HomeMy WebLinkAbout7.1 Ordinance Granting Zoning Map Amendment and Conditional Use for 900 E. Ardyce Lane and 900 Centennial DriveBoardDocs® Pro
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Subject 7.1 PZ -13-18 / 900 E. Ardyce Ln. & 900 Centennial Dr. / Standard CN Owner, LLC and
Standard CS Owner, LLC / 1st reading of AN ORDINANCE GRANTING ZONING MAP
AMENDMENT AND CONDITIONAL USE FOR PROPERTY LOCATED AT 900 E. ARDYCE LAN
AND 900 CENTENNIAL DRIVE I
Access Publii
Type Action
Preferred Date Sep 04, 201(V
Absolute Date Sep 18, 201(V,
Fiscal Impact No
Recommended Action Approval of a zoning map amendment and a conditional use for a final planned unit
development including senior housing, subject to the conditions of approval listed in th
staff recommendation.
Public Content
Information
The Petitioner, Robert Koerner of Standard CN Owner, LLC and Standard CS Owner, LLC, is proposing a zoning map
amendment and conditional use for a final planned unit development consisting of two (2) principal buildings currently
used for senior housing on the parcels located at 900 E. Ardyce Lane and 900 Centennial Drive (the "Subject
Property"). The Petitioner is also planning a small addition to the existing corridor connecting the two principal
buildings for additional storage. This corridor would cross the property line, sparking the need for a consolidation of
the two parcels and a planned unite development.
The Subject Property is located at the west end of Ardyce Lane and north of Centennial Drive. 900 E. Ardyce Lane was
approved as a special use in the R2 Attached Single -Family Residential District in 1976, and 900 Centennial Drive was
zoned R5 Senior Citizen Residential. In 2009, the Village repealed the R5 Senior Citizen Residential Zoning District and
made senior housing a conditional use when part of a planned unit development in the R-3 and R-4 zoning districts. At
that time, 900 Centennial Drive was not given a new zoning designation and a planned unit development (PUD) was
never adopted. As such, the land use of 900 Centennial Drive as senior housing is existing -nonconforming. The
Subject Property would be deemed legal and conforming should the proposed R-4 Multi -Family Residence District
rezoning and associated planned unite development be approved. The proposed rezoning and PUD are in line with the
future land use map in the Village's Comprehensive Plan.
The existing corridor structure between the two principal structures crosses the current property line and does not
conform to the setbacks established in the Village of Mount Prospect Zoning Ordinance. Consolidating the two
properties into one lot of record would bring the existing corridor structure between the two properties into
compliance with the required setbacks of the Village of Mount Prospect Zoning Ordinance. An administrative
subdivision which consolidates the Subject Property will be required.
Village staff believes that the Petitioner's zoning map amendment and conditional use requests comply with tht
amendment and conditional use standards and are supportive of the requests. Other departments reviewed thc
Petitioner's proposal and had no comments on either the proposed zoning map amendment or the conditional ust
requests. Staff has not received any written comments from the public voicing concern about the requests. After
listening to residents and the Petitioner discuss the proposal, the Planning and Zoning Commission voted to approvc
the project unanimously by a vote of 7-0, subject to the conditions in the staff report.
https://www.boarddocs.com/il/vomp/Board.nsf/Public 9/6/2018
BoardDocs® Pro
1.To Approve:
Page 2 of 2
1. A zoning map amendment to R-4 Multi -Family Development for 900 Centennial Drive and 900 E. Ardyce Lane;
and
2. A Conditional Use for a planned unit development (PUD) consisting of two (2) principal buildings used for senior
housing as per plans by Hooker De long dated June 26, 2018, subject to the following conditions:
a. Completion of an administrative subdivision which consolidates 900 E. Ardyce Lane and 900 Centennial
Drive into a single lot of record within six (6) months.
b. The appearance of the proposed corridor expansion shall be consistent with the principal structures, with
final approval at the discretion of the Director of Community Development.
2. Action at discretion of the Village Board.
Recommendation
The Planning and Zoning Commission voted 7-0 to recommend approval of the zoning map amendment and
conditional use requests with the recommended conditions.
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Administrative Content
Karen, consolidate the following pdfs so the following are the only attachment
Site Plan, Minutes of PZ, all other documents.
I've added a map of the area. I
Executive Content
Motion & Voting
Approval of a zoning map amendment and a conditional use for a final planned unit development including senior
housing, subject to the conditions of approval listed in the staff recommendation.
Motion by Paul Hoefert, second by Colleen Saccotelli.
Final Resolution: Motion Carries
Yea: William Grossi, Eleni Hatzis, Paul Hoefert, Richard Rogers, Colleen Saccotelli, Michael Zadel
https://www.boarddocs.com/il/vomp/Board.nsf/Public 9/6/2018
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MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -13-18
PROPERTY ADDRESS:
PETITIONER:
PUBLICATION DATE:
REQUEST:
MEMBERS PRESENT
MEMBERS ABSENT:
STAFF MEMBERS PRESENT:
INTERESTED PARTIES:
Hearing Date: August 23, 2018
900 E. Ardyce Lane, 900 Centennial Drive
Standard CN Owner, LLC and Standard CS Owner, LLC
August 8, 2018
1) Zoning Map Amendment — 900 E. Ardyce Lane and 900
Centennial Drive to R-4 Multi -Family
2) Conditional Use for a final planned unit development
Thomas Fitzgerald
Agostino Filippone
Sharon Otteman
Norbert Mizwicki
Walter Szymczak
Lisa Griffin
Joseph Donnelly, Chair
William Beattie
Consuelo Arguilles-Deputy Director of Community
Development
Connor Harmon- Development Planner
Chairman Donnelly called the meeting to order at 7:00 pm. Commissioner Filippone made a
motion seconded by Commissioner Fitzgerald to approve the minutes from the Planning and
Zoning Commission meeting on June 28, 2018. The minutes were approved 6-0 with
Commissioner Otteman abstaining. Chairman Donnelly introduced case, PZ -13-18 as 900 E.
Ardyce Lane and 900 Centennial Drive and stated the case is Village Board final.
Mr. Harmon gave a brief history of the property stating that 900 E. Ardyce Lane was approved
as a special use in the R2 Attached Single -Family Residential District in 1976 and 900
Centennial Drive was zoned R5 Senior Citizen Residential. However, when the Village repealed
the R5 Senior Citizen Residential Zoning District in 2009 and made senior housing a conditional
use when part of a planned unit development in the R-3 and R-4 Zoning districts, 900 Centennial
Drive was not given a new zoning designation and a planned unit development (PUD) was never
adopted. As such, the land use of 900 Centennial Drive as senior housing is existing -
Planning and Zoning Commission- August 23, 2018 PZ -13-18
Joseph Donnelly, Chair
nonconforming. The Subject Property would be deemed legal and conforming should the Village
Board approve the rezoning to the R4 Multi -Family Residence District and the proposed PUD.
The proposed rezoning to R-4 Multi -Family Residence District and the proposed PUD are in line
with the future land use map in the Village's Comprehensive Plan.
Mr. Harmon further explained that the Conditional Use for a Planned Unit Development is need
to allow unified zoning control over the entire development and the Petitioner will be required to
administratively consolidate the two properties into one lot of record as a condition of approval
of the proposed PUD.
Mr. Harmon briefly described the standards for a map amendment and conditional use.
He further stated, after Staff's review of the requests, Staff found the proposal meets the zoning
map amendment and conditional use standards. Staff recommends that the Planning & Zoning
Commission make a motion to adopt staff's findings of the Planning and Zoning Commission
and recommend approval of the following motions:
1. A zoning map amendment to R-4 Multi -Family Development for 900 Centennial Drive
and 900 E. Ardyce Lane; and
2. A Conditional Use for a planned unit development (PUD) consisting of two (2) principal
buildings used for senior housing as per plans by Hooker De Jong dated June 26, 2018,
subject to the following conditions:
a. Completion of an administrative subdivision which consolidates 900 E. Ardyce
Lane and 900 Centennial Drive into a single lot of record within six (6) months.
b. The appearance of the proposed corridor expansion shall be consistent with the
principal structures, with final approval at the discretion of the Director of
Community Development.
He stated the Village Board's decision is final for this case.
Chairman Donnelly verified that the existing senior housing buildings are improperly zoned due
to changes he Village implemented after the buildings were constructed.
Chairman Donnelly swore in Steve Freedland (Applegate, Thorne & Thompson) lawyer
representing the applicant.
Mr. Freedland gave a brief description of the request and how it came about. He stated that the
only slight change the Petitioner would like to consider is expanding the corridor that connects
the north and south buildings. He stated that the request is viewed as a "clean-up" item and is
needed for any future improvements to the property.
Commissioner Fitzgerald verified that the buildings will still be owned separately as they are
now even though they will consolidated to one lot of record.
Planning and Zoning Commission- August 23, 2018 PZ -13-18
Joseph Donnelly, Chair
Mr. Freedland stated that they will continue to be owned by the separate entities while satisfying
the Village codes requirement of consolidating to one lot of record.
CITIZENS TO BE HEARD:
Armida Lonez_ 900 Centennial Drive 4404- Commented that she would like the corridor to
remain, and general questions about the existing residents.
Chairman Donnelly swore in Robert Koerner 680 N. Lake Shore Drive, Chicago Illinois.
Mr. Koerner addressed the concerned resident's comments stating that nothing is going to
change, the rent will stay the same for the residents, and the corridor will remain. He also stated
that once his company takes ownership various projects will be done to improve the property for
the residents.
Hearing no further discussion from the board, Commissioner Otteman made a motion seconded
by Commissioner Fitzgerald to approve the following motions:
1. A zoning map amendment to R-4 Multi -Family Development for 900 Centennial Drive
and 900 E. Ardyce Lane; and
2. A Conditional Use for a planned unit development (PUD) consisting of two (2) principal
buildings used for senior housing as per plans by Hooker De Jong dated June 26, 2018,
subject to the following conditions:
a. Completion of an administrative subdivision which consolidates 900 E. Ardyce
Lane and 900 Centennial Drive into a single lot of record within six (6) months.
b. The appearance of the proposed corridor expansion shall be consistent with the
principal structures, with final approval at the discretion of the Director of
Community Development.
UPON ROLL ALL
Ayes: Otteman, Fitzgerald, Mizwicki, Filippone, Szymczak, Griffin, Donnelly
Nays: None
The motion was approved 7-0 with a positive recommendation to the Village Board. Village
Board's decision is final for this case.
Jenna Moder, Community Development
Planning and Zoning Commission- August 23, 2018 PZ -13-18
Joseph Donnelly, Chair
LEGEND GREMLEY & BIEDERMANN
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PLCS Corporation
PROFESS/ONAC CANO SURUfYORS
4606 NO ELRTON Av[xuE A11111, IL 64630
TEFERADNE.(113) 6053102 FAX (773)2864104 Ell, INFOAFLCSSTROITC11
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Response to Zoning Map Amendment Standards
1. Compatibility with existing uses in the general area of the Subject Property.
Both buildings have existed in this location for more than 30 years. The existing senior
housing use has been and will remain compatible with the surrounding area.
2. Compatibility with the zoning classification of property's within the general area of the
Subject Property.
The existing buildings were approved under separate zoning ordinances to permit the
existing use. Those uses are compatible with the surrounding area. The proposed
rezoning to R4, with a Planned Unit Development provides a more appropriate zoning
classification for the existing use.
3. The suitability of the Subject Property with regards to the uses permitted under the property's
existing zoning classification.
The existing R2 zoning for Centennial North does not permit multi -family dwellings so it
is less compatible than the proposed R4 district. Centennial South is zoned R5, however,
that zoning classification no longer exists so a rezoning of this site is necessary.
4. Consistency with the trend of development in the general area of the Subject Property,
including changes that have occurred under the existing zoning classification.
The existing sites have been developed for over 30 years and as a result, they have been a
part of the trend of development in the general area. There have been no significant
changes to these developments since they were established.
5. The compatibility of the surrounding property with the permitted uses listed in the proposed
zoning classification.
The R4 district is a residential zoning district and is compatible with the surrounding
residential property.
6. The objectives of the current Comprehensive Plan for the Village and the impact of the
proposed amendment on the said objectives.
Goal 3 of the Comprehensive Plan is to support a variety of housing options.
Specifically, the development of housing opportunities for senior housing is a policy of
the plan.
7. The suitability of the property in question for permitted uses listed in the proposed zoning
classification.
Both buildings will continue to exist as they have for over 30 years. The proposed R4
district permits multi -family dwellings which is the current and future use of the subject
site.
214092.1
Response to Conditional Use Standards
1. That the establishment, maintenance, or operation of the conditional use will not be
detrimental to, or endanger the public health, safety, morals, comfort, or general welfare.
The property has been improved and occupied for over 30 years with the existing 2 senior
residential buildings. Both sites have been operated in a manner that has benefitted the
Village and the immediate area. The established use of the property and its continued use
will not be detrimental to, or endanger the public health, safety, morals, comfort, or
general welfare.
2. That the conditional use will not be injurious to the uses and enjoyment of other property in
the immediate vicinity for the purposes already permitted, nor substantially diminish and impair
property values within the neighborhood in which it is to be located.
The proposal is to continue the existing senior housing use at the property. The
conditional use will not be injurious to the use and enjoyment of other property. Those
other uses have existed in harmony with the subject property for many.
3. That the establishment of the conditional use will not impede the normal and orderly
development and improvement of the surrounding property for uses permitted in the district.
The area surrounding the subject property has already been fully developed.
4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or
will be provided.
Adequate facilities exist.
5. That adequate measures have been or will be taken to provide ingress and egress so designed
as to minimize traffic congestion in the public streets.
No change to the existing ingress and egress design is proposed.
6. That the proposed conditional use is not contrary to the objectives of the current
Comprehensive Plan for the Village.
Goal 3 of the Comprehensive Plan is to support a variety of housing options.
Specifically, the development of housing opportunities for senior housing is a policy of
the plan.
7. That the conditional use shall, in all other respects, conform to the applicable regulations of
the district in which it is located, except as such regulations may, in each instance, be modified
pursuant to the recommendations of the Planning & Zoning Commission.
Except to the extent modified by the PUD, the conditional use shall, in all other respects,
conform to the applicable regulations of the R4 district.
214092.1
Village of Mount Prospect V M(AlluP
Community Development Department
CASE SUMMARY — PZ -13-18
LOCATION: 900 E. Ardyce Lane, 900 Centennial Drive
PETITIONER/OWNER: Standard CN Owner, LLC and Standard CS Owner, LLC
PARCEL #: 03-35-301-037-0000, 03-35-309-020-0000 pi m
LOT SIZE: 3.78 acres (164,810 sq. ft.) k
)00
44r 000.0
ZONING: R2 and R5 tot
LAND USE: Multi -Family - Senior Housing
REQUEST: 1) Zoning Map Amendment
900 Centennial Drive and 900 E. Ardyce Lane to R-4 Multi -Family
Development
2) Conditional Use for a final planned unit development
LOCATION MAP
village of Mount Prospectmm" Pmspeu
Community Development Department
MEMORANDUM
TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION
JOSEPH DONNELLY, CHAIRPERSON
FROM: JASON SHALLCROSS, DEVELOPMENT REVIEW PLANNER
DA -'F- ,%,,,IXUGUST 15, 2018
IIEAIII�E ` `UST 23, 2018
SUBJ'I' ;;,a PZ -13-18 / 900 E ARDYCE LN, 900 CENTENNIAL DRIVE / PLAT OF
SUBDIVISION, ZONING MAP AMENDMENT, AND CONDITIONAL USE
BACKGROUND
A public hearing has been scheduled for the August 23, 2018 Planning & Zoning Commission meeting to review
the application by Robert Koerner (the "Petitioner"), regarding the property located at 900 E Ardyce Lane and 900
Centennial Drive (the "Subject Property"). The Petitioner is seeking a zoning map amendment of the Subject
Property (900 E. Ardyce Lane and 900 Centennial Drive) from R2 to R4 (900 E Ardyce), and R5 to R4 (900
Centennial), and a conditional use to allow for a planned unit development. The P&Z Commission hearing was
properly noticed in the August 8, 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 located at the west end of Ardyce Lane and north of Centennial Drive. The Subject Property
consists of two parcels, each having an existing multi -family building with related improvements. 900 E. Ardyce
Lane is zoned R2 Attached Single -Family Residential and 900 Centennial Drive is zoned R5 Senior Citizen
Residential. The Subject Property is bordered by the B3 Community Shopping District to the south, the R1 Single -
Family Residential District to the north, the R2 Attached Single -Family Residential District to the east, and the B3
Community Shopping District and B4 Commercial Corridor District to the west.
SUMMARY OF PROPOSAL
The Petitioner is proposing to rezone the Subject Property to the R4 Multi -Family Residence District, and then to
adopt a Planned Unit Development (PUD), consisting of two existing principal buildings joined by an existing,
one-story corridor. The Petitioner will be required to consolidate the Subject Property into a single lot of record.
At this time, the only planned exterior improvement is the expansion of the existing corridor linking the two
buildings. The expansion would provide a storage space for items used in the facilities. The existing principal
structures, unit mix (197 units total), landscaping, parking, and lighting, will remain as existing.
Zoning Map4prrrdm,p�t — 900 E. Ardyce Lane was approved as a special use in the R2 Attached Single -Family
Residential District in 1976 and 900 Centennial Drive was zoned R5 Senior Citizen Residential. However, when
the Village repealed the R5 Senior Citizen Residential Zoning District in 2009 and made senior housing a
conditional use when part of a planned unit development in the R-3 and R-4 Zoning districts, 900 Centennial Drive
PZ -13-18
Planning & Zoning Commission Meeting August 23, 2018
Page 3
was not given a new zoning designation and a planned unit development (PUD) was never adopted. As such, the
land use of 900 Centennial Drive as senior housing is existing -nonconforming. The Subject Property would be
deemed legal and conforming should the Village Board approve the rezoning to the R4 Multi -Family Residence
District and the proposed PUD. The proposed rezoning to R-4 Multi -Family Residence District and the proposed
PUD are in line with the future land use map in the Village's Comprehensive Plan.
Conditional t)sp for.a Planned 1.)nit Deve ogjnc ��—The Petitioner is requesting approval of a conditional use for a
planned unit development (PUD) consisting of two principle structures. The Village Code requires conditional use
approval of a PUD when more than one principal structure is located on a zoning lot. The PUD process also allows
for unified zoning control over the entire development, which would require formal Village approval if any
modifications to the development are proposed in the future. The Petitioner will be required to administratively
consolidate the two properties into one lot of record as a condition of approval of the proposed PUD.
Plat of Subdivision, — The existing corridor structure between the two principal structures crosses the current
property line and does not conform to the setbacks established in Village of Mount Prospect Zoning Ordinance.
Consolidating the two properties into one lot of record would bring the existing corridor structure between the two
properties into compliance with the required setbacks of the Village of Mount Prospect Zoning Ordinance.
MAP AMENDMENT STANDARDS
The standards for map amendments are listed in Section 14.203.D.8.a of the Village Zoning Ordinance. When a
Map Amendment is proposed, the Planning and Zoning Commission shall make findings based upon the evidence
presented to it in each specific case with respect to, but not limited to, the following matters:
• The compatibility with existing uses and zoning classifications of property within the general area
of the property in question;
• The compatibility of the surrounding property with the permitted uses listed in the proposed zoning
classification;
• The suitability of the property in question to the uses permitted under the existing and proposed
zoning classifications; and
• Consistency with the trend of development in the general area of the property in question, and the
objectives of the current Comprehensive Plan for the Village.
The Petitioner states that both buildings have existed in this location for more than thirty (30) years. The existing
senior housing use has been and will remain compatible with the surrounding area. Per the Petitioner, the proposed
rezoning and PUD provide a more appropriate zoning classification for the existing use. Further, the proposed
zoning map amendment would allow for future improvements to the property within the correct zoning
classification.
Staff has reviewed the proposed R4 zoning classification and believes that the proposal will not have a negative
impact to the surrounding properties or neighborhood. The structures and property will remain as existing, other
than the corridor, and the R4 Multi -Family Residence District is consistent with the Comprehensive Plan's future
land use designation. Further, it is Goal Three of the Comprehensive Plan to support a variety of housing options
in the village, especially housing opportunities for seniors. The proposed R4 Multi -Family Residence District is the
most appropriate zoning classification for the existing use of the property.
CONDITIONAL USE STANDARDS
The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include
seven specific findings that must be made in order to approve a conditional use. The following list is a summary
of these findings:
• The conditional use will not have a detrimental impact on the public health, safety, morals, comfort or
general welfare;
PZ -13-18
Planning & Zoning Commission Meeting August 23, 2018
Page 4
• The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity
or impede the orderly development of those properties;
• There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion
on Village streets; and
• The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning
Code, and other Village Ordinances.
The Petitioner states that the proposed conditional use for a planned unit development will give the Subject Property
flexibility for more improvements, and that such improvements will increase the property values of the Subject
Property and surrounding properties as well. The Petitioner states that granting the conditional use will not be
injurious to other properties as the existing senior housing use of the property will be continued. The Petitioner
states that no change to existing ingress and egress is proposed at this time.
Staff has reviewed the Petitioner's request for a conditional use to allow a planned unit development for two
principle structures on one parcel, and finds that the standards have been met, as set forth in the Petitioner's
responses to the standards. Consolidating the two lots of record into one and adopting a planned unit development
ordinance would bring the existing one-story corridor on the property into compliance with the Village of Mount
Prospect Zoning Ordinance. An administrative subdivision will be required to achieve this.
RECOMMENDATION
Staff finds that the proposal meets the zoning map amendment and conditional use standards and that granting such
requests would be in the best interest of the Village. Staff recommends that the Planning & Zoning Commission
make a motion to adopt staff's findings of the Planning and Zoning Commission and recommend approval of the
following motions:
1. A zoning map amendment to R-4 Multi -Family Development for 900 Centennial Drive and 900 E. Ardyce
Lane; and
2. A Conditional Use for a planned unit development (PUD) consisting of two (2) principal buildings used for
senior housing as per plans by Hooker De Jong dated June 26, 2018, subject to the following conditions:
a. Completion of an administrative subdivision which consolidates 900 E. Ardyce Lane and 900
Centennial Drive into a single lot of record within six (6) months.
b. The appearance of the proposed corridor expansion shall be consistent with the principal structures,
with final approval at the discretion of the Director of Community Development.
The Village Board's decision is final for this case.
I concur:
Williai�� m J....e � ww ..�... .....
moncy, AICP
Director of Community Development
H:\PLAN\Planning & Zoning COMM\P&Z 2018\SIafCRcporls\PZ-13-18 900 Ardyce, 900 Ccnlcnnial (ZMA, CU- PUD) docx
J111
STANDARD
C 0l°I'IIPSUINII"'T II II S
Los Angeles , New York Washington D.C. Chicago
August 27, 2018
William J. Cooney Jr.
Director of Community Development
Village of Mount Prospect
50 South Emerson Street
Mount Prospect, IL 60056
Re: 900 E ARDYCE LN, 900 CENTENNIAL / PZ -13-18 / ZMA, CU -PUD
Dear Mr. Cooney:
Thank you for your help with our recent zoning and amendment and conditional use which was
recently approved at the August 24"' Planning & Zoning Commission meeting.
As you are aware, we are currently working with the Illinois Housing Development Authority
(IHDA) to issue tax exempt bonds which will enable us to rehabilitate both buildings and preserve
the units as affordable housing. We are currently scheduled to go to the IHDA Board for approval
on September 21" with an anticipated closing of our transaction in October. Because of this
schedule, we are formally requesting a waiver of the second reading of the ordinance such that the
final action would take place at the September 18"' meeting so that the zoning will be in place when
we go to the IHDA Board.
Please let me know if you have any questions.
Sincerely,
Robert Koerner
Principal, Standard Communities
312.&7&.4699 - 401 North Michigan Ave, Suite 1200, Chicago, IL, 60611 standard-communities.com
Nor „-,P-7,7 Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Zoning Request Application
Official Use Only (To be completed by Village Staff)
Case Number: P&Z - - Date of Submission: Hearing Date:
Project Name/Address:
I. Subject Property
Address(es): 900 E. Ardyce Lane and 900 Centennial Drive
Zoning District (s): R2 and R5 Property Area (Sq.Ft. and/or Acreage): 3.78 acres
Parcel Index Number(s) (PIN(s): 03-35-301-037 and 03-35-309-020
II. Zoning Request(s) (Check all that apply)
® Conditional Use: For Planned Unit Development
❑ Variation(s): To
® Zoning Map Amendment: Rezone From R2 and R5 To R4
❑ Zoning Text Amendment: Section(s)
® Other: Plat of Consolidation
III. Summary of Proposal (use separate sheet if necessary)
The property is improved with 2 senior housing buildings. The 900 E. Ardyce Lane building contains 100
dwelling units. The 900 Centennial Drive building contains 97 dwelling units. Both buildings received
separate zoning approvals in 1976 and 1980, respectively. The applicant is requesting approval of a
Planned Unit Development comprising both sites. Both buildings will remain senior housing with the same
number of units. The only potential change to the site is that the applicant may expand the width of the
existing corridor between the buildings by not more than 15 feet on each side of the existing corridor.
IV. Applicant (all correspondence will be sent to the applicant)
Name: Robert Koerner Corporation: CS Owner, LLC
Address: c/o Standard Property Company, 401 North Michigan; Suite 1200, Attn: Robert Koerner
City, State, ZIP Code: Chicasio. IL 60611
Phone: (312) 878-4699 Email: rkoerner@standardproperty.com
Interest in Property: contract purchaser
(e.g. owner, buyer, developer, lessee, architect, etc...)
1
V. Property Owner
❑ Check if Same as Applicant
Name: Corporation: Urban Mt. Prospect South Limited Partnership
Address: c/o National Preservation Housing Partners, 770 Lake Cook Road, Suite 350
City, State, ZIP Code: Deerfield, Illinois 60015
Phone: (312) 602-4127 Email: jay.gilbert@kutackrock.com
In consideration of the information contained in this petition as well as all supporting documentation, it is
requested that approval be given to this request. The applicant is the owner or authorized representative of the
owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount
Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of
the subject property.
I hereby affirm that all information provided herein and in all materials submitted in association with this
application are true and accurate to the best of my knowledge.
Applicant:r �Date:'
(Signature)
(Print or Type Name)
If applicant is not property owner:
I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this
application and the associated supporting material.
Property Owner:
(Signature)
(Print or Type Name)
2
Date:
V. Propperty Owner
Check if Same as Applicant
N2me: Andrew W. Dehlian. Corporation: Urban Mt. Prospect South Limited Parte ship
Address: c/o Nationa] Preservation ]JOUSilIg Partners, 770 L.ake Cook Road, Suite 350
City, State, ZlP Code: Deerfield, Illinois 60015
Phone: (312) 602-4 [27
Ernaii-,adelrnan( y!�,nhppartnersxom
In consideration of the information contained in this petibon as well as all supporting dOCUrnentation, it is
roquested that approvM be given 'to this request. The applicant is the owner or authorized representative of the
owner of the property. The petltioner and 'the owner of the property grant eimployees of the Village of Mount
Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of
the subject property.
I hereby affirm that alil information provided herelrm and in all materials submlitted hi association with this,
application are true and accurate to the best of my knowledge.
MMEM
(Signature)
(Print or Type Name)
RM
H appHcant is not property owner:
dd
hereby designate theapplic,an b a, ry agent for the purpose, of seeking the zoning request(s) described in thi
es
application and thassociated rt
terial.
Property Owner,: Date:
'(S ignatul e)
._,/,err A,, 5 of G
�qt pe Name)
Affidavit of Ownership
COUNTY OF COOK
STATE OF H.J..1NUS
Andrew W. Delman under oath, state that I am
(print cameT
F
the Sole owner of the property
E] an owner of -the property
N, an atitharized officer far the owner ofthe property
900 E. Ardyce.Lane, 03-35-309-020
cornmonly described as,:�__
(property address and PN)
and -that such property is owned by..._Urban.h4t.Prospect Noi-th Urnited
(print name)
Subscribed and sworn to before
methis day of
% L
2 0
Notary P"6
OFFICIAL SEAL
JAY GILBERT
NOTARY PUBLIC - STATE OF UINOIS
My COMMISSION EXPIRES:01/05/21
COUNTY OF COOK
STATE OF �L.UNOIS
A ndrew W. Delman
(pdnt name)
El the sde owner of the property
D an owner of the property
El an authorized officer for thwrier of the property
, Under oath, state that N am
9100
ommorfly descHbed ,,._
Centennial Drive, 01-35-301-037
cas
(property address and PN N)
and that such property Ns owned by Urban,Mt. Prospect South L,inihed
(print narne)
SUbscribed and sworn to before
me thisJ� day of
—,Li—L-:y . . . . . . . ............ —, 201
Notary PLAblic
kY
107FICI i AL SEAL
JAY GILBERT
NOTAR,Y PUBUC . STATE OF UMIS
My COMMISSION EXPIRES -0100
M
Submission Requirements Checklist
Submit one original (1) set of the information listed below:
IMPORTANT INFORMATION FOR SUBMISSION
ITEM
[N
1.
Zoning Request Application (pages 1-2)
[
2.
Affidavit of Ownership (page 3)
®
3.
Proof of Ownership (e.g. warranty deed, etc...)
®
4.
Paid receipt of the most recent tax bill
[N
5.
Document indicating intent to buy or lease
®
6.
Responses to applicable standards (pages 5-6)
®
7.
Plat of Survey that accurately reflects current conditions and Plat of Consolidation
8.
Plans (drawn to scale):
a. Site Plan, including a zoning data box with the existing and proposed building setbacks, floor area,
overall lot coverage, and parking;
b. Building Elevations (existing and proposed);
c. Floor Plans (existing and proposed);
®
d. Engineering Plans;
e. Landscape Plan and Tree Preservation Plan;
f. Photometric Plan;
g. Sign Drawings;
h. Traffic Study, if required;
i. List of all current tenants and vacant space if a multi -tenant building. Include square feet of each unit;
and
j. Other Information, as determined necessary by the Village Staff.
9.
Legal Description saved as a Microsoft Word file
[N
10. USB Flash Drive or compact disc (CD) with all items listed above
❑
11. Application Fee(s) (page 7)
IMPORTANT INFORMATION FOR SUBMISSION
❑
All required items, including plans, shall be folded not to exceed 8'/2" x14" in area.
All required plans/drawings shall indicate the following basic information:
a. Name of development/project;
❑
b. Property address;
c. Date of preparation and any subsequent revisions;
d. Scale, both in numerals and graphic; and
e. North arrow.
Please note zoning applications will not be reviewed until all of required items have been satisfactorily
submitted to the Planning Division. Incomplete submittals will not be accepted. It is strongly suggested
you schedule an appointment with the Planning Division before the application deadline so that materials
can be reviewed for accuracy and completeness.
Standards
Conditional Use - No conditional use shall be recommended for approval by the planning and zoning
commission unless it finds:
1. That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or
endanger the public health, safety, morals, comfort, or general welfare;
2. That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate
vicinity for the purposes already permitted, nor substantially diminish and impair property values within
the neighborhood in which it is to be located;
3. That the establishment of the conditional use will not impede the normal and orderly development and
improvement of the surrounding property for uses permitted in the district;
4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be
provided;
5. That adequate measures have been or will be taken to provide ingress and egress so designed as to
minimize traffic congestion in the public streets;
6. That the proposed conditional use is not contrary to the objectives of the current Comprehensive Plan for
the Village; and
7. That the conditional use shall, in all other respects, conform to the applicable regulations of the district in
which it is located, except as such regulations may, in each instance, be modified pursuant to the
recommendations of the Planning & Zoning Commission.
Variation - A variation from the zoning regulations shall not be granted or recommended for approval by the
Planning and Zoning Commission unless findings of fact based on evidence are made in each specific case that
affirm the following standards:
1. Because of the particular physical surroundings, shape, or topographical conditions of the specific
property involved, a specific hardship to the owner would result, as distinguished from a mere
inconvenience if the strict letter of the regulations was to be applied;
2. The conditions upon which an application for a variation are based are unique to the property for which
the variation is sought and are not generally applicable to other property within the same zoning
classification;
3. The purpose of the variation is not based primarily upon a desire to increase financial gain;
4. The alleged difficulty or hardship is caused by this Chapter and has not been created by any person
presently having an interest in the property;
5. The granting of the variation will not be detrimental to the public welfare or injurious to other property or
improvements in the neighborhood in which the property is located;
6. The granting of the variation will not alter the essential character of the neighborhood; and
7. The proposed variation will not impair an adequate supply of light and air to adjacent property or
substantially increase the congestion of the public streets, or increase the danger of fire, or impair natural
drainage or create drainage problems on adjacent properties, or endanger the public safety, or
substantially diminish or impair property values within the neighborhood.
5
Zoning Map Amendment
When a map amendment is proposed the Planning & 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:
1. Compatibility with existing uses in the general area of the Subject Property;
2. Compatibility with the zoning classification of property's within the general area of the Subject Property;
3. The suitability of the Subject Property with regards to the uses permitted under the property's existing
zoning classification;
4. Consistency with the trend of development in the general area of the Subject Property, including
changes that have occurred under the existing zoning classification;
5. The compatibility of the surrounding property with the permitted uses listed in the proposed zoning
classification;
6. The objectives of the current Comprehensive Plan for the Village and the impact of the proposed
amendment on the said objectives;
7. The suitability of the property in question for permitted uses listed in the proposed zoning classification.
Zoning Text Amendment
When a text 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:
1) The degree to which the proposed amendment has general applicability within the village at large and
not intended to benefit specific property.
2) The consistency of the proposed amendment with the objectives of this chapter and the intent of the
applicable zoning district regulations.
3) The degree to which the proposed amendment would create nonconformity.
4) The degree to which the proposed amendment would make this chapter more permissive.
5) The consistency of the proposed amendment with the comprehensive plan.
6) The degree to which the proposed amendment is consistent with village policy as established in
previous rulings on petitioners involving similar circumstances.
Fee Schedule
Conditional Uses
1. All individual lot single family requests..............................................................................
$250.00
2. Other properties less than one (1) acre............................................................................
$250.00
3. Other properties greater than one (1) acre and less than five (5) acres ...........................
$500.00
4. Other properties greater than five (5) acres and less than ten (10) acres .....................
$1,250.00
5. Other properties greater than ten (10) acres and less than fifteen (15) acres ...............
$1,500.00
6. Other properties greater than fifteen (15) acres.............................................................
$2,500.00
Variations
1. All individual lot single family requests..............................................................................
$250.00
2. Other properties less than one (1) acre............................................................................
$250.00
3. Other properties greater than one (1) acre.......................................................................
$500.00
Zoning Map Amendments (Rezoning)
1. Properties less than one (1) acre...................................................................................... $250.00
2. Properties greater than one (1) acre and less than five (5) acres ..................................... $500.00
3. Properties greater than five (5) acres and less than ten (10) acres ............................... $1,250.00
4. Properties greater than ten (10) acres and less than fifteen (15) acres ......................... $1,500.00
5. Properties greater than fifteen (15) acres...................................................................... $2,500.00
Other Requests
1. Text Amendment............................................................................................................... $500.00
2. Appeal............................................................................................................................... $250.00
3. Modification to an approved PUD requiring P&Z approval ............................................... $250.00
4. Special Hearing Fee (all requests).................................................................................... $500.00
5. Zoning Compliance Review Fee
a. All individual lot single family requests.......................................................................... $50.00
b. All other...................................................................................................$150.00
6. Development Code Exception........................................................................................... $250.00
7
Zoning Request Application Process
The typical zoning request application process consists of 1) a pre -application meeting with staff, 2) submittal of a complete
application packet for review, and 3) a public hearing before either the Director of Community Development or the Planning
and Zoning Commission, and 4) Village Board for final action, if required. The process can be expected to take 12 — 16
weeks from the time a complete application is submitted through final action by the Village's Board of Trustees. A summary
of the process is outlined below:
Phase I: Pre -application Meeting
It is highly recommended that applicants schedule a meeting with the Village's Planning Division prior to formally submitting
an application. This meeting is used to discuss the feasibility of the proposal and obtain a level of familiarity with Village
requirements and procedures.
Phase II: Application Submission and Staff Review
Applicants submit complete application packets (items listed on the submission requirements checklist). The submission
will be reviewed by Village staff and comments regarding the submittal will be forwarded to the applicant. Revisions to the
information may be required prior to scheduling for a public hearing.
Phase III: Administrative or Planning and Zoning Commission Public Hearing
A public hearing either before the Director of Community Development or the Planning & Zoning (P&Z) Commission takes
place to review the request. The applicant and staff are present at the public hearing to answer questions. All persons
desiring to express an opinion regarding the petition are given an opportunity to be heard at the meeting. For certain
applications, the Director of Community Development or P&Z maybe the final determining body for the request. For others,
the P&Z will make a recommendation to the Village Board of Trustees for their review and action.
Phase IV: Village Board of Trustees Action
Upon receipt of the P&Z recommendation, the Village's Board of Trustees may grant, deny or modify the petition by majority
vote. If the P&Z does not recommend approval of the applicant's request, a positive vote by a super majority is required for
approval of the request [a minimum of 5 Trustees if all 7 are present, or 4 Trustees when less than 7 are present].
Please Note — The recommendations and technical assistance provided by Village staff during the course of the review
process is purely advisory in nature. The authority to approve or deny a petition lies solely with the Village Board of
Trustees, Planning and Zoning Commission or Director of Community Development depending on the request. If you
have any questions about the process, please contact the Department of Community Development's Planning Division at
(847) 818-5328.
[01:4911LI1_l0[a]:@0
AN ORDINANCE GRANTING ZONING MAP AMENDMENT AND CONDITIONAL USE FOR
PROPERTY LOCATED AT 900 E. ARDYCE LANE
AND 900 CENTENNIAL DRIVE. MOUNT PROSPECT. ILLINOIS
WHEREAS, Robert Koerner of Standard CN Owner, LLC and Standard CS Owner, LLC ("Petitioner"), is
seeking a Zoning Map Amendment from R-2 (900 E. Ardyce) and R-5 (900 Centennial Drive) to R-4 Multi -
Family Residential and Conditional Use for a Planned Unit Development (PUD) consisting of two (2) principal
buildings for senior housing for the properties located at 900 E. Ardyce Lane and 900 Centennial Drive (the
"Subject Property") of the Village of Mount Prospect and legally described as:
Parcel 1:
LOT 37 IN WESTGATE GARDEN SUBDIVISION, BEING A SUBDIVISION OF PART OF THE NORTHEAST
QUARTER OF THE SOUTWEST QUARTER OF SECTION 35, TOWNSHIP 42 NORTH, RANGE 11, EAST
OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS
CONTAINING 64,843 SQUARE FEET OR 1.488 ACRES MORE OR LESS
Parcel 2:
LOT 1 IN CENTENNIAL SUBDIVISION BEING A RESUBDIVISION OF PART OF THE EAST HALF OF THE
SOUTHWEST QUARTER OF SECTION 35, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD
PRINCIPAL MERIDIAN ACCORDING TO PLAT THEREOF FILED FEBRUARY 11, 1981 AS DOCUMENT
NUMBER 3202476, IN COOK COUNTY, ILLINOIS
CONTAINING 99, 967 SQUARE FEET OR 2.294 ACRES MORE OR LESS
PIN(s): 03-35-301-037-0000 , 03-35-309-020-0000
WHEREAS, the Petitioner seeks 1) Zoning Map Amendment to rezone the Subject Properties from R-2
Attached Single -Family Residential and to R-5 Senior Citizen Residential District to R-4 Multi -Family
Residential District and 2) Conditional Use for a Planned Unit Development (PUD) consisting of two (2)
principal buildings as is as shown on the Petitioner's Site Plan attached as Exhibit "A" and;
WHEREAS, a Public Hearing was held on the request for a Zoning Map Amendment and a Conditional Use
for a Planned Unit Development being the subject of PZ -13-18 before the Planning and Zoning Commission of
the Village of Mount Prospect on the 23rd day of August, 2018, pursuant to proper legal notice having been
published in the Daily Herald on the 8th day of August, 2018 and
WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the
Mayor and Board of Trustees in support of the request being the subject of PZ -13-18; and
WHEREAS, the Mayor and Board of Trustees of the Village of Mount Prospect have given consideration to the
request herein and have determined that the request meets the standards of the Village and that the granting
of the1) Zoning Map Amendment from R-2 Attached Single -Family Residential and R-5 Senior Citizen
Residential District to R-4 Multi -Family Residential District and 2) Conditional Use for a Planned Unit
Development (PUD) consisting of two (2) principal buildings would be in the best interest of the Village.
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 as findings of fact by the Mayor and
Board of Trustees of the Village of Mount Prospect.
SECTION TWO: The Mayor and Board of Trustees of the Village of Mount Prospect do hereby grant 1)
Zoning Map Amendment from R-2 Attached Single -Family Residential and R-5 Senior Citizen Residential
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District to R-4 Multi -Family Residential District for the Subject Properties and 2) Conditional Use for a Planned
Unit Development (PUD) consisting of two- (2) principal buildings subject to the following conditions:
1. Completion of an administrative subdivision which consolidates 900 E. Ardyce Lane and 900 Centennial
Drive into a single lot of record within six (6) months.
2. The appearance of the proposed corridor expansion shall be consistent with the principal structures,
with final approval at the discretion of the Director of Community Development
SECTION THREE: The Village Clerk is hereby authorized and directed to record a certified copy of this
Ordinance and Exhibit "A" Site Plan with the Recorder of Deeds of Cook County.
SECTION FOUR: This Ordinance shall be in full force and effect from and after its passage, approval and
publication in in the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this day of September, 2018.
Arlene A. Juracek, Mayor
ATTEST:
Karen M. Agoranos
Village Clerk
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