HomeMy WebLinkAbout7.1 PZ-19-17 / 1731 Wall Street / The Alter Group2/20/2018 BoardDocs® Pro
Agenda Item Details
Meeting
Feb 20, 2018 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD - 7:00 p.m.
Category
7. NEW BUSINESS
Subject
7.1 PZ -19-17 / 1731 Wall Street / The Alter Group - 7.1a A RESOLUTION APPROVING A FINAL
PLAT OF RESUBDIVISION FOR 1731, 1761,1791 WALL STREET AND 301 LASALLE STREET,
MOUNT PROSPECT, ILLINOIS (THE LAKE CENTER PLAZA RESUBDIVISION NUMBER FOUR) 7.1b
1st reading of an ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE VILLAGE OF
MOUNT PROSPECT FOR PROPERTY LOCATED AT 1731,1761, 1791 WALL STREET AND 301
LASALLE STREET, MOUNT PROSPECT, ILLINOIS
Type
Preferred Date
Absolute Date
Action
Feb 20, 2018
Feb 20, 2018
Recommended Action 1. Enact a resolution approving a plat of resubdivision titled The Lake Center Plaza
Resubdivision Number Four.
2. Enact an ordinance approving a zoning map amendments to B-3 Community Shopping for
Lots 2 and 3 of the Lake Center Plaza Resubdivision Number Four.
3. Enact an ordinance approving a zoning map amendment to I-1 Limited Industrial for Lot 1
of the Lake Center Plaza Resubdivision Number Four.
Information
The Petitioner, The Alter Group, is seeking a resubdivision and a rezoning of the property known as 1731, 1761, and
1791 Wall Street and 301 LaSalle Street. The Petitioner is seeking the creation of one I-1 Limited Industrial District lot in
the northwestern portion of the site and two B-3 Community Shopping District outlot parcels along Algonquin Road
and Elmhurst Road. A 130,000 square foot industrial building is proposed for the new I-1 Limited Industrial lot.
Commercial development of the proposed B-3 parcels is not planned at this time. The proposed resubdivision and
rezoning is in line with the future land use map in the Village's Comprehensive Plan and satisfies development goals for
those districts.
The proposed industrial development "Lake Center Plaza" would generate approximately $180,000 in annual property
taxes (estimate provided the requested Class 6b incentive is approved). In addition, the petitioner estimates that the new
facility will create 90 jobs for the community. This tax revenue estimation does not include the future property taxes,
sales taxes, and/or food and beverage taxes that will be generated by the new commercial outlot parcels in the future.
This subject property has been vacant for more than 30 years and has generated limited property taxes during that time.
The proposed development meets all applicable zoning requirements and no further relief is sought at this time. If
approved, the Petitioner would proceed with submitting for building permit and construction would begin after staff
review and approval. The Planning and Zoning Commission held a public hearing on January 25, 2018 and by a vote of 7-
0 recommended approval of the proposal, subject to the conditions recommended by staff. There were no objectors
present at the hearing on this matter.
Alternatives
1. "To Approve:
1. A plat of resubdivision titled "The Lake Center Plaza Resubdivision Number Four".
2. A zoning map amendment to B-3 Community Shopping for Lots 2 and 3 of the Lake Center Plaza
Resubdivision Number Four.
3. A zoning map amendment to I-1 Limited Industrial for Lot 1 of the Lake Center Plaza Resubdivision Number
Four."
2. Action at discretion of the Village Board.
https://www.boarddocs.com/iI/vomp/Board.nsf/Public# 1/2
2/20/2018 BoardDocs® Pro
Staff Recommendation
Staff finds that the proposal meets the map amendment standards and that granting such request would be in the best
interest of the Village. Staff recommends that the Village Board approve the proposed plat and zoning map amendment.
1 Zoning Application.pdf (342 KB) Applicable Standards.pdf (296 KB)
Architectural Plan 1.9.18.pdf (4,173 KB) Landscape Irrigation Plan BEI 1-8-18.pdf (908 KB)
Landscape Plan BEI 1-8-2018.pdf (556 KB) Photometric Plan 1.9.18.pdf (415 KB)
plat of resubdivision the lake center plaza resubdivision (Recovered).pdf (15 KB) Plat.pdf (491 KB)
PZ -19-17 1731 Wall Street Minutes.pdf (35 KB)
PZ -19-17 Amendment (1731 Wall Street-ZMA Plat).pdf (84 KB) PZ -19-17 Staff Report.pdf (335 KB)
Survey of Center Lots.pdf (1,059 KB) Ord Zoning Map Amendment PZ -19-17 1731-final.pdf (17 KB)
https://www.boarddocs.com/il/vomp/Board.nsf/Public# 2/2
VILLAGE OF MOUNT PROSPECT
Community Development Department — Planning Division
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Fax: (847) 818-5329 wnll?�
Zoning Request Application Immmi
OFFICIAL USE ONLY (To bo completed by Villago Staff)
Case Number: P&Z Date of Submission: Hearing late:.—
Development Name/Address.,__ -- I
1. SUBJECT PROPERTY
Address(es): L —1-724;11114111�1 M141",
41 kAA 3
J -
Zoning District (s):Property
.... . ......
Area:
Sa. Ft.
Parcel Index Number(s)(PIN):
..... ........
Adjacent Zoning Districts:
.......... ...
Adjacent Land
. . . . ........
Uses:
To the North: R
To the North:
To the South:ri
To the South:
To the East:
To the East:
LI 211111�41 k t11111
To the West:
To the West:
11. ZONING REQUEST(S) (Check all that apply)
T�Conditional Use: For
El Variation(s): From Chapter 14, Section(s)
0 Zoning Map Amendment: Rezone From to
F1 Zoning Text Amendment: Section(s)
R Other:
.. . ... .
NA N", I
Z
. . .............
. . ........ . . ..........................
Hours of Operation:
Eil
IV. APPLICANT (all correspondence will be sent to the applicant)
Interestln
(e.g. owner, buyer, developer, lessee, architect, attorney, etc...
Fax: Email: MRC�4
V. PROPERTY OWNER
El Check if Same as Applicant
Work Phone: Cel I Phone:
Fax: Email:
VI. EXISTING SITE INFORMATION VIL PROPOSED SITE INFORMATION
Building Size: Sq. Ft. Building Size: Sq.Ft.
Tenant Space Size: Tenant Space Size:
Land Use: Land Use:
Building Setbacks: (N) Feet, Inches Building Setbacks: (N) V01 t Feet, Inches
(S) Feet, Inches (S) Feet, Inches
Feet, Inches Feet, Inches
(W) Feet, Inches (W) Feet, Inches
Lot Coverage: Lot Coverage:
(Overall Impervious) ___§q.Ft. (Overall Impervious) z? -S 9. Ft.
Parking Provided: Standard Parking Provided: Standard
Accessible Accessible
1. Developer Name:
Phone: Fax:
2. Architect Name:
Address: Email:
3. Engineer Name:
Address: Email:
0
4.1-andacape
Architect Name: Y -4,t A-)nFr.
Address: Email:
Phone:
Fax:
5. Surveyor Name:
Address:
Email:
Pmmz
Fax:
1 14,71
0.AUorney Nome:
Address:
Email:
In consideration of the information contained in this petition as well as all supporting documentation, it isrequested that
approval be given to this request. The applicant is the owner or authorized representative of the owner ofthe property.
The petitioner and the owner of the property grant employees of the Village of Mount Prospect and their agent's
permission to enter on the property during reasonable hours for visual inspection of the subjectproperty.
| hereby affirm h U information provid d heroin and in all materials submitted in association with this application are
true and accurate to the b
If applicant isnot property owner:
| hereby designate of seeking the zoning request(o)described inthis
application and the associated-so-OI546,Ig material.
Property Owner: 4g�, Date:
5500 West Howard Street abil,ai e, iiu... (�oo/o
Illl.t.�e�iir limo IIIA caiirrini
December 15, 2017
1791 Wall Street Proposed Warehouse
Applicable Standards
Conditional Use:
The use for the proposed warehouse is allowed for the current 1-1 zoning.
Zoning Map Amendment:
The proposed warehouse use is compatible with businesses in the immediate
surrounding area. Two warehouses are directly across the street (Wall Street).
The current site is classified as 1-1 and OR. A change to all 1-1 will be needed to take place
since the proposed lot will be all one lot as opposed to four lots.
The proposed warehouse is speculative (no tenant yet). It is assumed that the future use
will be suitable for all uses under the 1-1 classification.
The site has been vacant for approximately 35+ years. The current 1-1 and OR zoning
were in place long ago. The proposed warehouse is still consistent with the existing
zoning classification.
The plan creates two new outlots that should be re -zoned B-3 for commercial purposes.
B-3 zoning is currently adjacent to the other nearby parcels on Elmhurst Road. By
changing the zoning, the new lots will be compatible with the current zoning map.
The proposed project is compatible with the current Comprehensive Plan for the Village.
Variation: 11111\11
No variation is sought at this time.
Zoning Text Amendment:
No zoning text amendment is sought at this time.
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RESOLUTION NO.
A RESOLUTION APPROVING A FINAL PLAT OF RESUBDIVISION
FOR 1731,1761,1791 WALL STREET AND 301 LASALLE STREET,
MOUNT PROSPECT, ILLINOIS
(THE LAKE CENTER PLAZA RESUBDIVISION NUMBER FOUR)
WHEREAS, The Alter Group, (Petitioner) has requested approval of a Final Plat of Subdivision for the
purpose of creating three (3) lots of record and granting the required easements along the property lines
for the property located at 1731, 1761, 1791 Wall Street and 301 LaSalle Street ("Property") as legally
described in Exhibit "A" as;
LOTS 8,9,10 AND 11 IN LAKE CENTER, A RESUBDIVISION OF PART OF LOT 4 IN LINNEMAN'S
DIVISION OF THE S 3/ OF THE EAST '/ OF THE NORTHEAST '/4 AND THE WEST 1/2 OF THE
NORTHEAST '/ OF SECTION 23, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD
PRINCIPAL MERIDIAN, AND THE SOUTH 477.78 FEET OF THE WEST '/2 OF THE SOUTHEAST '/4
SECTION 14, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED JULY 1, 1988 AS DOCUMENT 88291118, IN
COOK COUNTY, ILLINOIS
PIN(s): 08-23-203-033-0000; 08-23-203-032-0000; 08-23-203-031-0000;
08-23-203-034-0000
WHEREAS, the plat 1) creates three (3) lots of record, one large 1-1 Limited Industrial parcel on the
northwestern portion of the site and two (2) smaller B-3 zoned parcels along Algonquin Road and South
Elmhurst Road, 2) vacates an existing access easement and 3) dedicates new utility and stormwater
drainage easements along the new lot lines; and
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS, A HOME RULE MUNICIPALITY, AS
FOLLOWS:
SECTION 1: That the Final Plat of Resubdivision creating three (3) lots of record and granting the
required easements along the property lines for the property located at 1731, 1761, 1791 Wall Street and
301 LaSalle Street ("Property") as legally described in Exhibit "A"; an is hereby approved for appropriate
execution and recording. Such Plat and its legal description are incorporated into and made part of this
resolution.
SECTION 2: This Resolution shall be in full force and effect from and after its passage and approval in
the manner provided by law.
Passed and Approved this 20th day of February, 2018
AYES:
NAYS:
ABSENT:
Arlene A. Juracek
Mayor
ATTEST:
Karen M. Agoranos
Village Clerk
LAKE CENTER PLAZA RESUBDIVISION NO. 4
BBNG A RESUBDIVISION OF LOTS 8, 9, 10 AND 11 IN — CENTER PL1ZA, A RESUBDIVISION IN THE NORTHEAST 1/4
OF SECTION 23. TOWNSHIP 41 NORTH. RANGE 11. EASE OF THE THIRD PRINCIPAL MERIDIAN, COOK COUNTY. ILLINOIS
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MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -19-17
PROPERTY ADDRESS:
PETITIONER:
PUBLICATION DATE:
REQUEST:
MEMBERS PRESENT
MEMBERS ABSENT:
STAFF MEMBERS PRESENT:
INTERESTED PARTIES:
Hearing Date: January 25, 2018
1731 Wall Street
The Alter Group
January 10, 2018
Zoning Map Amendment
Plat of Resubdivision
Thomas Fitzgerald
Agostino Filippone
William Beattie
Norbert Mizwicki
Walter Szymezak
Joseph Donnelly, Chair
Sharon Otteman
Consuelo Arguilles-Deputy Director of Community
Development
Jason Shallcross-Development Review Planner
Lawrence Friedman
Chairman Donnelly called the meeting to order at 7:01 pm. Commissioner Beattie made a motion seconded
by Commissioner Szymczak to approve of the minutes from the Planning and Zoning Commission meeting
on October 26, 2017. The minutes were approved 7-0. Chairman Donnelly introduced case, PZ -19-17 as
1731 Wall Street and stated the case is Village Board final.
Mr. Shallcross gave a brief description of the Subject Property at 1731 Wall Street explaining that it
consists of four (4) parcels and that it is vacant green space.
Mr. Shallcross summarized the Petitioner's proposal for the Subject Property as the following:
• Create one I-1 Limited Industrial District lot that will house one large industrial spec building
Create two B-3 Community Shopping District outlot parcels
Mr. Shallcross explained that the Village's Comprehensive Plan designates the Subject Property as part of
a mixed-use district and that the proposed project meets that designation.
Mr. Shallcross summarized the standards for a zoning map amendment as listed I Section 14.203.D.8.a of
the Village Zoning Ordinance.
He further stated, per the petitioner, the proposed zoning amendment would make the parcels compatible
with surrounding commercial and industrial parcels and is consistent with development in the area.
Planning and Zoning Commission- January 25, 2018 PZ -19-17
Joseph Donnelly- Chair
Mr. Sballcross stated that staff is in support of the zoning map amendment and that the proposal will not
have a negative impact to the surrounding property or neighborhood and would be in the best interest of the
Village. He stated that Staff recommends Planning and Zoning Commission and recommend approval of
the following motions:
1. A zoning map amendment from I-1 Limited Industrial to B-3 Community Shopping for 1791 Wall
Street (PIN 08-23-203-031-0000);
2. A zoning map amendment from O -R Office Research to I-1 Limited Industrial for 1761 and 1731
Wall Street (PINs 08-23-203-032-0000 and 08-23-203-033-0000);
3. A zoning map amendment from O -R Office Research to B-3 Community Shopping for 301 LaSalle
Street (1786 Busse Road) (PIN 08-23-203-034-0000); and
4. A plat of resubdivision titled "The Lake Center Plaza Resubdivision Number Four."
He stated that the Village Board's decision is final for this case.
Chairman Donnelly swore in Lawrence Friedman (Petitioner) 77 W Washington Street, Chicago.
Mr. Friedman said he was the attorney representing the Alter Group (Petitioner) who has been the owner
of the business park for over thirty years. He stated they have a user in place for the I1 lot and will be
actively marketing the B3 buildings.
Hearing no questions or comments from the Commission to the Petitioner, Chairman Donnelly opened the
discussion to the public. Hearing no comments from the public he closed the hearing and asked for a motion.
Commissioner Beattie made a motion seconded by Commissioner Mizwicki to approve the following
motions:
1. A zoning map amendment from I-1 Limited Industrial to B-3 Community Shopping for 1791 Wall
Street (PIN 08-23-203-031-0000);
2. A zoning map amendment from O -R Office Research to I-1 Limited Industrial for 1761 and 1731
Wall Street (PINs 08-23-203-032-0000 and 08-23-203-033-0000);
3. A zoning map amendment from O -R Office Research to B-3 Community Shopping for 301 LaSalle
Street (1786 Busse Road) (PIN 08-23-203-034-0000); and
4. A plat of resubdivision titled "The Lake Center Plaza Resubdivision Number Four."
UPON ROLL CALL: AYES: Fitzgereald, Beattie, Mizwicki, Filippone, Szymczak, Griffin, Donnelly
NAYS: None
The vote was approved 7-0 with a positive recommendation to the Village Board meeting on February 20,
2018.
After hearing one additional case, Commissioner Griffin made a motion seconded by Commissioner Beattie
and the meeting was adjourned.
Jnaa /L%dew
Jenna Moder, Community Development
Planning and Zoning Commission- January 25, 2018 PZ -19-17
Joseph Donnelly- Chair
It McKim PmVece
Village of Mount Prospect NL
Community Development Department t/
TO: MICHAEL J. CASSADY, VILLAGE MANAGER
FROM: DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: FEBRUARY 7, 2018
SUBJECT: PZ -19-17 / 1731 WALL STREET / PLAT OF SUBDIVISION & ZONING
MAP AMENDMENTS
The intent of this memo is to clarify the wording and order of the motions for Case # PZ -19-17. This case
appeared before the Planning and Zoning Commission on January 25', 2018 and received a 7-0 positive
recommendation for the motions listed in the staff report dated January 17, 2017. In advance of the
upcoming February 20, 2018 Village Board meeting, Village Staff worked with the Village attorney on the
wording and order of the motions to accurately reflect the applicant's requests.
Based on this review, Staff recommends that the motions be amended to approve the plat of resubdivision
before any rezoning takes place. Also, the motions for the zoning map amendments should directly refer
to the proposed Lots 1, 2, and 3 of the "Lake Center Plaza Resubdivision Number Four", not the existing
lots. Therefore, Staff recommends that the proposed motions be amended to read as follows:
1. A plat of resubdivision titled "The Lake Center Plaza Resubdivision Number Four".
2. A zoning map amendment to B-3 Community Shopping for Lots 2 and 3 of the Lake Center Plaza
Resubdivision Number Four.
3. A zoning map amendment to 1-1 Limited Industrial for Lot 1 of the Lake Center Plaza
Resubdivision Number Four.
The Village Board's decision is final for this case.
OU= %Ovea
Village of Mount Prospect Tomoomo="
Community Development Department
CASE SUMMARY — PZ -19-17
LOCATION:
1731 Wall Street, 1761 Wall Street, 1791 Wall Street, and 301 LaSalle Street
PETITIONER
The Alter Group
OWNER:
C.V. Land Holdings, LLC
PARCEL #:
08-23-203-031-00009 08-23-203-032-0000,
08-23-203-033-0000, 08-23-203-034-0000
LOT SIZE:
11.99 acres (522,683 sq. ft.)
ZONING.-
1791 Wall Street (08-23-203-031-0000): 11 * Limited Industrial PUD
1761 Wall Street (08--23-203-032-0000): OR* Office Research PUD
1,731 Wall Street (08-23-203-033-0000).- OR* Office Research PUD
301 LaSalle Street (08-23-203-034-0000): OR* Office Research PUD
LAND USE:
Vacant lot
REQUEST:
Zoning map amendment to rezone the subject property as follows:
• 1791, Wall Street from 11 Limited Industrial to B3 Community Shopping
• 1761 and 1731 Wall Street from OR Office Research to 11 Limited
Industrial
• 301 LaSalle Street from OR Office Research to B3 Community Shopping
Plat of Resubdivision and Easement
LOCATION MAP
r]
Vi'llage of Mount Prospect
Community Development Department
MEMORANDUM
TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION
JOSEPH DONNELLY, CHAIRPERSON
FROM: JASON C. SHALLCROSS, DEVELOPMENT REVIEW PLANNER
DATE: JANUARY 17, 2018
HEARING DATE: JANUARY 25, 2018
SUBJECT: PZ -19-171 1731 WALL STREET 1 ZONING MAP AMENDMENT
BACKGROUND
A public hearing has been scheduled for the January 25, 2018 Planning & Zoning Commission meeting to review
the application by The Alter Group (the "Petitioner"), regarding the property located at 1731, 1761, and 1791 Wall
Street and 301 LaSalle Street (1786 Busse Road) (the "Subject Property"). The Petitioner is seeking a zoning map
amendment to rezone the property known as 1731 & 1761 Wall Street (PINS 08-23-203-033-0000 & 08-23-203-
032-0000) from OR Office Research to I-1 Limited Industrial, to rezone the property known as
301 LaSalle Street (PIN 08-23-203-034-0000) from OR Office Research to B-3 Community Shopping, and to
rezone the property known as 1791 Wall Street (PIN 08-23-203-031-0000) from I-1 Limited Industrial to B-3
Community Shopping. The Petitioner is also seeking approval of a Plat of Resubdivision for the Subject Property,
which would create one I-1 Limited Industrial parcel on the northwest corner of the site and two smaller, B-3
Community Shopping parcels along Algonquin Road and S. Elmhurst Road. The P&Z Commission hearing was
properly noticed in the January 10, 2018 edition of the Daily Herald newspaper. In addition, the Petitioner
completed the required written notice to property owners within 250 -feet and staff posted public hearing signs on
the Subject Property.
PROPERTY DESCRIPTION
The Subject Property is bound by Wall Street, LaSalle Street, Elmhurst Road, and Algonquin Road. The Subject
Property consists of four parcels. The Subject Property is vacant green space. The parcels are zoned OR Office
Research and I-1 Limited Industrial. The Subj ect Property is bordered by an I-1 * Limited Industrial PUD to the
west, the B-3 Community Shopping District to the north, the B-3 Community Shopping District and multiple small
commercial centers located in the City of Des Plaines to the east, and the B-4 Commercial Corridor District and an
I-1 * Limited Industrial PUD to the south.
SUMMARY OF PROPOSAL
The Petitioner proposes to create one I-1 Limited Industrial District lot in the northwestern portion of the site and
two B-3 Community Shopping District outlot parcels along Algonquin Road and S. Elmhurst Road. A large
industrial spec building is proposed for the new I-1 Limited Industrial lot. A commercial development for the
proposed B-3 parcels is not planned at this time.
Site Plan — The proposed site plan indicates the industrial building will front onto Wall Street and will have four
full access points of ingress and egress, two proposed to be located on Wall Street and two on LaSalle Street.
PZ -19-17
Planning & Zoning Commission Meeting January 25, 2018 Page 3
The proposed entrances line up with existing entrances of adjacent development. All building and parking lot
setback requirements are met as part of this project.
l'loor Plan — Forty (40) service bays and two (2) drive-in doors are proposed for the 132,293 square foot industrial
building. The plans show a large stormwater feature on the north end of the proposed industrial parcel, along LaSalle
Street.
Lot Coverne The I-1 District limits lot coverage to no more than seventy-five percent (75%) of the total land
area. The site plan indicates a lot coverage of seventy-three percent (73%).
Build »g_ Elevitiom — The attached elevation drawings show that the proposed spec industrial building will not
exceed the maximum height of forty -feet (40') permitted in the I-1 District. The building will be forty feet (40')
tall. Building materials for the proposed building include stone precast panels with painted reveals, metal panels,
tinted glass windows, and metal doors.
Parkin, —The Village Code requires four (4) parking spaces for every one thousand square feet (1,000 sq. ft.) of
gross floor area for office and one (1) space per one thousand five -hundred square feet (1,500 sq. ft.) of gross floor
area used for warehouse. The proposed development would require one hundred thirty-two (132) parking spaces,
including five (5) accessible parking spaces. The attached plans indicate a total of one hundred seventy-six (176)
parking spaces, including six (6) accessible parking spaces. The following table summarizes the parking
requirement for the project:
Parking Requirements
Classification
Parking gNuirement
Number of units
or Square feet
Spaces Required
Offices: business
4 stalls per 1,000 sq. ft.
13,229.3 sq. ft.
52.92
Warehouse
1 stall per 1,500 a. ft.
119,063.7 sq. ft.
79.38
Total Spaces Required
132 (inc. 5 accessible)
Total Spaces Provided
176 (inc. 6 accessible)
1,andscaping -- The landscape plans indicate heavy landscaping along the eastern property line of the proposed
industrial lot, screening the forty (40) exterior docks and two (2) drive -in -doors from view from S. Elmhurst Road.
Landscaping is also proposed for the lengths of Wall Street and LaSalle Street, as well as the southern border of the
site. Landscape islands with trees and shrubs and foundation landscaping can be found throughout the development.
The development will be required to comply with all applicable Village Code landscape and screening requirements.
I'i Its — The Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total cutoff
angle of not more than ninety (90) degrees, and requires flat lenses for all lighting fixtures.
Plat of Resubdivision — The Petitioner is proposing to create one large I-1 Limited Industrial parcel on the
northwestern portion of the site and two smaller, B-3 zoned parcels along Algonquin Road and S. Elmhurst Road.
The plat also vacates an existing access easement and dedicates new utility and stormwater drainage easements
along the new lot lines. Staff has reviewed the proposed plat and recommends approval at this time, with final
details to be worked out before signatures are obtained.
COMPREHENSIVE PLAN DESIGNATION
The Village Comprehensive Plan designates the Subject Property as part of a Mixed -Use District. This land use
designation is appropriate for commercial, heavy industrial, manufacturing, office, research, warehouse uses, and
uses that benefit from the close proximity to the I-90 tollway. This district provides a mix of uses and promotes a
more cohesive environment to meet the changing needs of existing and future uses in this area. It encourages larger
sites to allow for large-scale employment facilities, with lot consolidation in areas that would benefit from
redevelopment.
PZ -19-17
Planning & Zoning Commission Meeting January 25, 2018
MAP AMENDMENT STANDARDS
Page 4
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:
0 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;
0 The suitability of the property in question to the uses permitted under the existing and proposed
zoning classifications; and
Consistency with the trend of development in the general area of the property in question, and the
objectives of the current Comprehensive Plan for the Village.
The Petitioner states that the proposed zoning amendment would make the parcels compatible with surrounding
commercial and industrial parcels and is consistent with development in the area. B-3 zoning is adjacent to the two
proposed B-3 lots and I-1 development is across the street from the proposed I-1 Limited Industrial parcel. The
Petitioner states that these parcels have been vacant for more than thirty (30) years and will continue to be so until
the parcels are rezoned to be more consistent with development in the area.
Staff has reviewed the proposed I-1 and B-3 zoning classifications and believes that the proposal will not have a
negative impact to the surrounding property or neighborhood. Both the I-1 and B-3 zoning classifications would be
consistent with existing land uses on adjacent property. Further, the I-1 Limited Industrial and B-3 Community
Shopping District are consistent with the Comprehensive Plan's future land use designation. The proposed B-3
parcels border the B-3 district to the east and south. The proposed I-1 parcel borders the I-1 district to the west.
RECOMMENDATION
Staff finds that the proposal meets the map amendment standards and that granting such request would be in the
best interest of the Village. 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 a p p r()% -Ad of the following
motions:
1. A zoning map amendment from I-1 Limited Industrial to B-3 Community Shopping for 1791 wall Street
(PIN 08-23 -203 -031-0000);
2. A zoning map amendment from O -R Office Research to I-1 Limited Industrial for 1761 and 1731 wall
Street (PfNs 08-23-203-032-0000 and 08-23-203-033-0000);
3. A zoning map amendment from O -R Office Research to B-3 Community Shopping for 301 LaSalle Street
(1786 Busse Road) (PIN 08-23-203-034-0000); and
4. A plat of resubdivision titled "The Lake Center Plaza Resubdivision Number Four."
The Village Board's decision is final for this case.
I concur:
William J. Cooney, A16)
Director of Community Development
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ORDINANCE NO.
AN ORDINANCE AMENDING THE OFFICIAL ZONING MAP OF THE
VILLAGE OF MOUNT PROSPECT FOR PROPERTY LOCATED AT 1731, 1761, AND 1791 WALL
STREET AND 301 LASALLE STREET, MOUNT PROSEPCT, ILLINOIS
WHEREAS, The Alter Group ("Petitioner"), has filed an application to rezone certain property located at
1731, 1761, and 1791 Wall Street and 301 LaSalle Street ("Property",) and legally described as follows:
LOTS 8,9,10 AND 11 IN LAKE CENTER, A RESUBDIVISION OF PART OF LOT 4 IN LINNEMAN'S
DIVISION OF THE S 3/ OF THE EAST '/2 OF THE NORTHEAST '/4 AND THE WEST '/2 OF THE
NORTHEAST '/4 OF SECTION 23, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD
PRINCIPAL MERIDIAN, AND THE SOUTH 477.78 FEET OF THE WEST 'h OF THE SOUTHEAST '/4
SECTION 14, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED JULY 1, 1988 AS DOCUMENT 88291118, IN COOK
COUNTY, ILLINOIS
PINS: 08-23-203-033-0000, 08-23-203-032-0000, 08-23-203-031-0000 and 08-23-203-034-0000
WHEREAS, pursuant to Resolution No. 5-18 , approved at the February 20, 2018 Regular Meeting of the
Village Board, the Property has been re -subdivided into three lots; and
WHEREAS, pursuant to the plat of resubdivision attached as Exhibit "A", Lot 1 shall be rezoned to 1-1
Limited Industrial and Lot 2 and Lot 3 shall be rezoned to B-3 Community Shopping; and
WHEREAS, a Public Hearing was held on the request for rezoning being the subject of PZ -19-17, before
the Planning and Zoning Commission of the Village of Mount Prospect on the 25th day of January, 2018
pursuant to proper legal notice having been published in the Daily Herald on the 10th day of January 2018;
and
WHEREAS, on January 25, 2018, 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 -19-17 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, as amended, is hereby
further amended by reclassifying the Property being the subject of this ordinance, Lot 1 to 1-1 Limited
Industrial and Lot 2 and Lot 3 to B-3 Community Shopping.
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 February, 2018.
391575_1
ATTEST:
Karen Agoranos
Village Clerk
391575_1
Arlene A. Juracek
Mayor