03-28-201-021 & 03-28-201-025 2.5 acres (after Camp McDonald Road right-of-way dedication) RX Single-Family Residence Landscape Business and Day Care Center 1) Rezone to R3 Low-Density Residence; 2) Conditional Use for a Planned Unit Development; and 3) Variation for Rear Yard (Parking) Setback LOCATION MAP 't: ~ 0 ~ ,:;: OJ :I> .J:; = :I> 0 -= OJ '" ~ -. ..' - Village 8ounda~ 0 Out ot VtJJage Village of Mount Prospect Community Development Department MEMORANDUM TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION ARLENE JURACEK, CHAIRPERSON JUDY CONNOLLY, AICP, SENIOR PLANNER FROM: DATE: MARCH 18, 2004 MARCH 25, 2004 HEARING DATE: SUBJECT: PZ-05-04: REZONE (RX TO R3), CONDITIONAL USE (PUD) & SETBACK V ARIA TION (PARKING) TO ALLOW A 22-UNIT TOWNHOME DEVELOPMENT 501-507 CAMP MCDONALD ROAD BACKGROUND A public hearing has been scheduled for the March 25, 2004 Planning & Zoning Commission meeting to review the application by Discovery Homes (the "Petitioner"), regarding the properties located at 501-507 Camp McDonald Road (collectively the "Subject Property"). The Petitioner is seeking: 1) To rezone the Subject Property from RX Single-Family Residence to R3 Low-Density Residence; 2) Approval of a Conditional Use permit for a Planned Unit Development; and 3) Variation for rear yard (parking) setback. The P&Z Commission hearing was properly noticed in the March 10,2004 edition of the Journal Topics Newspaper. In addition, Staff has completed the required written notice to property owners within 250-feet and posted a Public Hearing sign on the Subject Property. PROPERTY DESCRIPTION The Subject Property is located on the south side of Camp McDonald Road, between Rand and Schoenbeck Roads, and is directly west of the existing Old Orchard Country Club townhome development. The site currently contains a landscaping business and a day care center with related improvements. The Subject Property is zoned RX Single-Family Residence and is bordered by the RX District to the west, the B3 Community Shopping District (Metro' Credit Union) to the south, the Rl Single-Family Residence/PUD District (Old Orchard Country Club townhomes) to the east, and a multi-family residential development (Brandenberry Park East Condominiums) located within Arlington Heights to the north. The Subject Property was originally located within unincorporated Cook County and developed under the County's regulations. The Subject Property was annexed into Mount Prospect in 1999 as part of a larger annexation (which included other parcels in the triangular shaped area near the intersection of Camp McDonald and Rand Roads). As part of the larger annexation, all of the properties involved were zoned RX Single-Family Residence (as required by State statutes) although existing commercial businesses were in operation at the time of annexation. SUMMARY OF PROPOSAL The Petitioner's proposal includes the demolition of all of the existing structures on the Subject Property and the redevelopment of the site as a 22-unit townhome development. The various elements of the proposal, including requested relief from the Village's regulations, are outlined below: ~ .. PZ-05-04 Planning & Zoning Commission meeting March 25, 2004 Page 3 Rezoning Request - As noted previously, the Subject Property is currently zoned RX Single-Family Residence. The Petitioner is requesting approval to rezone the Subject Property to R3 Low-Density Residence, which allows a maximum density of 13.5 dwelling units per acre for multi-family developments. The Petitioner's proposal includes a density of 8.8 units per acre (22 units/2.5acres), which falls below the maximum density permitted within the R3 District. Conditional Use for a Planned Unit Development - In addition to the requested rezoning, the Petitioner is also requesting approval of a Conditional Use for a Planned Unit Development. This request is due to the Village Code's requirement that two or more multi-family residential buildings may be located on the same zoning lot only as part of an approved planned unit development (PUD). The PUD process also allows for unified zoning control over the entire development, thus requiring formal Village approval if any modifications to the development are proposed in the future. Site Plan - The attached site plan illustrates the proposed layout for the 22-unit townhome development. The development would consist of three 4-unit buildings and five 2-unit buildings located along a two-way private street that loops through the entire site. Each unit would have a separate entrance, two-car garage and two-car driveway, and a patio. The pavement width of the private street is 24-feet (consistent with the Village standards) and allows for 2-way traffic throughout the development. The proposed development also includes a 5-foot wide sidewalk on one side of the street and II guest parking spaces. Building Design - The enclosed elevations indicate that the townhomes will have peaked roofs and each unit will have a front-loading 2-car garage, accessed from the private street. The building materials for the exterior elevations will consist of wood siding, brick, and limestone. Also, balconies will be included on the front elevation of some of the units. Site Access - The proposed site plan indicates that the development will be accessed from Camp McDonald Road and have two entry points. The western driveway allows full vehicle access to/from the development and the eastern driveway limits access to a right in/out only (thus minimizing potential conflicts with nearby Dale Avenue). The Cook County Highway Department (CCHD) has jurisdiction over Camp McDonald Road and will have to approve the proposed entrance/exit configuration. Right-of-Way Improvements - The site plan indicates that a portion of the Subject Property will be dedicated as part of the Camp McDonald Road right-of-way, as is required by the Village's Development Code. In addition, the required right-of-way improvements (widening the existing street, installing sidewalk, etc.) will be completed. Although Camp McDonald Road is under CCHD jurisdiction, the south half of the street must also be dedicated and improved to Village standards. As noted previously, CCHD approval is required for all right-of-way improvements (including the proposed connections to Camp McDonald Road). Parking - The Petitioner's proposal indicates that all 22 units will contain three bedrooms. The Village Code requires 2 Yz parking spaces per dwelling unit (for multiple-family dwellings containing 3 bedrooms or more). The Petitioner's proposal contains a total of 99 parking spaces (consisting of two garage and two driveway parking spaces pe"r unit, plus an additional II. guest parking spaces dispersed throughout the development). The proposed plan includes some guest parking spaces along the western edge of the development that do not meet the required 25-foot setback requirement. The Petitioner has requested a variation to allow for the proposed IS-foot setback. Landscape Plan - The Petitioner's landscape plan indicates that a variety of new landscaping materials will be planted throughout the development. The plan, however, does not include the required parkway trees (planted every 40-feet in locations determined by the Village Forester) along the Camp McDonald frontage. Typically, this requirement is met at the time of applying for permits. PZ-05-04 Planning & Zoning Commission meeting March 25, 2004 Page 4 The landscape plan indicates that the proposed townhome development will be partially screened from Camp McDonald Road with evergreen trees. Also, the existing landscaping along the eastern edge of the Subject Property will be maintained to help buffer the new development from the neighboring Old Orchard Country Club townhome development. However, a privacy fence may be needed along the west lot line to screen the town homes from the existing day care facility and nearby commercial uses. GENERAL ZONING COMPLIANCE The table on the following page provides zoning district information for the property's proposed zoning classification and summarizes the proposed setbacks. R3 Low Density Residence District Minimum Requirements Proposed SETBACKS: Front 30' 30' (with improved right-of-way) Interior 10' or 10% of lot width - which ever is less 10' to 15' Rear 25' 15' to 45' DENSITY 13.5/acre 8.8/acre LOT COVERAGE 50% Maximum 50% The vast majority of the proposed development meets the R3 District's bulk regulations. Due to the Subject Property's unique shape, two of the proposed guest parking spaces encroach into the required rear yard setback. However, the townhomes, patios, and other guest parking spaces meet the required setbacks. It should also be noted that the proposed development complies with the Village Code's requirement that a minimum spacing of thirty feet (30') between multi-family buildings be provided. VARIATION STANDARDS The standards for a Variation are listed in Section l4.203.c.9 ofthe 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. The Subject Property is located out of a floodplain and the topography is relatively level. The proposed IS-foot rear yard does not meet the minimum setback regulations. The Petitioner has the option of eliminating two guest parking spaces to then comply with the Village's Regulations. However, the location of the two parking spaces and the amount of the encroachment would not adversely impact the adjacent properties. Also, the proposed landscaping minimizes the view for the commercial properties located to the south and west of the Subject Property. MAP AMENDMENT STANDARDS The standards for Map Amendments are listed in Section l4.203.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: PZ-05-04 Planning & Zoning Commission meeting March 25, 2004 Page 5 . 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 Subject Property is adjacent to an existing multi-family residential development, abuts a commercial business located in an RX Single Family zoning district, and another commercial business located in the B3 district and has frontage onto a major arterial road. The proposed 22-unit townhome development, with minor design modifications, would be an appropriate use for the Subject Property and would be consistent with recently approved developments approved in the Village. The proposal meets the standards for a Map Amendment because it is compatible with existing properties within the general area of the Subject Property and provides an adequate transition from Camp McDonald Road. The Subject Property would not be conducive to commercial development due to its limited size and surrounding uses. RECOMMENDATION The proposed rezoning meets the standards for a Map Amendment listed in the Zoning Ordinance. The Variation to permit a 15-foot rear yard to accommodate a Guest Parking Space as indicated on the site meets the standards for a Variation listed in the Zoning Ordinance. Based on these findings, Staff recommends that the Planning & Zoning Commission recommend that the Village Board approve the Variation request to permit a 15-foot rear yard as shown on the site plan and approve the request to rezone the Subject Property from RX to R3 subject to the following: 1) Prior to obtaining the first Certificate of Occupancy, the Petitioner must prepare a plat of vacation that dedicates the Camp McDonald Road right-of-way as required by the Development Code; 2) The site is developed in accordance with the elevations and plans prepared by OCGG Architects, L TD dated March 25,2004 but revised to reflect: a. Right-of-way improvements as required by the Development Code; b. A privacy fence along the west lot line or significantly increased year.:.round landscaping. 3) The units are constructed according to all Village Codes and regulations, including, but not limited to, the installation of sprinklers; and 4) The Petitioner obtains permits from all appropriate agencies, including, but not limited to, mOT, MWRD, CCHD. The Village Board's decision is final for this case, 501-507 Camp McDonald Road Road, Case No. PZ-05-04. I concur: W~ ~, r of Community Development ~c H'J>LANlPlaMing... Zoning COMMIP&Z 201"'\SlaffMcmo\PZ")5"'~ MEMO (CarT > McDonald To"nhomes - Disco"",,! Poin,) doc APPLICA TION FOR CONDITIONAL USE APPROVAL LOCATION OF PROPERTY DISCOVERY POINTE TOWNHOMES 501-507 W. CAMP MCDONALD, MT. PROSPECT (A PROPOSED 26 TOWNHOME DEVELOP1v1ENT) DISCOVERY HOMES" INC. 15 N. NORTHWEST HWY. P ARK RIDGE, IL 60068 PH. (847) 530-5300 FX. (847) 823-1517 YILL.AGE OF l.~JlJNT PROSPEC~- COtvilYfUl.\11TY DEVELOPIvIEN"T DEPA..~TMENT - PlanningDivision 100 S. Em~rson Stree1: Mount Prospect, Illinois 6005ó Phone 847.818.5328 FA;\': 8ilÎ.81S.5329 Application for Conditional Usel-\pproval z C :...-.-.. '. ;.., ¿: -:: . '~Õ 0 ~ '=- :.¡ zE ;g ¡;;¡ ::. z - - : Case Number IP&7 I - , Development Name/Address Date of Submission 1 Hearing Date . Addressees) (Street Number, Stree1:) 501-507 W.Camp McDonald, Site Area. (Acres) I P op rry ornna '2' . 5 6 Ire. Z ~ = ,Mount Prospect 11 Total Building Sq. Ft. (Site) 39103 i I Sètbacks: From 'I' Lo'\: Coverage C~/o) 35 I Side 10 ' I Number ofParkì~g Spaces 10' I Side I I I I Rear 30' z C 40 ¡... ~ - .;: c:: ,-. - t. r.r. Building Height 35' Adjacent Land Uses: North 'I South lEas'\: ¡¡Residential_," Commercial, Residential II La:\: LJ. Nwnber or County .ê..ssigned Pm Number(s) , I 03-28-201-025 03-28-201-015 I West Commercial z ~ - 01-2R-?Ol-O21 z ,... :r., x ¡;;,; Ii Legai Description (atr<lch additional shee!s if necessary) attached I . I ! ,( X \1-,/3 i r MA II 11 ~ Ii Nam~ ! ~ Ii W P-; L '\\:Yl WJIX'1 N,>"':I \ !'\~~ô'¿-f.... ~ ~ I C.)rporarlon :,'1 ez- ~.~. .: ,-"'~, ':'cid..~;scovery Homes, Inc. i. _L"--... .-- !i ~ 1:;1 15 N. Northwest Hwy '[ = < ;! Cirv 1 SLate I Zip C:JQe j ~ r,i, ~ark Ridge I IL! 60068 ~:: I ~ I Te!e;:Jhone (day) 1 847-530-5300 I , i 7eieDhone (evening) I' - : 847-530-5300 i r!lx I 847-823-1517 I P:::.ge: i 'Ii in""""s- ;n ;:)ra"~"""'J :1 ,,-_. - "'. ~~"" !i Contract Purchase of Property" z 0 ..... :; ,I ::: ;:j ~ ~ ,Zó I - >. ,.. - z ~ :: :=; '-' ~- - - ~ I '- :::: í..) ;ã I ,I z - =:1 ~~ .... ::: ~ § ¡::: ';¡; c ~ r- = Z ,;,9. --- ,.. -::: ~ g ... - - :::.. .... 0 ~-;:¡ r- ::- - '1.J V,-., ,:J I I~ II \, II II ¡I II II :1 ~ Ii .1 II Ii ;¡ ~ ¡I " iI :1 ii SEE ATT. ..-¡ED (e:)Qki6i'G' e" Co) (TWO SEPARATE OWNERS) Cornoration t: -." ") ()- íH.oKAS \J. ~C;"" \&1-"11>' r'" ß I ß> ú;JOR./J6.. (iI¡sR.A(,()I~t1 [)£,~~ (SI'HI6Ir"c..! I 1 <-... 'oar' e~" I "".." -- .0 I Cit'j \ Nam¡; State \ Zip Cocie I Te ¡, e (àay) Telephone Cevemngj ?a..'C Pag~r I Te¡~phone (day) Fax 847-530-5300 847-'-823-1517 Develo per I Name I Discoverv Homes Telephon~ (day) Fax \ Te!ephoo, (day) I Fax I Teiephone (day) Fa."{, I I ' I Tele(Jhone (day): I Fax I I I I ! I i'~;~~;"O"'Q (G'""" ! . -'-:-" u- '. -.vi' i =:1"" : - ., 847-823-1505 '! ¡ I ! j ! 1 ~ ¡ 1 RJ17-823-1517 Surveyor Name W.C.DOLAND ENGINEERS INC. 847-991-5088 Moum ?ms¡je::: :JeD::lIT.mem of ,:ommunicy De'lelopmen:: roo South Eme:-son Stree:. Moum ?rospe::: l1lino\s Address 15 N. NnrrnwQ~r Hwy Park Ridge, IL ,60068 Attorney Name Wyszvnski & Associates. P.C. 847-934-3427 847-991-5088 847-934-3427 847-480-2212 847-513-6666 il-~rchiteC! il Nam= (I ~ddrQ~~ II . - -~~ II ii :i L..mdscape A,rchitec= i¡ Name TO BE I :,:1' j,..; cr' Q 0 " , ..'-' --- il ' 'I II Ii RETAINED Y' 847-480-2212 847-S13-6ó66 Address 15 N. Northwest Hwy Park Ridae, IL 60068 Adàress 509 E. Dundee Rd '., Pa1arinp I160074 Engineer Name W.C. DOLAND ENGINEERS INC. 509 E. Dundee Rd Address OCGG ARCHITECTS, LTD. #296, 853 SANDERS RD NORTHBROOK, IL 60062 phone 3';;'-:",3; S.'::: F:Jx S.i7.3: 3."::: --- - ,- -,,- ",,- ,""'- í;:J , - :::.ç,¡ 0;;; -. ;;'::1 , ,-..;- ~~ i:C/j 2:Z ~o u:!:- - è.J < ,-, :-z ~o C/j- ,.¡- - .... ItoJ';;: IJJ¿: c::: c..o c~ c:z c..- ! Proposed Conditional USe I"as lis1:ed in the zoning district) . , , '"'Res'D~t-J¡I'\l p.U.LJ Describe m De:aiì the Building~ and Activities Proposed and How the Proposed Use Mee~s the Ar..ached Sta.."1darå~ :c:- Condirionai Use Approval (aü.ach additional sheets if necessar¡) , Developer desires to improve the subject property with 26 luxury townhomes.o..SÇJ\:,~ ¡;'-\\ù..~e& ~\u..'4\~ 5et A TTI\Ctié'ð h-J,I!. . . . e ~l"\ \ ~t'" :D ~G'A \\~~ ç ;, Hours or Operation Residences I 1'1 Addressees) (Street Number, Street) ! 501-507 Camp McDonald Road il Siœ Area ,(ACreS) I' Property Zoning I Tocai-Building Sq. Ft. (Site) I 2.56 R3 55,861.5 :,,- ' I jetbac:cs: From I' Sq. Ft. Devoœd to ?roposei T...;se 55,700 30' .I! Building Heig..fJ.t I 35' I Rear 25 ' II LO! Coverage (%) 49.85 I Sidé 20' & 10' IN umber of Parking Spaces , 75 25' l Side I & 10' Please note that the application "'i1l :1.ot be reviewed until this petition has been fully completed and all required plans and other :naœ:-iai have been satisfac:oriiy submitted La the Planning Division. Incompìete submittals will not be accepted. It is strongly sugg~ste¿ :hat:h petitioner scheduie an appointment with the appropriate Vi1lag~ staff so that materials can be reviewed for accuracy and completeness ù::h time of submittal. In consideration orthe information contained in this petition as well as all supporting documentation, it ¡s requested that aF~roval be g¡v~ to this request. ïhe l;:Jpiic::un: is ,he owne, or authorized representative of the owner ar,he properLY. ïhe petitioner and the owner or:h property gram employees oÎthe Viilage ofMoum Prospect and their agents permission w enter on me prQperry during reasom:.ble ha:.!!: :c visual inspection of The suojec: property. [ hereby affi~ ,that at! inf~,rmat~~~~ddh~rein~ all marerials submitted in association with this application are :!'t!e ar,:: accurate :0 tne o~st or mY/~7 -'" ~-- Aco!!canr <.;ry:-:,/~ ~~ // Dare /-/f-oý If;PPlioonr ,::: !cope"}' owne~ p/' , : :1ereoy desig!Hlre :he appii::::.r.: ¡o ac: as :TIY agem for ,he purpose or seeking the Var:atÍon(s) described in this app¡i::.ricn :ï::: :: associated suppor-i:1g materia!. -v ..- II ~þ ft 1/.." t: ""'~',I"'t ~ ",.." ... See attached Dare Prape;::; Owne; Moum ?rospe:::: :)e::mmne:1": of:::Jmmunir:.¡ Development 100 SoUth Em~rson S tre~:. !vloum ?rospe:::: Illinois Phone 3";'7,3:3,:~: F:lx 8"-ï.S: S.:::: "T':"\I"" Q,'- ,ê\- ':;,ì¡ RESPONSES TO STANDARDS FOR MAP AMENDMENT APPROVAL 1. The subject property would be very compatible with the surrounding area. The subject properties are now improved with a single family residence, a landscaping business and landscaping equipment storage, and with a ranch home that had long time ago been converted to a child care facility. The adjacent properties are improved with townhomes/duplexes (PUD) to the East, with a bank facility and a fitness/office building to the South and . Southwest, a childcare facility to the West, and an apartment/condominium complex to the North. The proposed development would be bounded at least on two sides by multifamily residential developments. The entire area is comprised of many residential developments and office/retail establishments which cater to the residents. 2. The zoning in the area is RX to the Southwest, West, North. Zoning is R-l to the East, and its B-3 to the South. The proposed development which asks for R-3 zoning district would simply build on the continued improvement of the area with residential properties. 3. The subject and adjacent properties currently zoned RX are improved with an assortment of different properties: single family building, lawn care facility, a bank, childcare facility, fitness facility, restaurant, U-Hall rental facility, to townhome/duplex development. The development of the property under current zoning is very limiting and would not utilize the property to its fullest potential which would benefit the subject property and the adjacent properties. 4. The entire area is already improved with many residential developments and servicing office/retail establishments on the major streets. The proposed development is made off ofW. Camp McDonald which is not on a major street and which does not provide a viable commercial setting/development. The proposed development would only extend the residential construction that already exists to the Northwest, North, and East of the subject property. Although under current zoning, the development is very assorted, the proposed development would attempt to unify portion of the area as a planned unit development. 5. As noted in paragraph 1 hereof, the proposed development would be a smooth transition from residential to retail and office properties. The property is already adjacent to other residential developments and would fit nicely within the neighborhood. Furthennore, the proposed development would only enhance the viability of the area and the commercial estab1ishments that would service it. 6. Although the current Comprehensive Plan for that portion of Moltnt Prospect is unknown, it would appear that the proposed development would smoothly fit into the area which is bounded on at least two sides with a planned unit development of townhomes/duplexes and an apartment/condominium complex. 7. The proposed development would fit into the proposed zoning classification. The proposed area of development is 2.56 acres and would accommodate the development of 26 to\\11homes as proposed on the plans. HJ! 28/ 21303 18:25 11:!4/1:!¿:;.J.:1J,/ ~ -, .. - .. -"". c:. f>..:: ;? 114 " , ß ! "./ ClUj. rj\ .CIJN¡\ P~I{. NAIL. ON ~IPle:' O.:s2 ~.l.Sj' ~ ,/ . ~ ( 9 ~ I "\ hNO~'~H LINE OF ìHE: NORTHEAST;)4SEGiION ~e:42.11-,,' ( ,.r: A ~::-:::.... ,.1-:":" J-¡ r I I "~'9' .:.:.:-~:.::. . ~ I ',I ,!~ l r ~ '! } ¡ ({i/ -,.. \~--. ; , 0 HONIt 3M,:)Ul..l)eR iJ V \ ~ . '.(F'OUNO IROII !"IPO: A~PHA(. r ~~;:'&::M~~ .:o\~...., "( ,',3:5 NORìH AND I 1."1' é:ASr ,I 1'. -T ~,' ¡:-- ~I m<t.I: 3~Q IOI.IT I : , 1~ ; ,-..,1 10 STaNO: '~'" ~ ~ 'i. ~~ ' ,.' ,c...:i= I ~:J I ~i I ~51 tI'. ""Q >% 04 I"! .O-ca......' . \ Trt.CP"".... ~C~. "f f1.iði r A.DJù¡}J IN& Ißf .. .., '.-..,-.....-.. ) FOC. '.J STC ~ ¡~" I'- 1(\1 ¡ ~ .., i : I ~ I~ I~ U 10 I~ I ~ g . r ~I \ '. ~HJo" ~J- I"!:I'a; ., ,..., ~.. l.AVGROU/<C 20171 " PARCEL C ~ ,< '", ,"'-.. I § " " ..' ,"'" ""-. "'-, .. . -'..... .;;,-ao ¡'~i:-- '. '" .. ' . " -' I ',"'" ... '" ~ ' ','.., ~ ~ .. "- ".,..!t .. "'-. """ '-'. ."'" ::: I ' ~\.., "'.,' .' I III , . , ;a18S .,.. . ,",' ". '. ~C-' """",.,"',',',-, "'7.~0¡... ~; " ',,' "'" '. '" "', '" '" ..24."8- ,,' ..'" ð .30.3~' .. J,~:3,e3', ~",,-" ',' '", C,~2" "'" ' ~ "- ' ~ ~ ~ "" - ~ ~ " ':g; '\, ¡--"',," ',"3,?', ! - "r' 26.4-'1 2,0:: , r r I \RCEL: 8 Ii ~ .. " .. ...... ,"" ~ ,", ! ! )1 ¡::; {!! oX , ,w i: ; I I~ ¡¡ 0 0 C""eACTE 3: ." - - '\, 'Ie". '-., "',," Q ~ ME: PLA Y HOUS£'<"" ~ '" ", '. ',- " "", "-.', ,: I I . I I- I: 5TCNE I i ~ t .Io-.'~:~~: ;:¡^~4r. aHe::;) , ~ ~ ..",";':~._' -l t.:' ~ """r,R"" ~ ,~\ ~: :r'~~~~E I!I'T 'WOOD REHI~ING "1/.1..:" , . . T¡;U~.C'" rouE-- ' , , ~ l~r""'T :, ffl~ .,.....,1 I 'is = ?1.¡.yc.I<O\J,~C i,,- L ~OUND lAm.! p,o€: II.. - II \'1 ' O.;~ ~OR':'¡' 1. ~;Z& -.. ' I ~ I , I ~'S'T ,[I.. Ii I, " \ .O~.T£ i' 0"'1 \, ¡ ~ ;"PAMC q II , - ~{1 "H::I:;A.:"-:~'>.t.~~!::~a.i~~( SHED J,=-.. --'._,'.. -_._---......,¿-;" --- '.... ' ~ .-P..,' ¡'~(.=IC,I:""R' --~r' -3.6_0.~ ,.t"...!. I>, ~ :>tAI'l," oa.cr ~ . I" / I : I,CONd.~ "'ÞocC,,-"-nw_a.Qu.a, 111.69' "8¡;.~!>,O4'" /¡["'tl "51:';' 0,><. LI&I:" --"~ r " .aulolo II\J>N ,. ".e: 0,07 "yR.... I U..""1 .....we "~.T,,4"(:'" I': i g,:' ~ ,".:11 ¡¡:.A:;¡ I .-~"" c , 0 , " I i ~ -II ~ :n '. í .., ! , , " . --~ /' F'A(3E ----_/ [I:::' 03/11/20[14 15:54 18475' :) ()~G'3 n.;>:; ~: {/'cP =J "--~--~----i'-----=-====-~~~ ß -< - =-==------------------------------ __--n_--n- 5076 CO'JER::D 5:::::::% OPEN v -' " " 1- (....--: .A. RE ,A., ; !oq,!.2! S.f-. ~ , SR::EN !~R::.A.; 54lJ16 S.P. c~ LONG GO,/EQ.þ,SE: DR: ./E5 l^\AL.<S ~ F.~-;!O'S: RO.~::;~R::A: 23::':'10 S 12,64; S.P. ¡ê,4Bé r - '" ~ "-, ""-. '~ "'"" ~3-11-G4 15;51 RECEIVED FROM:1S475136666 P-Ð2 .- vwl 4/1/04 ORDINANCE NO. AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE VILLAGE OF MOUNT PROSPECT FOR PROPERTY LOCATED AT 501-507 CAMP MCDONALD ROAD WHEREAS, the Discovery Homes, Inc. (hereinafter referred to as "Petitioner'), has filed an application to rezone certain property generally located at 505-507 Camp McDonald Road (hereinafter referred to as "Subject Property'), and legally described as follows: Parcel 1: The North 415 feet of the east 223.37 feet of that part lying east and north, Range 11 East of the Third Principal Meridian, except the north 33 feet thereof taken for roadway purposes, in Cook County, IL. Parcel 2: The North 213 feet (as measured on the East & West lines thereof) of the following tract of land: the West 111.69 feet of the east 335.06 feet of that part lying east and north of Rand Road of the west half of the northeast quarter of Section 28, To"Vnship 42 North, Range 11 East of the Third Principal Meridian, except the north 33 feet thereof taken for roadway purposes, in Cook County, IL. Parcel 3: The East 36 feet of the North 208 feet, of the West 96.14 feet of the East431.20feet, as measured on the west and north lines thereof, of that part of the west half of the northeast quarter, lying northeasterly of the line of Rand Road, of Section 28, Township 42 North, Range 11 East of the Third Principal Meridian, except the north 33 feet thereof taken for roadway purposes, in Cook County, IL. Property Index Numbers: 03-28-201-025 03-28-201-015 03-28-201-021 ; and WHEREAS, the Petitioner has requested the Subject Property be rezoned from R-X (Single Family Residence) to R-3 (Low Density Residence) District; and WHEREAS, a Public Hearing was held on the request for rezoning being the subject of PZ-05-04, before the Planning and Zoning Commission of the Village of Mount Prospect on the 25th day of March, 2004, pursuant to due and proper notice thereof having been published in the Mount Prospect Journal & Topics on the 10th day of March, 2004; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendation to approve the request, to the President and Board of Trustees of the Village of Mount Prospect; and WHEREAS, the President ¡:md Board of Trustees of the Village of Mount Prospect have considered the request being the subject of PZ-05-04 and have determined that the best interests of the Village of Mount Prospect would be served by granting said request. 1\ 501-507 Camp McDonald Road Page 2/2 NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: The recitals set forth hereinabove are incorporated herein as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The Official Zoning Map of the Village of Mount Prospect, Illinois, as amended, is hereby further amended by reclassifying the property being the subject of this Ordinance from R-X (Single Family Residential) to R-3 (Low Density Residence) District. 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 day of April, 2004. Gerald L. Farley Village President ATTEST: Velma W. Lowe Village Clerk H:ICLKOIfilesIWINIORDINANCIREZONE 501-507 CampMcDonald Rd,twnhms,AprO4.doc .( VWl 3/31104 0411104 04116104 ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE PERMIT FOR A PLANNED UNIT DEVELOPMENT FOR PROPERTY LOCATED AT 501-507 CAMP MCDONALD ROAD WHEREAS, the Discovery Homes, Inc. (hereinafter referred to as "Petitioner"), has filed a petition for a Conditional Use permit in the nature of a Planned Unit Development with respect to property generally known as 501-507 Camp McDonald Road, (hereinafter referred to as "Subject Property"); and WHEREAS, the Subject Property is legally described as follows: Parcel 1: The North 415 fe~toLth~~~a§L??:3,37feE?t9ftbêt part lying east and north, Range 11 East of the Third Principal Meridian, except the north 33 feet thereof taken for roadway purposes, in Cook County, IL. Parcel 2: The North 213 feet (as measured on the East & West lines thereof) of the following tract of land: the West 111.69 feet of the east 33q.06 feet of that part lying east and north of Rand Road of the west half of the northeast quarter of Section 28, Township 42 North, Range 11 East of the Third Principal Meridian, except the north 33 feet thereof taken for roadway purposes, in Cook County, IL. Parcel 3: The East 36 feet of the North 208 feet, of the West 96.14 feet of the East 431.20 feet, as measured on the west and north lines thereof, of that part of the west half of the northeast quarter, lying northeasterly of the line of Rand Road, of Section 28, Township 42 North, Range 11 çast of the Third Principal Meridian, except the north 33 feet thereof takenfor roadway purposes, in Cook County, IL. Property Index Numbers: 03-28-201-025 03-28-201-015 03-28-201-021 ; and WHEREAS, the Petitioner desires to develop the Subject Property as a residential Planned Unit Development consisting of twenty (20) townhomes; and WHEREAS, a Public Hearing was held on the request for a Conditional Use permit, designated as PZ-05-04, before the Mount Prospect Planning and Zoning Commission on the 25th day of March, 2004, pursuant to due and proper notice thereof having been published in the Mount Prospect Journal & Topics on the 10th day of March, 2004; and ß ,~ Page 2/3 501-507 Camp McDonald Road WHEREAS, the Planning and Zoning Commission has submitted its findings and positive recommendation to the President and Board of Trustees of the Village of Mount Prospect; and NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS: SECTION ONE: That the recitals set forth hereinabove are incorporated herein as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: That the Conditional Use Permit in the nature of a Planned Unit Development being the subject of this Ordinance is subject to the following conditions: Prior to obtaining the first Certificate of Occupancy, the Petitioner must prepare a plat of dedication that dedicates the Camp McDonald Road right-of-way as required by the Development Code; The site is developed in accordance with the elevations and plans prepared by OCGG Architects, L TO dated April 20, 2004 but revised to reflect: a. Right-of-way improvements as required by the Development Code; b. A privacy fence along the west lot line or significantly increased year- round landscaping; A privacy fence along the east lot line that matches the existing fence at the Metro Federal Credit Union (this fence may be eliminated if agreed to, in writing, by the Old Orchard Country Club Homeowners Association); A privacy fence along the west and south lot lines in locations that do not conflict with access easements; Revise the landscape plan to include significantly more landscaping, especially trees, along the east and south lot lines. The units are constructed according to all Village. Codes and regulations, including, but not limited to, the installation of sprinklers; and The Petitioner obtains permits from all appropriate agencies, including, but not. limited to, lOOT, MWRD, CCHD. SECTION THREE: That the President and Board of Trustees of the Village of Mount Prospect do hereby g rant approval 0 f a Conditional U se permit, as provided inS ection 14.203.F.7 of the Village Code, for a Planned Unit Development for a twenty (20) unit townhome development, as depicted in the Site Plan prepared by OCGG Architects, L TO, dated April 20, 2004, as revised. 3) 4) 5) 1 ) 2) c. d. 1;' Page 3/3 501-507 Camp McDonald Road SECTION FIVE: This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by law. AYES: NAYS: ABSENT: PASSED and APPROVED this day of April, 2004. Gerald L. Farley, Village President ATTEST: Velma W. Lowe, Village Clerk H:\ClKO\files\WIN\ORDINANC\ConUse,PUD,501-507 CampMcDonald Rd,townhomesapril20.doc