HomeMy WebLinkAbout7.1 1st reading of AN ORDINANCE GRANTING A ZONING MAP AMENDMENT AND CONDITIONAL USE FOR A FINAL PLANNED UNIT DEVELOPMENT FOR THE PROPERTY LOCATED AT 1798 S. ELMHURST ROAD (PZ-03-21).Item Cover Page
wubject 1st reading of AN ORDINANCE GRANTING A
ZONING MAP AMENDMENT AND CONDITIONAL
USE FOR A FINAL PLANNED UNIT DEVELOPMENT
FOR THE PROPERTY LOCATED AT • So
ELMHURST ROAD (PZ -03-21).
Meeting April 7, 1 OF
PROSPECT BOARD
'iscal Impact a ''
ActionType
l(mieldliram
The Petitioner, Nitin Patel, proposes to demolish the existing vacant gas station
and accessory car wash to construct a two-story,, mixed use building with a drive
through. The building would consist of approximately 5,715 square feet of ground
floor commercial space divided into 4 tenant spaces, with Dunkin' Donuts serving
as the anchor tenant and drive through user. Five rental apartments units are also
proposed on the 2nd floor, a mix of 1 and 2 bedroom units.
Due to Illinois Department of Transportation (IDOT) regulations, the proposed sit
plan shows two right in, right out access points, one along Algonquin Road, and
one along Elmhurst Road. As existing, there are a total of four full access points
on site. The Engineering Division has reviewed ! ! • ' ! access,! concurs
The Petitioner proposes a mixed use building, and as such, requires a conditional
use. Other zoning deficiencies exist on the site plan, including parking lot
setbacks, number of parking stalls., and lot coverage. The Planned Unit
1
reviewedDevelopment (PUD) regulations provide the Village flexibility when reviewing the
proposal and allows relief from the strict application of the underlying zoning
iistrict's bulk regulations to enable the petitioner to maximize the site's
ievelopment potential.
Staff has the Petitioner'srequest • is supportive.The proposal • •
replace• r vacant property,, ! add an attractive, vibrant,• usebuildin)
CONNECTwhich would have a positive effect on nearby properties. Given the nature of the
surrounding businesses, the proposal would have a limited overall impact, and
perhaps spur additional reinvestment in the area., specifically near the recently
upgraded Elmhurst Road/I-90 interchange. Further, the proposed development
aligns with the !uth Mount Prospect: 21 1 r Plan opportunit
site recommendations.
CodesAt the Planning & Zoning Commission meeting on March 25,, 2021,, the
Commission recommended approval of the requests by a vote of 5-0, subject to
the following staff recommended conditions:
Compliance with all applicable development, fire, building, sign, and other
Village . • -• •
2. Compliance with all Illi• • - Protection Agency regulations,
perform corrective actions against further soil/groundwater contamination if
any, and provide proof of a newly issued 'No Further Remediation' letter prior
to building •'issuance;
3. All ground and rooftop mounted mechanical equipment be screened
according to Village code;
4. Development of the site in general conformance with the site plan prepared
by Antonio Fanizza Assoc. LTD. dated January 15, 2021.
No public comment was received at the Planning and Zoning Commission meeting
or •ughout the public hearing process. - Commissioners voiced their support
for - project, and noted the redevelopment would serve as an improvement
the area.
The Petitioner i ing to waive the 2nd reading
ordinance.
2
zoningAlternatives
1. To approve a - i i -
Community iconditional i i
development (PUD) consisting - i - building idrive
consisting i
commercial,i residential Iling units on the 2nd floor, subject to
staff recommended conditions.
2. Action i ion of the Village Board.
Staff Recommendation
Staff recommends that the Village Board approve a zoning map amendment from
B-4 Commercial Corridor to B-3 Community Shopping, and a conditional use for a
final planned unit development to allow the construction of a two-story., mixed use
building and drive through, as shown on the plans created by Antonio Fanizza
Assoc. LTD. subject to the conditions listed in the staff report.
ATTACH M E NTS:
Administrative Content.pdf
Letter Requesting to Waive 2nd Reading.pdf
Plans.pdf
Staff Report. pdf
Ord pz 03-21 1798 s elmhurst rd.pdf
Minutes. pdf
3
—VAII—ag—e—of-M—ownt-Pmro�s
pe�c
...............
Community Development Department
50 S. Emerson StreeVft
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Official Use Only (To be completed by Village Staff)
Case Number: P&Z - Date of Submissiow Hearing
Project Name/Address:
F"r
T 45
Zoning District (s):' Property Area (Sq,Ft. and/or Acreage
Parcel Index Number(s) (PIN(s): 2-0
� IV. Applicant (all correspondence will be sent to the applicant) 11
Name: lk
N (��--��,�L Corporation.
Phone: Email.
Interest in Property: (1)), 1 11 l ENNIS-
(e.g. owner, bit,iyel-, developer, lessee, architect, etc...)
01
rd
V. Property Owner
Check if Same as Applicant
Name: Corporation:
Wle
City, State, ZIP Code:
Email:
In consideration of the information contained in this petition as well as all supporting documentation, it is
requested that approval be given to this request. The applicant is the owner or authorized representative of the
owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount
Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of
the subject property.
I hereby affirm that all information provided herein and in all materials submitted in association with this
application are true and accurate to the best of my knowledge.
Applicant: Date:
iggnutu_re3
(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.
Gate: ..... .. :�SAI
Property Owner:
FsIgnattire)
"J,
(Print or Type Name)
14i
I I under oath, state that I am
(print name)
the sole owner of the property
an owner of the property
an authorized officer for the owner of •.-
a -
pe
address and PIN)
2nd that such property is owned
L-L�as of this date.
(print name)
Subscribed and sworn to before
me this day of
1202-(,
Notary Public
"OFFICIAL SEAL"
MARK D JOHNSON
Notaq Public - SUte of 1111nois
My CommissionlExpinn Aw. wt, 2024
Ne16111 Ign i� ,
Cook County it Treasurer's Off ice
TIREASUF
Payment may be withdrawn from your account as soon as tomorrow or the next
banking business day. It is important that you have money in your bank account to
cover this payment, Thank you (or using the Cook County Treasurer Property Tax
electronic payment system,
Please keep a record of your Confirmation Number, or L this page for your
records,
Confiri'viation NLIrinber., CCT"PTX004424052
Cor,,fi,n-'-1)ijZD0") Oatc �C-T-)� M,ami ;amV4-20221, 02,0:586M P14
Your Payment Detail
PT! $31r271.70
B,�H 2020
08-123-203-0201-01000
050
1605 E ALGONQUIN RD, MOUNT PROSIPIECT,, IL
600561-10OU0
'VA 111 1001 S BUSSE 11D M1T'1'.">R0,SRE1C'T
'EL -
60056,
4507
$31e271.70
ra T1111
Your Account Detail
01711025661.
��B ,a ri I C XXXXXXXXXXXXX0607
Checking
Business
E-mail Address,*,, nal 'COM
Please keep a record of your Confirmation Number, or 1,,)It this page for your
records.
W
r -A
I�
'W
TRU sTEE's DEED
This indenture made this 31s' day of
July, 2019 between CHICAGO
TITLE LAND TRUST COMPANY, a
corporation of Illinois, as Successor
Trustee, under the provisions of a
deed or deeds in trust, duly
recorded and delivered to said
company in pursuance of a trust
agreement dated the 31s' day of
August, 1989 and known as Trust
Number 10512, party of the first
part, and
Lotus Real Estate
Development, LLC, an Illinois
Limited Liability Company, Reserved for Recorder's Office
party of the second part,
addresswhose
1001 Busse -o..
MountProspect, .
Wd
WITNESSETH, That said party of the first part, in consideration of the sum of TEN and no/100 DOLLARS ($10.00)
AND OTHER GOOD AND VALUABLE considerations in hand paid, does hereby CONVEY AND QUITCLAIM unto said
party of the second part, the following described real estate, situated in Cook County, Illinois, to wit:
SEE LEGAL DESCRIPTION ATTACHED HERETO AND MADE A PART HEREOF
Property Address: 1605 E. Algonquin Road, Mt. Prospect, IL 80056 a/k/a 1798 Elmhurst Rd., Mt. Prospect, IL 60056
Permanent Tax Number(s): 08-23-203-020-0000
together with the tenements and appurtenances thereunto belonging,
TO HAVE AND TO HOLD the same unto said party of the second part, and to the proper use, benefit and behoove
forever of said party of the second part.
This deed is executed pursuant to and in the exercise of the power and authority granted to and vested in said
trustee by the terms of said deed or deeds in trust delivered to said trustee in pursuance of the trust agreement
above mentioned. This deed is made subject to the lien of every trust deed or mortgage (if any there be) of record
in said county given to secure the payment of money, and remaining unreleased at the date of the delivery
hereof.
Trustee's Deed Tenancy In Common (1196)
F. 154
IN WITNESS WHEREOF, said party of the first part has caused its corporate seal to be hereto affixed, and has caused its
n I
.arne to be signed to these presents by its Assistant Vice President, the day and year first above written-
State of Illinois
County of Cook
CHICAGO TITLE LAND TRUST COMPANY,
Aforesa"
as Trustee a . 11d
By: .. . . ..........
Emily A. Ralph — As's"Istant Vice President
d.
M
1, the undersigned, a Notary Public in and for the County and State aforesaid, do hereby certify that the above named
Assistant Vice President of CHICAGO TITLE LAND TRUST COMPANY, personally known to me to be the same
person whose name is subscribed to, the foregoing instrument as such Assistant Vice President appeared before me
this day in person and acknowledged that hel'she signed and delivered the said instrument as his/her own free and
voluntary act and as the free and voluntary, act of the Company, and the said Assistant Vice President then Bund there
caused the corporate seal of said' Company to be affixed to, said instrument as his/her ow,n free and; 'voluntary'act and
as the free and voluntary act of the Company.
Given under my hand and Notarial Seal this 31'1 day of July, 2019.
0% 041100%
" CUr
'o
SUSAN GHELERTER
� L�
LNOTARFtYIPUBLICo STATE OF ILLINOIS
IM , 9
r
Commission'EX01resMMI, 020
AFTER RECORDING, PLEASE MAIL TO:
NAME:m jcsg!t�i
ADDRESS:, I
ha AW
%-j
C"ITY STATE
Fl�"NO65—T—IFA—RYMPUBLIC
This instrument was preparedbY:
CHICAGO TITLE LAND, TRUST CIOMPANY
10 S. LaSalle Street
Suite 2750
Chicago, IL 60603
1WN"*
NAME: 4.0,
ADDRESS'
CITY STATE ZIP:, 40 001,
Legal Description
Lot 1 in Shell Oil Company Resubdivis*Ion, being a subdivision of the Northeast % of Section 23
Township 41 North Range 11, East of the Third Principal Meridian, recorded June 22, 1987 as
go
Document 87339994, in the 'Village of Mount Prospect, Cook County, Illinois.
10
GRANTORIGRANTES AFFIDAVIT: STATEMENT BY GRANTOR AND GMNTEE
I I AS REQUIRED BY §55 ILLS 5/3-5020 (from Ch, 34, par. 3-5020)
f2HAN!Q-R,'19'CUQ-N'
The -QRANM-R or her/his agent, affirms that, to the best of her/his knowledge, the name of the GRA shown
on the deed or assignment of beneficial interest (ABI) in a land trust Is either a natural person, an Illinois
corporation or foreign corporation authorized to do business or acquire and hold title to real estate in Illinois, a
partnership authorized to do business or acquire and hold title to real estate in Illinois, or another entity recognized
as a person and authorized to do business or acquire and hold title to real estate under the laws of the State of Illinois.
DATED: 29
SIGNATURE:
jAtAe5;'NZ>- I
GRANTOR or AGENT
Pf tA=&hL—QjA'EL)(-SR The below sootion to to be oompletod by the NOTARY who wltnossoi3 tho GRANTOR aignature.
Subscribed and sworn to before me, Name of Notery Public:
`
atC4, "rIN111, L411 AEr-1,',&,.N-Ql,,ARYjITAMP-ja"UQ-W.
By the said (Name of Grantor):
On this date of:
.. ......... 20 OFFICIAL SEAL
7
'
NOTG HIRISTINA PARSONSARY SIGNATURE:
INNN wII
t,)() 11"AllY 111,11W. -Al STATE OF ILLINOIS
141'iacsos Aug 6, 2019
Q M N T E E -Q-T-1 -4
The ORANTE or her/his agent affirms and verifies that the name of the GRANTEE shown on the deed or assignment
of beneficial interest (ABI) in a land trust is either a natural person, an Illinois corporation or foreign corporation
authorized to do business or acquire and hold title to real estate in Illinois, a partnership authorized to do business or
acquire and hold title to real estate in Illinois or other entity recognized as a person and authorized to do business or
acquire and hold title to real estate under the laws of the Stale of Illinois.
DATED: 2 ;-4 J, 20 L'9
---------- -- , , ''I
SIGNATURE:
GRANTEE orANENT
The below section to to be comploted by the NOTARY who wltneveei3 the GRANTEE signature.
Subscribed and sworn to before me, Name of Notary Public,,d.
A
By the said (Name of Grantas): AETHX&B-1216mull MugLomy
On thls date of., 020
OrHrilAi. SEAL
AL
n, UHMSTINA PARSOPINS
NOTARY SIGNATURE: C,hA47�
tj ILL OF ILLINOIS
A 6 0
jg I
1) UP,
Pursuant to ection
Any person who knowingly submits a false
S5j
statement concerning the Identity of a GSANIgF. shall be guilty of a QL
A$BS, ML
f o r t h e MS. LO, E SEN a n d of aM&OAMIMIZATZ AN 0- t for subseggent I off e ns e, s .'
(Attach to DEFM or M to be recorded in Cook County, Illinois if exempt under
provIslons of the -TrA
rev. on 10.17.2016
Gt
ATITONIO FANIZZA ASSOC. LTD
ARC1111"'ECrIiS
October 19, 2020
Planning and Zoning Commission
Village Of Mount Prospect
50 South Emerson Street
Mount Prospect, IL 60056
Subject Property: Commercial/1 Ulti Family Developi-nei-it
1798 Elmhurst Rd.
Mount Prospect, IL
We are in front Of You requesting zoning clear-igc (ZMA) from a B-4 zoning to a B-3 Zoning Plus
a PUD to allow LIS to develop the property from an abandoned gas statioi-i to a new Dunkin Donut
with adjacent leasable space and five (5) apartments on the second floor. Our site is located at
Northwest corner of the intersection of Algonquin Rd. and Elmhurst Rd. Our Surrounding
consist of gas station to the northeast corner and multifamily further east, a carwash at southeast
corner with residential further east, and a bank to the SOLIthwest corner with 111LIltif-anlily further -
south. We have and empty land to the west acid a restaurant to the i-iorth.
I will address the Conditional Use and the Zoning Map Amendments questions in the same
sequence as listed.
1) We are proposing a fast -food restaurant with adjacent leasable space and five (5)
apartments on the second floor. The granting of the Conditional Use will not be
detrimental to, or endanger the public health, safety, morals, comfort, or general well are,
Out- development will be complementing the existing Surrounding.
2) If granted Our establishment will be conforming with the existing property in the
immediate vicinity, approving the conditional use will be in line with purposes already
permitted, nor will Substantially diminish and impair property values within the
neighborhood in which it is located.
3) The granting of the conditional use will not impede the normal and orderly development
and improvement of the Surrounding property, we are primarily a restaurant which is
Currently permitted in the district and exist in the property to the north.
4) We will provide as needed adequate public utilities, access roads, drainage and/or -
necessary facilities.
5) We are prow idirig adequate rneaSLIre to minimize congestions to ingress and egress to the
public streets.
6) Our proposed use for the new facility is not contrary to the objective of the current
comprehensive plan of the Village.
7) Granting of the conditional use, in all respect will conform to the applicable regulations
of the district in which we are located, with the Support of the Planning and Zoning
Commission.
2363 LECIINIER LANE DES PLAINES, ILLINOIS 60016 (847) 823-5664 FAX (847) 823-1664
ifi
ANTON10 FANIZZA ASSOC., 1..,TD
A It ("It H IT 14*1, CTS
ZONING MAI" AME, NDMENrs
1) Our development is In fine with (lie exisong uses in the gencr.al -arca, conimordtal sand
11]Llltlfillllily.
2)
Y 111tVitig C0fjjjjj0fC'al t**14,, Wc are requesting, mixed use devel(
multifearidly on the second floor.
3) We need to ameiid the existing zoning toallow us to havo multif mil on the second
floor.
4) PUMOtly WC. 1111VC HIL1111ifiltildy IOUMC(l JhC11H)h.)(A to the ekmit> halfblock S0LJthC',aStj rind
one block (o, the sok.ith.
5) The surrounding property is CompatihIC Witli (AW IW-Opffty, We Itt'lVC a IVSUCIL[rajit, Ica's."table
Sp(1CCS,t tand nnjl.(i.[<1mil.y,
6) OUr proposed development it Is wit -h M dic current conipreliensive. plan, the Vilkage
granting us (lie proposed ani.endment will comple-ment (,he existing Comprehensive pkill.
7) It is our ldice that tli,is propUty iS SUitCd for the B-3 zoning we are, providing adeqmate
p.ark-ing 'Uld g1=11 Spt'WC, PILIS WC 111cel ildl 0.1c required arnellitics,
T
F11he griantin.g of the Conditionsal use and ZoniiigNj/1'ap Amendments will Iv. lieneficii I t.0 tho
surmUriding community and (in iissel to Ilse Village,
Sincaely,
Atitonio Ranizz"d
Architect
2363 LECIINUR LANE' DES PLAINES, ILLINOIS NX116 t841) 823-50A VAX (947) 823-1.664
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ARCHITECTS
October 19, 2020
�Lot 1. in Shell Oil company resubdivision, being a subdivision of the northeast quarter of section
23 , township 4 1. North, range 11. , east of the third principal meridian, recorded June 22, 1987, as
document 87339994, in the Vi-Ilage of Mount Prospect, Cook County, Illinois k
2363 LECIINER I -JANE DES PLAINES, ILLINGIS 60016 (847) 823-5664 FAX (847) 823-1-664
15
From:
Wilham, Rachel
To:
Harmon, Connor
Subject:
1798 S. Elmhurst Road, Mount Prospect, IL
Date:
Wednesday, March 17, 20214:05:26 PM
Dear Mr. Harmon,
Per our phone call on March 17, 2021, regarding the property located at 1798 Elmhurst Road,
Mount Prospect, Illinois, the NFR letter issued on June 15, 2018 imposes an industrial/commercial
land use restriction on the property. Therefore, any residential use of the property would not be
allowed under the current No Further Remediation Letter.
In addition, all future buildings must have a full concrete slab -on -grade or a full concrete basement
floor and walls with no sumps. There is also a groundwater ordinance prohibiting the installation of
potable water supply wells, and a highway authority agreement prohibiting the use of contaminated
groundwater and limiting access to contaminated soils under the highway right-of-way. All of these
conditions are detailed in the June 15, 2018 NFR letter.
If future developments wish to use the property for residential purposes, they will need to perform
additional investigative and/or corrective actions to show that the property meets Illinois EPA
residential remedial objectives and obtain a new No Further Remediation Letter. This can be done
through the Illinois EPA's Voluntary Site Remediation Program. If you have any further questions
regarding obtaining an NFR letter through the Site Remediation Program, you may contact them at
217-524-3300.
Thank you,
Rachel Wilham
Project Manager
Leaking Underground Storage Tank Program
(217) 557-6939
Rachel.Wilham@Illinois.gov
16
►�J
August 15, 2011
CERTIFIED MAIL
RETURN RECEIPT REQUESTED
Ms. Lonna Wallace
Illinois Environmental Protection Agcncy
Bureau of Land #24. -
Leaing Underground Storage Tank Section
1021 Forth Grand Avenue East
Post Office Box 19276
Springfield, Illinois 62794-9276 REC noORD
LIC #0311980012 - Cook County
Mt. Prospect/Shell Service Station ##137113 NFR
1798 South 1 rt- Road
LUST Incident #20030423
LUST Technical File
Euilon Enterprises L1
d6a Shell oil Products US
HSE/Environmental Services
1511 forth Convent 70293
Bourbonnais, Illinois 60914
Tel (815) 468-8824
Fax (71 3) 423-0544
E-mail john.robbins@shell.com
Dear Ms. Wallace:
Enclosed, please find a copy of the recorded No Further Remediation letter for the above
referenced facility. In addition, in accordance with 35 Illinois Administrative Code (IAC)
§742.1015(c), Shell Oil Products LAS has provided a copy of each of the executed submitted
environmental notification letters. If you have any questions or rewire clarification regarding this
transmittal, please contact rine at (815) 468-8824.
Sincerely,
johnCj0A%WR6
ns
Environmental Program Manager
HSE/Environmental Services
Shell oil Products US
cc: Melissa M. Blaha, GES, Inc.
1r. Edwin L nnernan, 375 ar ino Bailer, Escondido, CA 92029-741
RDK Ventures, LLC
End N R Letter
Notification Letters
EPA•I#11flS10N OFREC4ROS MMGEMOU
RELEASABLE
DEC 19 20il
REVIEWER MED
RECEIVEV.
AUG 17 2011
IEPA/BOL
17
PREPARED :
Name: Shell Oil Products [
�� .
:. �
Address: 1798 South l 1111i1Lrr t Road
Mount Prospect. Illinois
RETURN 1I T .
Name: Shell oil Products CJS
Attemlon: John Robbins
Address: ?0945 S. Wilmiii ton Avenue
,arson, Ca1 i forni a 9 0 8 10
. 12 . 011111111
NO: 1121719009 Fee: $62.00
Eugene "Gene` Moore RH P Fee: 10.00
Cook Counter Recorder of Deeds
Date: 08/05/2011 12:37 PM P: 1 of 1
(THE ABOVE SPACE F011 E .1RDER' OFFICE)
LEAKING G U D E GROUND STORAGE TANK ENVII G ITE TAt-, NOTICE
T11F CM' ER AND/OR OPERATOR E of THE LEA INN UNDERGROUND TORAGE TANKSYSTE.R`I(S)
ASSOCIATED K ITH THE RELEASE REFERENCED B Lo ',, wrr"IN 45 DAB'S OF RECEIVING TIff; N
FtpKIM ER REM EI IATI o1 LLT'T'ER CoNTA IN I NG TH IS X104141C:Ej M LIST S LlBN1IT TI1I S NOTICL AN D
TIS E RENIAINDER of THE No d FURTDEREM E LT IATIO LETTER TO THE OFFICE OF 7- H E
R EcoRI)E{�1 R OR I TI AR of TITLES' -)F COO K COU NTV IN ' 4'FII(41 T11 SITE 1)E C:I I BE
BELOW IS LOCATED.
Illinois EPA Number: 031198001
Leaking LIST Incident No. 20030423
}yell {til Pr dLIC s US. the owner and/or operator of the leaking underground stor-acre tank
system(s) associated with the above -ref reiiced 1neident. whose add res is 2094 S. WiImin gto n
A enu . Carson. Cafiforma 90810. has performed `investigative and/or remedial activities for the
site identified as follows,
l . Le al Description or Reference toa flat Showino the oundarics: (Sec attaclied )
'. Common Address: 1798 SOLIth l lmlim-st Road. Mount Prospect, 1111no l
local Estate 'rax Ind Parcel Index Number 08-213-20'-3-020-0000
. Site Owner: Mr. Edwin L'. l-iimiem n
- Lard I.1 se IJ m iti-it ion Thc 41i,o ndwatcr under the si to steal I not be used as a potable water
supply.
6. See the attached No Further Remediation Letter for other term.s.
i)Vl, RECEIVED
Attachment: Site Kase Map
Legal Dcscriptiuil AUG 17 2011
iEPA/BOL
L al-�i� Underfirro n Storai � Tank 1�nvil'011111e ntal Notice 18
ExaIsiT .,A,. 99323265
COOK COUNTY, ILLINOIS i
I,212 -5392:Q902..1799 S F.ImhursIVA120nguin.^MT. S
PARCEL N 09-0)3-203-020 PECLSO M, 11 ,I.1NDIS.
That part of Lot. 4 In Linne en's Division of the South 3/4 of the
East half of the North East quarter and of the West half of the
o rLh East quarter of Sec .ion 23, Township 41 North, Range 11, East
of the Third Principal Meridian and the South 477.78 feet of the
Fest half of the South East quarter of Section 14, Township 41
North, .ane 11, East of the Third Principal Meridian, described a
follows: Beg nn2i ng at the South East, corner of said lot _ , being
also the South East corner of the said North East quarter of Section
3, and 9.22 feet North o the center line Algonquin Road:
thcnce North along the East line of said LOL 4 and the East line of
said Forth East quarter for a distance .of 240.79 Leet; thence Weal.
along a line which Is 200 feet (as measured along said East line)
North of and parell,el with the North line of Algonquin Road, as
dedicated by document record 'n the Recorder's Office of Gook
Goun Ly, 111i' nol s , ad No. 11195787, for a di
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TR 7SITES
Paul Wrn. Ma rt
Arlene A. Jwrak
.John Korn
John J. Iat.ak
Steven S. Polit
Michael Ar Zadel
Village of Mount Prospect
50 South Emerson Street, Mount Prospect, IIliitois 60056
STATE OF ILLINOIS )
SS
COUNTY OF COOK )
VrLLAGE M"AGIM
Mchael E. Jananis
VM AGE CLERK
. Lisa Angell
Phone: 847 M 0 0
Fax 847/3-6022
TDD: 847/392-6064
0 M="RMMCCt
I, M. Lisa AngeIf; do hereby certifythat l am the duly appointed pillage Clerk of the ViIlag e
of Mount Prospect and as such, arra keeper of the records and files of said villager
r
I do further certify that attached hereto is a true and correct copy of ordinance No.5846
entitled "AN ORDINANCE PROHIBITING THE USE OF GROUNDWATER ASAPOTABLE
WATER SUPPLY BY THE INSTALLATION OR USE of POTABLE WATER SUPPLY
WELLS OR BY ANY OTHER !METHOD (1798 South Elmhurst Road) passed at the regular
meeting of the Mayor and Board df Trustees held April 6, 2011, at which time the pillage
Board voted as follows:
AYES: Hoefert, Juracek, Born} Matuszak, Polit, Zadel
NAYS: None
ABSENT: Ione
all as appears in the official records and files in my care and custody.
Dated this 1tri day of April, 2011.
M. Lisa Angell
Village Clergy
Village of Mount Prospect
Cook County, Illinois
(Seal)
H-%CLKOVileslWIM enil.ication% enified ardmin erious.doc
W
ORDINANCE NO, 5 6
f
AN ORDINANCE PRO I I ENG THE USE OF GROUNDWATER AS
A PO'T'ABLE WATER SUPPLY BY INSTALLATION OR USE
OF POTABLE WATER SPPLY WELLS OR BY ANY OTHER. METHOD
WHEREAS, the Village of Mount Prospect is a home rule unit pursuant to the
provisions of Article VIII, Section 6 of the Constitution of the State of Minois; and
wEREAS, the Village has authority and power to regulate for the protection of the
public health and welfare; and
VVHEREA.S, the President and Board of Trustees of the Village of Mount Prospect have
found that the property legally described below is located in the Village of Mount Prospect and
has been used over a period of time for commercial/industrial purposes; and
V4EREAS, because of said use, concentrations of certain chemical constituents ire the
groundwater in the vicinity of the said property may exceed Class I groundwater quality
standards for potable resource groundwater as set forth in 35 Illinois Administrative Code 620 or
Tier 1 residential remediation obj ectives as set forth i Illinois Administrative Code 742; and
MMEREAS, the Village of Mount Prospect desires to limit potential threats to human
health from groundwater contamination while facilitating the redevelopment and productive use
of the properties that are or may be impacted with the said chemical constituents;
NOW, THEREFORE, Be It Ord ►iced by the President and Board of Trustees of the
Village of Mount Prospect, Cook County, Illinois, as follows:
SECTION 1: Use of Groundwater as a Potable water Supply Prohibited.
Except for uses or methods in existence before the effective date of this Ordinance, the
use or attempt to use as a potable water supply groundwater from within 500 feet of the
boundaries ofthe property legally described below by the installation or drilling of wells or by
any other method is hereby prohibited, including points of withdrawal by the Village of Mount
Prospect:
That part of Lot 4 in Linneman's Division of the South 314 of the East half ofthe
North East quarter and of the west half of the North East quarter of Section 23,
Township 41 North, Range 11, East of the Third Principal Meridian and the
South 477,78 feet of the west half of the South East quarter of Section 14,
Township 41 Forth, Large 11, East of the Third Principal Meridian, described as
follows:
Beg' * 9 at the South East corner of said Lot 4, being also the South East corner
of the said North East quarter of Section 23, and 9,22 feet North ofthe center line
1861363 23
of Algonquin Road: thence North along the East line of said Lot 4 and the East
line of said North East quarter for a distance of 240.78 feet; thence west along a
line which is 200 feet as measured along said East line) North of and parallel
with the North line of Algonquin Road, as dedicated by document record in the
Recorder's Office of Cook County, Illinois, as No. 11195787, for a distance of
250 feet; thence South parallel with the East line of Lot 4 for a distance of 239.63
Feet to a faint on the South line of said Lot 4, which point is 39.63 feet South of
the North line and 10.37 feet North of the center line of Algonquin Road; thence
East along the South line of Lot 4 and the South line of the North East quarter of
said Section 23, for a distance of 250 feet to the place of be n* g, (excepting
from the above described premises that part of Elmhurst Road and Algonquin
Road included in said dedication recorded as document 11195787), all in Cook
County, Illinois.
PIN: 0.8-23;203-020-0000
COMMONLY KNOWN AS: 1798 S. Elmhurst Rd., Mt.. Prospect, I
SECTION 2: Penalties.
Any person violating the provisions of this Ordinance shall be subject to a Bine of up to
$750.00 for each violation.
SECTION 3: Definitions.
"Person" is any individual, partnership, co -partnership, fin, company, limited liability
company, corporation, association, joint stock company, trust, estate, political subdivision, or
any other legal entity, or their legal representatives, agents, or assigns.
"Potable water" is any water used for human or domestic consumption including, but not
Bruited to, water used for dfinking, bathing, sw* g, washing dishes, or preparing foods.
SECTION 4: Repealer.
All ordinances or parts of ordinances in conflict with this Ordinance are herein repealed
insofar as they are in conflict with thi
SECTION : Effective Date.
This ordinance shall be in full force and effect from and after its passage, approval and
publication in pamphlet form in the newspaper as required by law.
Attest:
Ayes - Hoefert, Ju racek, Korn, Matuszak,, Polit, ZadiA
Nays: None
Absent: Wnn p
w r ■err r..... m ���.. kf
Passed and Approved this 6th day of April , oI l .
e
M. Lisa Angell, N411age Clerk
or
000%rvana K. Wilksl May
•
1861363 3 25
ILLINOIS ENVIRONMENTAL PROTECTION AGENCY
1021 NORTHGRAND A ENUE EAST, P.O. Box 19276, SPRINGFIELD, ILLI is 62794-9276 - ( 217) 782-3397
JAMES R. TH MPSON CENTER, I DO WEST RAND LPH, SUITE 11-300, CHICAGO, IL 60601 -(312) 1 -6026
DOUGLAS P. ScoTT, DIRECTOR
xEcoRnnvc REQUIREMENTS FOR
NO FURTHER REMEDIATIQN LETTERS
Introduction
The Illinois Environmental Protection Agency's Illinois EPA Bureau of Land/Leaking
Underground Storage Tank Section issues a leo Further Remediation (NFR) Letter after
demonstration of compliance with Title XVI of the Environmental Protection Act and applicable
regulations is made. The IFR Letter signifies that: 1 all statutory and regulatory corrective
action requirements applicable to the occurrence have been complied with, 2 all corrective
action concemi g the remediation of the occurrence has been completed, and 3 no further
corrective action concerning the occurrence is necessary so long as the site is used in, accordance
wi
17/782-6762
ILLINOIS ENVIRONMENTAL PROTECTION AGENCY
1021 North Grand Avenue East, P.O. Box 19276, Springfield, Illinois 62794-9276 ( 17) 782-2829
James R. Thompson Center, 100 West Randolph, Suite 11-300, Chica go, IL 60601 ( 1 ) 814-6026
JUL, 2 4 2011
PAT QUINN, GOVERNOR
RECEIVED JUL 2 6 2011
Shell oil Products US
Attention- John Robbins
?0945 _ Wilmington Avenue
Carson, California 9081
Tie: IPC.' 4 0311980012 -- Cook o County
Mt. Prospect/ Shell oil Products US
1798 Soutli Elmhurst Road
Leaking UST Incident No. 20030423 -- NFR 1FLetter
Leaking _1ST Technical File
Lear Mr.Robbillso-
DOUGLAS P. SCOTT, DIRECTOR
CERTIFIED MAIL
7009 2820 pQpy 7489 157
0
The IIIinoIs Env jr-onmewaI Prot cciIoil A gency ( IIIInois EPA) has reviewed the Correct ive ActIOil
Completion Retort submitted for the a hove -referenced inc1d ent. This inforrliation was dated .1 Li I ic 611 41011
and was received by the Illinois EFA oil .11.111 . 201 l . Citations in this letter arc ftom the Enviroiin-tcntal
Protection Acct (Act), as amended by PUblic Act 9? -0554 coil .lure ? , 00 , and 1111nols Administrative
Code 35 111. Adm. `ode).
The Corrective Action Completion Report and associated Licensed Professional Engineer Certification
submitted pLlrsuant to Section 57.7(10(5) of the Act and 35 111. Adrn. Code 734.135(.d) indicate corrective
action For the above -referenced site was conducted ill accordance with the Corrective Action Plan
al)prov d by the 1111nois EPA. The Corrective Action Completion Report denionstr•ates that the
requirenients of Section 57.7(b) of the Acct have beers satisfied. _
Based upon the certilication by David G. 'r~rllly, a Licensed Professional Engineer. and pursiiant to
Section 57.10 of the Act (415 IL `S 57.10). VOUr request for a no further reniecliation determination is
granted under the colidltions and ternis specified l ill this rettcr.
Issuance of this No Further Renlediation Letter (Letter), based on the certification ofthe Licensed
Professional Fx ineer, swrilifies that: 1) all statutory � and regulatory corrective action requirenlents
ai lic:a le to the occurrence have been compl led with; 2 } all corrective a 1.1011 code l-rling the
remediation ofthe oc;clrrr"en:e has beeii coll7pleted; and no further corrective action concernintythe
0c, C[jl're11Ce IS neves al- + fol- tllc I'Wc01011 Of 11LIman health, safety. and theenvironment. Pur ILiant to
Section 1'.10(d) of the Act. this Letter shall apply in Favor i`tl)c Following parties:
1. Shell Oil Products LIS, the owner or operator of the under )-00nd storage tank system('� T
Any parent corporation or subsidiary of such owner or operates.
wF
Rockford e 4302 N. Main 5t.. Rockford, IL { 1103 • (8 15) 987-776[1 Des Plaines * 9511 W, Harrison Si., Des Plaines, IL 6CK)16 • (847) 294-4000
Elgikn # 595 S. State, Elgin, IL 60123 . (847) 608-3131 Peoria • 5415 N. University St.. Peoria, IL 61614 * (309) 693.5463 27
Bureau of Laird — Peoria f '7620 N. University St., Peoria, IL 61614 • (309) 6915467 Champaign * 2175 S. First St., Champaign, IL 61870 * (217) 27B-5800
Collinsville* Q009 Mall Street. Collinsville, IL 62234 * (b18j 346-5170 Marion * 2309 W. main St., Suite 116, Marion, IL 62959 • (618) 993-7200
Page
Any co-owner Or co-operator, either byyjoint tenancy, r1 lit -of -survivor hip, or any olber part No
shai-mg a legal relationship with the owner or operat r to W110111 the Letter is issued.
. Any holder of l eneficial interest of"a land trust- or inter vivos ti-crst whedier revocable or
irrevocable.
. Any mortgagee or trustee of deed oftrust of such owner or operator
. Any successor -In -interest of'sucli owner or operator.
. Any transferee of sucli owner or operator whether the transf r was bv sale, bankruptcy
proceeding, partition, dissolution of marriage, settlement or adlcrdrcation of any civil action,
charitabie (1rift, or bequesi.
8. any heir or devisc;e of such owner or operator.
An owner of a parcel of real property to elle extent th l this Letter applies to the occurrence on
t lia t parcel.
This Letter and all attachments, Includincy bort JIM limited to the Laking Underground Storagc Tank
Environmental Notice, Must be filed ► tthin 45 days of receipt as a single instrument witli -lie Of;lice of
the Recorder or Registrar cif 'l'itles ire the cottOy in which the above -referenced site is located. In
addition, the Groundwater Ordinance hotocopy attached) must be filed as an attac:lrm ent o'fthis Letter
wItlh the :)ffic e. f the ec order or fie xi trar of 'rifle (�I'die, a licable comit),. 'I'll is 1,etter- shall not be
effective until officially ly recorded by the Office of the Recorder or registrar of Titles cif` the applicable
county in accordance w►itli Illinois lav so it forms a p rnianew pall of`the drain of;title for the above -
referenced eferenced property. Within 30 c� Vis. of this-Letle.r be111 ii c)rded, an curate and of ic�iirl copy of thIs
Letter, s r corded, shall lie obtaine l and submitted to the Illinois EPA. For recording pt11• cyst; , it is
r ecommended that the LeakIii Under round Storage Taal: Envirortimenta i Noticc. of th i s Latter be the
first p4age of the instrument f i led.
CON DI IONS AND TERMS of APPROVAL
or RI:Ml:.f)IA'I'l() AND 1,11 -ND IJ t; LIMITATIONS
1. }f,l c ren ;diad objectives
for• the above -refer raced site, more particularly described ire the
1-icaking Underground Storage Tank Environmental Notice of this Letter, Nver-e establislied in
17
accordance with the requir* nicrits of the Tiered Approach to CorrectiveAction Objecti es 05 111.
Adni. Code 742)) rill s.
' . Asa result of the release from file underground toragge tank syrstern(s) associated w i l) ( lie above-
refercrrced incident, the above -referenced .rile, more particulark? described in the all c:lied
Leaking Under round } t 1-E12- C Tank En v i ron ni enta I Notice oftliis 1_,ctler, shat l not he 1r ed in a
manner inconsistent xvrth the Ulowr11 lard cr c lir��ilation: The gottndwatc:r under the sllc
shall not be Used as a polablc water supply, It Inas leen demonstrated that the grc�rr idw-iter
crr1 ler the site mects Class, I I f _F'eneral Resom-c:e r'oundwater criteria rather than Class 1 WolclWe
4:1
Pa oe
Resource) groundwater. I-OUndwater classi Fications ars; defilled at 35 111. Adill. Cod
The laird use l ini itat ion specified ied i n this Letter niay be revised if:
a. Further- investigation or remedial action leas been conducted that document's the
attainment, of obiectives appropriatefor the new land use-, n(I
1 . Ara w No Further- Renie iation Letter is obtained and recorde(l in accordance vvith l'itle
X 11 of the Act and regulations adapted thereunder.
fel t:VI.NT1VF,, ENGINE.ERING, ANIS INSTITUTIONAL 'O-1'ROL
4. Preventive: The groundwater under the site described M the atta liccl Lecckili
Underground Storage Tank Envirojimental Notice of tlii Letter small liot
e Used as a potable supply of water. No persm shall cmistruct, instal I,
111alli ill, of lltllize a potable grater supply well. Irl accordatice with
eotim 3.65 of the Act, "Potable" means geiierally fit for litimari
COVISLIMPOOD iii accordance with accepted water supply prifieipl ; and
practices.
Engineerino, An asphalt barrier Olaf is SLIffiClelit it) thickness to inhibit the inhallation and
ingestion of the ontan- nate l nie fla lrltrst renin' n ca v er the eontalliinate l so'[ as
oLit l ined in f Ile attacflled Site Base M ap. This aspha it barrier i s Icy be pr opet•l y
iair�t Tined a all ;� it c: r d barrier (o inhihil inhalation and ire lion of`tli�.�
contallunated media.
1nt.itntioiia1: This Letter shaII be recorded as a permanent part of the. c haIn cif*title fOr- the
�eccd site, rti clarl described ie le attached Leakingabove-refer
nder r-OUnd loraoe Tank twits nniental Notice ofthis f etic r.
Highway Authority &Trecillent
Illinois De o f'Tran sportaIion agrees, tlirotigh the trse. 4)I*a 1-1i ,hway
A U t I I or 1 ty A(1reeni e nt, to alio w contaniIntlted ground water arid/or- sails to rcnulIII
bencath its b r shwa - right-of-way adjaeent to the site located at 1798 oui li
EIMIlurst Road, Mc LIM Prospect., Illinois.. pecifiealiv. as- shown on the attached
map. contamination will reinaln rli the right-of-way for Algotig lin and Llrr1imrst
Roads as indicated in the f highway Authority Agreenient HAA 10?2. The
H iglu\vay Authority agrees to: (a) prollil it Ilia use of groundWid)Iff UIHICI- the
highway right-of-way that is contaminated above Tier 1 groundwater r•enie f iatICHI
Objectives as a polable or other do rnestic supply ()f water, and (b) 11mil access to
%- ii c ontani*nat'()n under- the highway ri ht -of -way tha l is confanihiatcd ahove
resident laI Tier 1 sail reniediatioli ob'e Lives. A co py cif;the 1-11ah�, air Atit horit +
A re nient can he oblai ed through a written request mider the Frecc ono of
Info rniation Act (5 ILCS 140) to the Bureau ol'Land, FOIA I InIt 'as detailed
elsewhere in this letter. Questions regardino file H4,11i\vav ALIt'1101-Ity Agrecnient
shOUld be dir-ec:tc'd to
29
Noe 4
II1inoIs Departmnt ofTrans p rtatioirl
Region One En inec t,
Attn: District One Environmental Studies Unit
2.01 WcstCcnterC0L111
S haUrnul- , 1I11nois 60196-1096
iroundwater Use Ordinance
City Ordinance No. 5846 effectively prohibits the installation U potable
water supply wells (axed the use Of SUCh wells) and is an acceptable
institutional control under the followint, conditions:
Each affected or potentially affected as shown through contaminant
modelin) property owner and the city of` l cunt Prospect must r celve
written ilotific tion -from the owner r operator desirill tO LISC. the
ordinance as an institutional control that groundwater remediation
objectives lave been approved by the l llinoIs E PA. Written proof of this
notification tion shall be submitted to the Illinois P in accordance with 35
Ill. Adni. Code 742.l 15 b and c within 4 5 days' from the date this
Fetter is recorded. The notification shall include:
. The name and address of the unit of localgovernment;
. The citation ofthe .ordinance used as an institutional control in this
Letter;
C. A description of the, property being sent notice by adequate legal
description or by reference to a plat slowing the. boundaries;
d. A statement that the ordinance restricting the gromidwater use was
used by the Illinois EISA in reviewing a reqUest for groundwater
renie cation objectives:
e. Aw statement as to the nature of the release nd r sponse action with
the name. address. and Illinois EPA inventory i lentili ati ll
number-, and
f. A statement as to where more information may be obtalned
regardino the of finance.
The # llowi activities shall be (N -OU ids for voidancc of the ordinance as
ars 111sti UtI011al control and this 1,e ter -
30
a. Modification of the reference ordinance to allow potable uses of
i- Und eater.
. Approval of a site-specific r-equest, (Such as a variance, to allow use
Of "FOUndw ter at the site.
C. Violation of the terms of a recorded institutional control.
As a part of Its c orrc. ctI ve act jon, the 1 eakjng underground stox"cl(Te tan K, s jt
has relied upon the City of Mount prospect Groun twat r Oi-dinance No.
5846 that prohibits potable uses of groundwater as defined th retil.
. Failure to establish, operate, and maintain controls in fall compliance with the Acct, applic.-ible
re crl lior s, and the approved corrective action plan, if plicable. may result ill void »ce of#this
Letter.
. Any con (aniinate # soil or groun(fwater removed or e c;avated from. or d i sttirbed alp the a bove-
refierenced rile, more particrrl r;ly described in the Leaking Underground Storage Tank
iii ironmental Notice of this Letter, imist be handled in accordance with all applicable laws and
regulations mi x- 111. Adm. Code tibutle G.
+7. FLirtlier informatim regarding the a€ oNle-ref r meed ,site can be obtaifled tlrr•c L1011 a XVI- �teii request
mider-the Freedom of] nformat im Act (5 1L S 140) to:
Illinois Diviro m -rental Protection Agency
Attention: Freedom of Inform lloji Act Officer
Bcrr ml of Land - 424
1 ? I North Grand Avenue East
Post Off -ice Bo 19276
Sprintyfield. 1L 6'2794-9'2_76
CIP
8. Pursuant to 35 Ill. Adm. Code 734.72-0, should the Illinois FTA seek to void this Letter, the
I IIIno i.s EPA shall provide Notice of voidawe to the owiter or operator- of the leak -;M,
Underground storaoc tank system(s)) associated with the �ibov '-refereiiced Incident -grid the em-reilt
title bolder of the real estate oii which the tarns were located* at their Inst known addresses. The
notice shall specter the .-,msc for the voidance, explain the provisions for appeal. mid kscribe the
f('ICtS ill Support of the voidance. -'pecific acts or omissions that may resolt ire the voidaiicc of lIis
Letter IncItide, brit shall not be 11mited to:
4
Any Y'ola ion of nstrtul'onai controls or in(histrial7co�mmercial land use restrict ons;
b. The fa1lure to operate and maintain preventive or engmeer'ing c0111rols o1- to wrllp1 1 wit 11
airy ap1)1i able groundwat r mon 1toring plan;
31
Page 6
C. The disturbance or removal of contan-enation that has been left ill -place ill accordance
with the Corrective Acton Plan r Completion Deport;
d. Tile failure to comply with the record ing requirements for the Letter;
e. Obtaining the Letter by fraLid or rnisrepresentatmn. or
Sub equent discovery- of contaminants not identified as pa oftlie inve ti at i ve or
remedial activities upon which the issuance of the Letter was based, that pose a threat to
human health or the envir :nicht.
Submit an accurate and official cop} of this letter, as recorded. to:
Illinois Environmental Protection Agency
Bureau of Land - #?
Lcal;Ing Underground Storage Tarek Sectioll
1021 North .;rand Avenue East
Post Office Box192-76
Springfield,, 1L, 621794-92.76
If you have any questions or need f i rlher assistance. Please contact the Illinois EPA project manager,
Donna Wallace, at 217/ 524+ 1283.
Sincerely,
Thomas A. Henningc:r
Unit Mcill i E:!'
Lcaki cy Under romid Steerage Tank Scaloll
Division of eme kationlana ,ei� ent
UrcaU of Land
Attachments: L.cakin Underground Storage Tank Di irc�r��� ental Notice
L,ec,a l l �:ri pt i011
Kase reap with HAA, barrier and gromidwater use restrict 1011
Gr(mlid •iter _ rdtr1� 11ce
C: F(-)Und pater & Environmental Services, Inc.
I1.. File
32 1
1050 Corporate Boulevard, Suite C " Aurora, Ib 60505 • Phone: (866) 455-2419 • Fax: (630) 585-5359
8/15/20]1
CERTIFIED MAIL
RETURN RECEIPT REQUESTED
The Alter Group
500 Howard Avenue
Skokie, Illinois 60077
RE: Environmental Notice
Dear Property Owner:
Shell Oil Products US (Shell) is performing an environmental response action at 1798 S. Amhurst
Road, Mt. Prospect, Illinois. The response action is being performed due to previous releases of
gasoline from underground storage tanks associated with the service station operations. The
response action has consisted of the analysis of soil and groundwater from the shallow subsurface at
the property in order to evaluate the nature and extent of the releases, This 'informati
Ordinance Notification Letter
1#37113
reliance on this ordinance, groundwater beneath the property may not be suitable for human
consumption. Illinois regulations require that you be notified of these facts.
The village groundwater ordinance number is 5846. If you wish to obtain a copy of the ordinance,
please contact the Village of Mt. Prospect, 50 S. Emerson Street, Mt. Prospect, Ilfinois, 60056,
Rhone (847) 392-6000. To learn more about 1798 S. Elmhurst Road, Mt. Prospect, Illinois, please
contact the Bureau of Land, Project Manager shown below.
Iffinois Environmental Protection Agency
Bureau of Land - ##24
Leaking Underground Storage Tank Section
Attn: Ms. Donna Wallace
1021 Forth Grand Avenue East
P.O. lox 19276
Springfield, Illinois 62794-9276
Phone number (21 7) 524-1283
You may also obtain a copy of the complete Illinois EPA file for 1798 S. Elmhurst Road, Mt.
Prospect, Illinois. To do so, you will need to submit a written request with your signature to the
Freedom of Information Act (FOIA) officer, Illinois Environmental Protection Agency, Bureau of
Land - #2, 1021 Forth Grand Ave East, P.O. Box 19270 Springfield, Illinois 62794-9276. When
requesting a copy of the file, please reference the file heading shown below:
LPC # 0311980012 - Cook County
Int. Prospect/ Shell Service Station # 137113
1798 South Elmhurst load
Leaking Underground Storage Tanks Section
Sincerely,
gnthray ella.urot Scientist
GES Dile
Mr. Donna Wallace, JEPA
34
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1050 Corporate Boulevard, Suite C • Aurora, IL 60505 ' Phone: (866) 455-2419 • Fax: (630) 585-5359
$/15/2011
CERTIFIED MAIL
RETURN RECEIPT REQUESTED
Universal Finance
3730 W. Devon Avenue
Lincolnwood, IL 60712
IUE: Environmental Notice
Dear Property Owner:
Shell Oil Products LAS efl) is performing an environmental response action at 1798 S. Elmhurst
Road, Mt. Prospect, Illinois. The response action is being performed due to previous releases of
gasoline from underground storage tanks associated with the service station operations. The
response action has consisted of the analysis of soil and groundwater from the shallow subsurface at
the property in order to evaluate the nature and extent of the releases. This information has been
used to establish soil and groundwater remediation objectives.
To protect human health, Illinois regulations require that Shell either cleanup groundwater
contamination or demonstrate that impacted groundwater in the area of the release will not be used
as potable water. The use of the ordinance as an institutional control allows contamination above
the groundwater ingestion remediation objectives to remain in groundwater beneath the affected
properties, and that the ordinance strictly prohibits human and domestic consumption of the
groundwater; 33 Illinois Administrative Code (IAC) Section 742.1015 b (E. "Groundwater" is
the water beneath the ground stored in the pores of soil and rock; some communities and
homeowners pump this water out of wells to suppler potable water. "Potable" means fit for human
consumption including drinking, bathing, preparing food, washing dishes, and so forth).
The Village of lilt. Prospect (the Village) has an ordinance prohibiting the use of groundwater for
potable water. [finder Illinois regulations, local ordinances that effectively prohibit the installation
and use of new potable water supply yells may be used to establish groundwater remediation
objectives (35 IAC Section 742.1015). The Illinois Environmental Protection Agency "Illinois
EPA" has determined that the ordinance adopted by the Village meets the regulatory requirements.
This ordinance has been used by the Illinois EPA in reviewing Shell's request for groundwater
remediation objectives as part of this response action.
Your property located at 303 West Algonquin load, Mt. Prospect, Illinois ITT # 08-23-401-019),
as illustrated on Figure 1, is included in the area subjected to by the Village's ordinance. This means
the Village will not alloy the installation or use of private potable water well on your property.
Based on the remediation objectives established in reliance on this ordinance, groundwater beneath
36
Ordinance Notification Letter
SA P# 13 711,E
the property may not be suitable for human consumption. Illinois regulations require that you b
notified of these facts.
The village groundwater ordinance number is 5846. 1 f you wish to obtain a copy o f the ordinance,
Please contact the Village of Mt. Prospect, 50 S. I-merson Street, Mt. Prospect, Illinois, 60056,
Phone (847) 392-6000. To learn more about 1798 S. 1-lrnhurst load, Mt. Prospect, Illinois, please
contact the Bureau of Land, Project Manager shown below.
Illinois Environmental Protection agency
Bureau of Land - #24
Leaking Underground Storage Tank Section
Attn: Ms. Donna Wallace
1021 North Grand Avenue Bast
P.O. Box 19276
Springfield, Illinois 62794-9276
Phone number (217) 524--1283
You may also obtain a copy of the complete Illinois EPA file for 1798 S. Elmhurst Roach, Mt.
Prospect, Illinois. To do so, you xvill need to submit a written request xxith your signature to the
Freedom of Information Act (FOIA) Officer, Illinois Environmental Protection Agency, Bureau o
Land - #2430 1021 North Grand rive Fast, P.O. Box 19276 Springfield, Illinois 62794-9270. When
requesting a copy of the file, please reference the file heading shown below:
IPC # 0311 980012 - Cook County
Mt. Prospect/ Shell Service Station #137113
1798 South Elmhurst load
Leaking Underground Storage Tanks Section
Sincerely,
athny DeMauro
Pro)ect Scientist
Cc: GES File
Mr. Donna Wallace, I P
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1050 Corporate Boulevard, Suite C • Aurora, IL 60505 • Phone: (866) 455-2419 * Fax: (630) 585-5359
8/15/2011
CERTIFIED MAIL
RETURN RECEIPT REQUESTED
Rogers Corporate Park
10204 Werch Drive ##301
Goodridge, IL. 60517
RE: Environmental Notice
Dear Property Owner:
Shell Oi
Ordinance Notification Letter
the property may not be suitable for human consumption. Illinois regulations require that you be
notified of these facts.
The Village groundwater ordinance number is 5846. If you wish to obtain a copy of the ordinance,
please contact the Village of Mt. Prospect, 50 S. Emerson Street, Mt. Prospect, Illinois, 60056,
Phone (847) 392-6000. To learn more about 1798 S. Elmhurst Road, Mt. Prospect, Illinois, please
contact the Bureau of Land, Project Manager shown below.
Illinois Environmental Protection Agency
Bureau of Land - #24
Leaking Underground Storage Tank Section
Attn: Ills. Donna Wallace
1 021 Forth Grand Avenue East
P.O. Box 19276
Springfield, Illinois 62794-9276
Phone number (217) 524-1283
You may also obtain a copy of the complete Illinois EPA file for 1798 S. Elmhurst load, Mt.
Prospect, 11nois. To do so, you will need to submit a written request with your signature to the
Freedom of Information tact (FOIA) Officer, Illinois Environmental Protection regency, Bureau of
Land - #24, 1021 Forth Grand fere lust, P.O. Box 19276 Springfield, Illinois 62794-9276. when
requesting a copy of the file, please reference the file heading shown below:
LPC # 0311980012 - Cook County
Mt. Prospect/ Shell Service Station ##137113
1798 South Elmhurst Road
Leaking Underground Storage Tanks Section
Sincerely,
Eho,iy Iellauro
Project Scientist
Cc: GIS File
Mr. Donna Wallace, IEPr
40
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1050 Corporate Boulevard, Suite C ' Aurora, IL 60505 ' Phone: (866) 455-2419 • Fax: (630) 585-5353
s/is/Zalj
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Fuller Car Mash
771 W. Algonquin Toad
Lies Plaines, IL 60016
l ,r --,q: Envirotimental Notice
Dear PropertyOwner:
Shell Oil Products LIS (Shell) is performing an environmental response action at 1798 S. Elmhurst
Road, Mt. Prospect, Illinois. The response action is being performed due to previous releases of
gasoline from underground storage tanks associated with the service station operations. The
response action has consisted of the analysis of soil and groundwater from the shallow subsurface at
the property in order to evaluate the nature and extent of the releases. This information has been
used to establish soil and groundwater remediation objeeti Ves.
To protect human health, Illinois regulations requi.rc that Shell either cleanup groundwater
contamination or demonstrate that impacted groundwater in the area of the release will not be used
s potable water. The use of the ordinance as an institutional control alllows conta nw* iation above
the ground rater ingestion remediation objectives to remain in groundwater beneath the affected
properties, and that the ordinance strictly prohibits human and domestic consumption of the
groundwater; 35 111inois Administrative Code (J Section 742-1015(b)(5)(1[-'1-,). "Groundwater" is
the water beneath the ground stored in the pores of soil and rock; some conunurlities. and
homeowners pump this water out of wells to supply potable water. "Potable"' means fit for human
consumption including drinking, bathing, preparing food, crashing dishes, and so forth).
The City of Ides Plaines has an ordinance prohibiting the use of groundwater for potable water.
Under Illinois regulations, local ordinances that effectively prohibit the installation and use of new
potable water supply wells may be used to establish groundwater remediation ob)ectives (35 1AC
Section 742.1013). The Illinois Environmental Protection regency C'Iffinois I�Pt " has determined
that the ordinance adapted by the City of Des Plaines meets the regulatory requirements. This
ordinance has been used by the Illinois 1' -Tr in reviewing Shell's request for groundwater
remediation objectives as part of this response action.
Your property located at 771 W. Algonquin Road, Des Plaines, Illinois (PIN # 08-24-300-012), a
illustrated on Figure 1, is included in the area subjected to by the City's ordinance. This means the
City of Des Plaines will not allow the installation or use of private potable water well on your
propertr. based on the remediation objectives established in reliance on this ordinance,
M
Ordinance Notification setter
SAP# 13 7113
groundwater beneath the property may not be suitable for hurn►n consumption. Illinois regulations
require that you be notified of these facts.
The City's groundwater ordinance number is M-74-03. I f you wish to obtain a copy of the
ordinance, please contact the City of Des Plaines, 1420 Miner Street, Ides Plaines, Illinois, 60016,
Phone (847) 391-5300. To learn more about 1798 S. Amhurst Road, Mt. Prospect, Illinois, please
contact the Bureau of Land, Project Manager shorn below.
Illinois Environmental Protection Agency
Bureau of Land - ##4
Leaking Underground Storage Tank Section
Attn: Vis. Donna Wallace
1 021 Forth Grand Avenue Last
I.O. Box 19276
Springfield, Illinois 62794-9276
Phone number (217) 524-1283
You may also obtain a copy o the complete Illinois EPA file for 1798 S. I�lmhurst Road, Mt.
Prospect, Illinois. To do so, you will need to submit a written request with your signature to the
Freedom of Information Act F01A Officer, Illinois Environmental Protection Agency, Bureau of
Land - #4, 1021 Forth Grand Ave Last, P.O. Box 19276 Springfield, Illinois 62794-9276. When
requesting a copy of the file, please reference the file heading shown below:
LPC # 0311980012 - Cook County
Mt. Prospect/ Shell Service Station ## 137113
1798 South Elmhurst Toad
Leaking Underground Storage Tanks Section
Sincerely,
dn ny uro
Project Scientist
Cc: GES File
Mr. Donna Wallace, IEPA
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IS EXEMPT IN PART FROM PUBLIC DISCLOSURE
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1050 Corporate Boulevard, Suite C • Aurora, fL 60505 ' Phone: (866) 455-2419 ' Fax: (630) 585-5359
s/is/aali
CERTIFIED MAIL
RETURN RECEIPT REQUESTED
Louis Bosco
RE: Environmental Notre
Dear Property Owner:
Shell Oil Products LAS (Shell) is performing an environmental response ctton at 1798 S. durst
Road, Mt. Prospect, Illi
Ordinanceti� i ati Letter
tP#137113
the property may not be suitable for human consumption. Illinois regulations requi
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1050 Corporate Boulevard, Suite C ' Aurora, IL, 60505 Phone: (866) 455-2419 ' 'arc: (630) 585-5359
$/15/2Q11
CERTIFIED MAIL
RETURN RECEIPT REQUESTED
Maureen Thompson
E: Envfronental Notice
Dear Property Owner:
Shell Oil Products US (Shell) is performing an en ironrnental response action at 1798 S. Elmhurst
Road, Mt. Prospect, Illinois. The response action is being performed due to previous releases of
gasoline from underground storage tanks associated with the service station operations. The
response action has consisted of the analysis of soft and groundwater from the shaEow subsurface at
the property in order to evaluate the mature and extent of the releases. This information has been
used to establish soil and groundwater remediation objectives.
To protect human health, Illinois regulations require that Shell either cleanup groundwater
contamination or demonstrate that impacted groundwater in the area of the release will not be used
as potable water. The use of the ordinance as ars institutional control allows contamination above
the groundwater ingestion remediation objectives to remain in groundwater beneath the affected
properties, and that the ordinance strictly prohibits human and domestic consumpti
Ordinance Notification Letter
'#137113
the property may not be suitable for human consumption. Illinois regulations require that you b
notified of these facts.
The Village groundwater ordinance number is 5846. If you wish to obtain a copy of the ordinance,
please contact the ViUage of Mt. Prospect, 50 S. Emerson Street, Mt. Prospect, Illinois, 60056,
Phone (847) 592-6000. To learn more about 1798 S. Elmhurst Load, Mt. Prospect, Illinois, please
contact the Bureau of Land, Project Manager shown below.
Illinois Environmental Protection Agency
Bureau of Lard - #24
Leaking [underground Storage Tank Section
Attn: Ms. Donna Wallace
1021 North Grand Avenue East
P.O. Box 19276
Springfield, Illinois 62794-9276
Phone number 21 524-1283
You may also obtain a copy of the complete Illinois EPA file for 1798 S. Elmhurst Road, Mt.
Prospect, Illinois. To do so, you will need to submit a written request with your signature to the
Freedom of Information Act (F01A) Officer, Illinois Environmental Protection Agency, Bureau of
Land -- ##24, 1021 Forth Grand Ave Fast, P.O. Box 19270 Springfield, Illinois 62794-9270. When
requesting a copy of the file, please reference the file heading shown below:
LPC # 0511.980012 - Cook County
Mt. Prospect/ Shell Service Station #137113
1798 South Eh- hurt Load
Leming Underground Storage Tanks Section
Sincerely,
nt ony eMauro
Project Scientist
Cc. GES File
Mr. Donna Wallace,, I PA
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1050 Corporate Boulevard, Suite C • Aurora, IL 60505 • Phone: (866) 455-2419 • Fax: (630) 555-5359
8/15/2011
CERTIFIED MAIL
RETURN RECEIPT REQUESTED
Tzi Chiang Lam
RE: Environmental Notice
Dear Property owner.
SheI Oil Products US (Shell) is performing an en rkonmental response action at 1798 S. Ehnhurst
Road, Mt. Prospect, Illinois. The response action is being performed due to previous releases of
gasoline from underground storage tanks associated with the service station operations. The
response action has consisted of the analysis of soil and groundwater from the shallow subsurface at
the property in order to e,,raluate the nature and extent of the releases. This information has been
used to establish soil and groundwater remediation objectives.
To protect human health, Illinois regulations require that SheII either cleanup groundwater
contamination or demonstrate that impacted groundwater in the area of the release will, not be used
as potable water. The use of the ordnance as an institutional control allows contamination above
the groundwater ingestion remediation objecta-%7es to remain in groundater beneath the affected
properties, and that the ordinance strictly prohibits human and domestic consumption of the
groundwater; 35 Illinois Administrative ve Code AC Section 742.101 b (E.("'Groundwater"' is
the water beneath the ground stored in the pores of soil and rock; some communities and
homeowners purnp this water out of wells to supply potable water. "Potable'' means fit for human
consumption including drinking, bathing, preparing food, washing dishes, and so forth).
The City of Des Plaines has an ordinance prohibiting the use of groundwater for potable water.
Under Illinois regulations, local ordinances that effectively prohibit the irstalltxon and use of neer
potable water supply weRs may be used to establish groundwater remediation objectives 5 1A
Section 742.1015). The Illinois Environmcntal Protection Agency "Illinois EPA" has determined
that the ordinance adopted by the Cite of Des Plaines meets the regulatory requirements. This
ordinance has been used by the Illinois EPA in reviewing Shell's request for groundwater
remediation objecdves as part of this response action.
Your prop em located at 1225 S. Elmhurst Road, Des Plaines, Illinois (PIIS # 08-24-300-013), as
illustrated on Figure I, is included the area subjected to by the City's ordnance. This means the
Cite of Des Plaines will not allow the installation or use of private potable eater Drell on your
property. Based on the remediation objectives established in reliance on this ordnance,
MK
Ordinance Notification ,fetter
SP#13 7113
groundwater beneath the property may not be suitable for human consumption. Illinois regulattions
require that you be notified of these facts.
The City's groundwater ordinance number is M-74-03. If you wish to obtain a copy of the
ordinance, please contact the City of Des Plaines, 1420 Miner Street, Des Plaines, Illinois, 60016,
Phone (847) 391-5300. To learn more about 1798 S. Elmhurst Road, Mt. Prospect, Illinois, please
contact the Bureau ofLand, Project Manager shorn below.
Illinois Environmental Protection Agency
Bureau of Land - #24
Leaking Underground Storage Tank Section
Attn: IVIS. Donna Wallace
1 021 North Grand Avenue East
P.O. Box 19276
Springfield, Illinois 62794-9276
Phone number (21 7) 524-1283
You may also obtain a copy of the complete lffinois EPA file for 1798 S. Elmhurst Road, Mt.
Prospect, Illinois. To do so, you will need to submit a written request with your signature to the
Freedom of Information Act (F01A) Officer, Illinois Environmental Protection Agency, Bureau of
1..,,and - #24, 1021 forth Grand Ave East, P.O. Box 19276 Springfield, Illinois 62794-9276. When
requesting a copy of the file, please reference the file heading shorn below:
LPC # 0311980012 - Cook County
Mt. Prospect/ Shell Service Station ##137113
1798 South Eh-nhurst Road
Leaking Underground Storage Tanks Section
Sincerely,
ethoe auro
Project Scientist
Cc: GES File
Mr. Donna Wallace, 1EPA
53
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Doc# 1817246027 Fee V-4. 00
PREPARED BY:
RHSP FEE:$9.00 RPRF FEE: $1.00
Name-. Matthew Jordan KAREN A.YARBROUGH
RDK Ventures, LLC COOK COUNTY RECORDER OF DEEDS
DATE: 06?2112018 11:00 AM PG: 1 OF 14
Address: 1798 South Elmhurst Road.
Mount Prospect, IL 60056
Name: Matthew Jordan I
RDK Ventures,
*0
Address.- PO Box 347
Columbus, Indiana 47202
1" 1"[WwFeAlre a all] !44 R-PEW6311 DIN AcTlmmg
1111111? 1
THE OWNER AND/OR OPERATOR OF THE LEAKING UNDERGROUND STORAGE TANK SYSTEM(S)
ASSOCIATED WITH THE RELEASE RE, FERENCED BELOW, WITHIN 45 DAYS OF RECEIVING THE No
FURTHER REMEDIATION LETTER CONTAINING THIS NOTICE, MUST SUBMIT THIS NOTICE AND
THE REMAINDER OF THE No FURTHER REMEDIATION LETTER TO THE OFFICE OF THE
RECORDER OR REGISTRAR OF TITLES OF COOK COUNTY IN WHICH THE SITE DESCRIBED
Illinois EPA No..- 0311980012
Leaking UST incident No.: 20151055
RDK Ventures, LLC, the owner and/or operator of theleaking underground storage tank
system(s) associated with the above -referenced incident, whose address is PO Box 347
Columbus, Indiana 47202, has performed investigative and/or remedial activities fof'the site
identified as follows and depicted on the attached Site Base Map:
1. Leal Description or Reference to a Plat Showing the Boundaries., see
gLegal Descriptio
2. Common Address: 1798 South Elmhurst Road, Mount Prospect, Illinois
3. Real Estate Tax Index/Parcel Index Number: 08-23-203-020-0000
4. Site Owner: Edwin Linneman
5. Land Use Limitation: The ].and use shall be industrial/commercial.
6. See the attached No Further Rernediation Letter for other terms. I
Attachments: Site Base Map
Legal Description
Groundwater Ordinance # 5849, Village of Mount Prospect
Leaking Underground Storage Tank Environmental Notice 55
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AN ORDINANCE PROHIBITING THE USE OF GROUNDWATER AS
A POTABLE
Aice! AR SUPPLY
►i► BY THE
INSTALLATION
A
OF POTABLE WATER SUPPLY WELLS OR BY ANY OTHER METHOD
Passed and approved
by President and Board of Trustees
th
i .► day
Publishedae
by authority of the corporate authorities
of the Village of Mount Prospect, Illinoi
e 7 th day
58
ORDINANCE 4
..........
AN ORDINANCE PROHIBITING THE USE OF GROUNDWATER AS
A POTABLE WATER SUPPLY BY THE INSTALLATION ORUSE
OF POTABLE WATER SUPPLY WELLS OR BY ANY OTHER METHOD
WHEREAS, the Village of Mount Prospect is a home rule unit pursuant to the
provisions of Article VII, Section 6 of the Constitution. of the State of Illinois,- and
WHEREAS, the Village has authority and power to regulate for the protection of the
public health and welfare; and
1r,71NEREAS, the President and Board of Trustees of the Village of Mount Prospect have
found that the property legally described below is located in the Village of Mount Prospect and
has been. used over a period of time for commercial/industrial purposes; and
WHEREAS, because of said use, concentrations of certain chemical constituents in. the
groundwater in the vicinity of the said property may exceed Class I groundwater quality
standards for potable resource groundwater as set forth in 35 Illinois Administrative Code III or
Tier 1. residential remediation objectives as set forth in 35 Illinois Administrative Code 742; and
WHEREAS, the Village of Mount Prospect desires to limit potential threats to human
health. from groundwater contamination while facilitating the redevelopment and productive use
of the properties that are or may be impacted with the said chemical. constituents;
NOW, THEREFORE, Be It Ordained by the President and Board of Trustees of the
Village of Mount Prospect, Cook County, Illinois, as follows:
SECTION I -. Use of Groundwater as a Potable Water Supply Prohibited.
Except for uses or methods in existence before the effective date of this Ordinance, the
use or attempt to use as a potable water supply groundwater from within 500 feet of the
bou�ndaries of the property legally described below by the installation or drilling of wells or by
any other method is hereby prohibited, including points of withdrawal by the Village of Mount
Prospe
That part of Lot 4 in Linneman-'s Division of the South 3/4 of the East half of the
North East quarter and of the West half of the North East quarter of Section. 23,
Township 41 North, Range 1-1, East of the Third Principal Meridian and the
South 477.78 feet of the West half of the South East quarter of Section 14,
Township 41 North, Lange 11, East of the Third Principal Meridian, described as
follows. -
Beginning at the South East corner of said Lot 4, being also the South East come
of the said North East quarter of Section 23, and 9.22 feet North of the center lin']
1961363
59
of Algonquin Road.- thence North along the East line of said Lot 4 and the East
line of said North East quarter for a distance of 240.78 feet; thence West along a
line which is 200 feet (as measured along said East line) North of and parallel
with the North line of Algonquin Road, as dedicated by document record in the
Recorder's Office of Cook County, Illinois, as No. 11195787, for a distance of
250 feet; thence South parallel with the East line of Lot 4 for a distance of 239.63
feet to a point on the South line of said Lot 4, which point is 39.63 feet South of
the North line and 10.37 feet North of the center line of Algonquin. Road; thence
East along the South line of Lot 4 and the South line of the North East quarter of
said Section 23, for a distance of 250 feet to the place of beginning, (excepting
from.
_iii described premises that part of Elmhurst Road and Algonquin
Road included in said dedication recorded as document 11195787), all in Cook
County, Illinois.
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Any person violating the provisions of this Ordinance shall. be subject to afil.ne of up to
$750.00 for each violation.
"Person" is any individual., partnership, co -partnership, finn, company, limited liability
company, corporation, association, joint stock company, trust, estate, political subdivision, or
M ny other legal entity, or their legal representatives, agents, or assigns.
0
"Potable water" is any water used for human or domestic consumption including, but nol
limited to, water used for drinking, bathing, swimming, washing dishes, or preparing foods.
All ordinances or parts of ordinances in conflIct with this Ordinance are herein repeale
insofar as they are in conflict with this Ordinance. I
SECTION 5: Severability.
If any provision of this Ordinance or its application to any person or under any
circumstMnces is adjudged invalid, such adjudication shall not affect the validity of the Ordinance
as a whole or of any portion not adjudged invalid.
1861363 2
60
m
This Ordinance shall be in full. force and effect from and after its passage, approval. an
[�ublicatioin in pamphlet form in the newspaper as required by law.
Ayes: Hoefert� Juracek, Korn, Matuszak, Polift, Zadel
Nays: None,,, -1.1 ........... ..... . ...... ...... -111-- . ......... . ...... . . . . . ..... . ...........
Absent:
. ...... ........ .. ...... - — ----- ... . ...............
Passed and Approved this 6th day ofApril 5 2011.
. . . ..... .... .... .. . .... . .....
0001'r
h-vana K. Wilks, M
11100,
........ . .
............
M. Lisa Angell, "i lagClerk
1861363 3
61
ILLINois ENVIRONMENTAL PROTECTION AGENCY
Ql�'Z'
1021 NORTH GRAND AVENUEP.O. Box 19276, SMONGFIELD tt-LINOis 62794-9276 -3397
(217) 782
BRUCERAUNER GOVERNOR ALEC MESSINA, DiRECTOR
t17/524-3300 CERTIFIED MAIL
7017 2680 0001 0213 3357
....... . . . . . .........
RDK Ventures, LLC
Matthew Jordan
P.O. Box 347
Columbus, IN 47202
Re: LPC #0311980012 -- Cook County
Mount Prospect / RDK Ventures.).LLC
1798 South. Elmhurst Road
Leaking UST Incident #201-5.1-055 -- NSR Letter
Leaking UST Technical File
The Illinois Environmental Protection Agency (Illinois EPA) has reviewed the Corrective Action
Co�mpletion Report submitted for the above -referenced incident. This information was dated
April 17, 2018 and was received by the Illinois EPA on April 19, 2018. Citations in this letter
are from the Environmental Protection Act (41.5 ILCS 5) (Act) and Title 35 of the Illinois
Administrative Code (35 111. -Adm.. Code).
The Corrective Action Completion Report and associated Professional Engineer Certification
submitted pursuant to Sectionthe Act indicate corrective action for the above -
referenced site was conducted in accordance with the Corrective Action Plan approved by the
Illinois EPA. The Corrective Action Completion Report demonstrates that the requirements o
Section 57.7(b) of the Act have been satisfied.
Based upon the certification by Douglas J. Riggsl a Licensed Professional Engineer, and
pursuant to Section 57.10 of the Act (415 ILCS 5 /57.10), your request for a no further
remediation determination is granted under the conditions and terms specified in this letter.
Issuance of this No Further Rernediation Letter (Letter), based on the certification of the
Licensed Professional Engineer, signifies all. statutory and regulatory corrective action
requirements applicable to the occurrence have been complied with.; (2) all corrective action
concerning the remediation of the occurrence has been completed; and (3) no further corrective
action concerning the occurrence is necessary for the protection of human health, safety, and the
environment. Pursuant to Section 57.the Act, this Letter shall apply in favor of the
following parties:
RDK Ventures LLCI the owner or operator of the underground storage tank system(s]
2. Any parent corporati.on or subsidiary of such owner or operator.
430 194
121 N. Moin t� aRockford 3 -815`967-7760 9�5 I , H ax-6�on st,
Ir 1P , 10 j 1P Dw Pie" 1 ' f 1
6006 8,4;72 -4000
595 S. Stata, Etgir,'L 60123 31 1 ^W SM WalhingtOn, S',, SCAS 1). Peor",a, IL 61602 �309i,67- -SQ22
2125:& F',WSt_,Champai9n, _61 j276-58020 116,,Marior. L62959(618) -;',93-72U1
,2009Mo.fit & Collin F, suirs, A-500' CK=go'
vnlwt IL 62-234 f6181346-51-20 OG W., Randc P
62
M.M
3. Any co-owner or co-operator, either by joint tenancy, right -of- survivorship, or any other
party sharing alegal relationship with the owner or operator to whom the Letter is issued.
4. Any holder of a beneficial interest of a land trust or inter vivos trust whether revocable or
irrevocable.
Any mortgagee or trustee of a deed of trust of such owner or operator.
Any successor-in-interest of such owner or operator.
7. Any transferee of such owner or operator whether the transfer was by sale, bankruptcy
proceeding, partition, dissolution of marriage, settlement or aqjudication of any civil
action,, charitable gift, or bequest.
heir or devisee of such. owner or operator.
9. An owner of a parcel of real property to the extent that this Letter applies to the
occurrence on that parcel.
W W
and submitted to the Illinois EPA For recording purposes, it is recommended that the Leaking
...... . . . .... . ......................................... derground Storage Tank Environmental Notice of this Letter be the first page of the
i�nstrument filed.
LEVEL OF REMEDIATION AND LAND USE LIMITATIONS
The remediation objectives have been established in accordance with an
industrial/commercial land use limitation. The remediatlon objectives for the above -
referenced site, more particularly descn* bed in the Leaking Underground Storage Tank
Environmental Notice of this Letter, were established in accordance with the
0
requirements of the Tiered Approach to Corrective Action Objectives (35 111. Adm. Code
742) rules.
63
2. As a result of the release from the underground storage tank system(s) associated with the
above -referenced incident, the above -referenced site, more particularly described in. the
attached Leaking Underground Storage Tank Environmental, Notice of this Letter, shall
not be used in a manner inconsistent with the following land use limitation: 'The land use
shall be industrial/commercial.
3. The an use imitation specified in this Letter may be revised if:
a. Further investigation or remedi-al. acti.on has been conducted that documents the
attainment of objectives appropriate for the new land use; and
b. A new No Further Remediation Letter is obtained and recorded in accordanc
with Title XVII of the Act and regulations adopted thereunder. i
101 if 91 be I I I
Preventive: None.
Institutional: This Letter shall be recorded as a permanent part of the chain of title for
the above -referenced site, more particularly described in the attached
Leaking Underground Storage Tank Environmental Notice of this Letter.
Hi2bwav Authorit,�,,, A2reement
,.l . . . . .........
The Illinois Department of Transportation agrees, through the use of a
Highway AuthorityAgreernent, to allow contaminated groundwater and/or
soils to remain beneath its highway right-of-way adjacent to the site
located at 1798 South Elmhurst Road, Mount Prospect, Illinois.
Specifically, as shown on the attached map, contamination will remain in
the right-of-way for Illinois Route 83 as indicated in the Highway
Authority Agreement 1639. The Highway Authority agrees
prohibit the use of groundwater under the highway right-of-way that is
contaminated above Tier I groundwater remediation objectives as a
potable or other domestic supply of water, and (b) limit access to son
contamination under the highway right-of-way that is contaminated above
residential. Tier 1. soil rernediation objectives. A copy of the Highway
AuthorityAreement can be obtained through a written request unde
gr the
Freedom of Information Act (5 ILCS 140) to the Bureau of Land, FOIA
Unit as detailed elsewhere in this letter. Questions regarding the Highway
F1 v IT
.141
m wow
64
EM
Illinois Department of Transportation
Randall S. Blackenhorn.
201 West Center Court
Schaumburg, IL 60196
Groundwater Use Ordinance
. . . . ......... . .... . . .................... . —
Ordinance # 5846 adopted by the Village of Mount Prospect effectively
prohibits the installation of potable water supply wells (and the use of such
wells) and is an acceptable institutional control. under the following
conditions:
a. The current owner or successor -in -interest of this site who relies on
eis ordinance as an institutional control shall:
Monitor activities of the unit of local government relative
to variance requests or changes in the ordinance relative to
the use of potable groundwater at this rernediation site; and
ii. Notify the Illinois EPA of any approved variance requests
or ordinance changes within 30 days after the date such
action has been approved.
b. Each affected property owner, potentially affected property owner
(as identified through contaminant modeling), and the Village of
Mount Prospect must receive written notification from the owner
or operator desiring to use the ordinance as an institutional. control
that groundwater remediation objectives have been approved by
the Illinois EPA. Written proof of this notificatlon shall be
subrm*tte,d to the Illinois EPA in accordance with 35 Ill. Adm. Code
742.1015(b) and (c) within 45 days from the date this Letter is
recorket. The notification shall. i.nclude:
i. The name and address of the unit of local governmenj
ii. The citation of the ordinance used as an institutional
control in this Letter,
iii. A description of the property being sent notice by adequate
legal description or by reference to a plat showing the
boundaries-,
statement that the ordinance restricting the groundwater
use was used by the Illinois EPA in reviewing a request for
groundwater remediation objectives;
65
H =1
V. A statement as to the nature of the release and response
action with the name, address, and Illinois EPA inventor
identification number; and I
Vi. A statement as to where more information may be obtained
regarding the ordinance.
The following activities shall be grounds for voidance of the ordinance as
an institutional control. and this Letter:
a. Modification of the referenced ordinance to allow potable uses of
groundwater.
b. Approval of a site-specific request, such as a variance, to allow use
of groundwater at the site.
III orIIIIIIII lI� I Ir IIII I I
Concrete Base Ien Sum
............ .............. . . . . . . . . . . . . . . . Qyq,�Vt
Any existing or potential- building constructed within the area depicted on
the attached site map must have a full. concrete slab -on -grade or a �full
concrete basement floor and walls with no sumps.
5. Failure to establish, operate, and maintain controls in full compliance with the Act,
applicable regulations, and the approved corrective action plan, if applicable, may resu
0 'dance of this
ol Letter.
in v
- Is .................
6. Any contaminated soil or groundwater removed or excavated from, or disturbed at, th
above -referenced site, more particularly described in the Le ' aking Underground Storag
I
Tank Environmental Notice of this Letter, must be handled in accordance with. all
applicable laws and regulations under 35 111. Adm. Code Subtitle G.
7. Further information regarding the above -referenced site can be obtained through a written
request under the Freedom of Information Act (5 ILCS 140) to:
Illinois Environmental Protection Agency
Attention: Freedom of Information Act Office
Division of Records Management - #16
1021 North Grand Avenue East
Post Office Box 19276
Springfield, IL 62794-9276
66
Pursuant to 35 Ill. Adm. Code 734.720, should the Illinois EPA seek to void this Letter,
the Illinois EPA shall provide notice to the owner or operator of the leaking underground
storage tank system(s) associated with the above -referenced incident and the current title
holder of the real. estate on which the tanks were located, at their last known addresses.
The notice shall specify the cause for the voidance, explain the provisions for appeal, and
describe the facts in support of the voidance. Specific acts or ornis sions that may result
in the voidance of this Letter include, but shall not be limited to:
a. Any violation of institutional controls or industrial/commercial land use
restrictions,
b. The failure to operate and maintain preventive or engineering controls or to
comply with. any applicable groundwater monitoring plan-,
C. The disturbance or rem -oval of contamination that has been. left in-place in
accordance with the Corrective Action Plan or Completion Report,
failure to comply with the recording requirements for the Letter,
e. Obtaining the Letter by fraud or misrepresentation* o,
3 1
f. Subsequent discovery of contaminants, not identified as part of the investigative
or remedial activities upon which the issuance of the Letter was based, that pose a
threat to human health or the environment.
Submit an accurate and official copy of this Letter, as recorded, to:
Illinois Environmental Protection Agency
Bureau of Land - 424
Leaking Underground Storage Tank Section
1021 North GrandAvenue East
Post Office Box 19276
Springfield, 1L 62794-9276
If you have any questions or need further assistance, please contact the Illinois EPA. project
manager, Scott Rothering, at 217-785-1858 or Scott.Rothering@i.Ilin.oi.s.gov,
67
Sincerely,
mo
IND
Eric A. Kuhlman
Acting Unit Manager
Leaking Underground Storage Tank Section
Division of Remediation. Management
Bureau of Land
Attachments.- Leaking Underground Storage Tank Environmental Notice
Site Base Map
Legal '.Description
Groundwater Ordinance # 5849, Village of Mount Prospect
C or Ver bick, Groundwater & Environmental Services, Inc. (electronic copy),
aver bl*c.k@gesonli.ne-com
BOL File
68
ANTONIO FANIZZA ASSOC LTD
March 29,12021
W I I
'i thain il, Coon,ey,, AICP
Direct,or ofCommunity Development
VilkI -F
ig el Of MOUllit Prospect
50 S. Eirnersoil Street
Moutit Prospect, ll.,, 610056,
Via einail: bcooney( 1.,nou�litpi-(.),S'I)Cct,ol"*g
Dear Mr. Coon,ey,
The Plamling & zoll'Ing, Con
1,rnissioti recoininwnded ap''pirl"), 11, Otl*110101 Pr(')Posed, developtilet-it 171918'
S, Elinhurst Rd, Mount Prospect. A iiew Duilkiii Don,ul with leasable sspa,ce first floor arld lilulti-
f mily on,, seconrd floor by a 5-0 vote. OUr rcqL,)C,st 'IS sch-CdUted to go beft',)re Village Board for
tbe ordinarlCe"S''Tir.st rei"iding mi Apt"I V"'.
We are requestliig that the Village Board wawe the second i-cading, tents- itively, sclwdulcd tbl-
Aprill 2011�'. an'd, take final actiml at the April 7th date of I "' reading liieetii-ig, hecaLlSe W meet,
fran, lisor dead, line ofOCCL cine 11 -, I " 20 1. e 2 'W are aI'l x 1, .0 s tol sit art p
th e roj cc t, as
.lp vem,bel
soon as possible.
e
I app, reciatc your asstsitatilce In (iticilltall'tig, tllhis request. Should, you litIvie any questilons, fi el frec
I
to, col"itact u!,i at (insetl your contact itifolination),
M
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VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056
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......... ......
.............
mm
STAFF REPORT FROM THE DEPARTMENT OF Community Development ' .'
. . . . .... . ..............
William J. Cooney, AICP Connor Harmon
Director of Community Development Development Planner
DATE: March 18, 2021
CASE NUMBER APPLICANT/PROPERTY OWNER
PZ -03-21 Nitin Patel
PUBLIC HEARING DATE PROPERTY ADDRESS/LOCATION
March 25, 2021 1798 S. Elmhurst Road
BRIEF SUMMARY OF REQUEST
The Petitioner, Nitin Patel, is proposing to construct a two-story, mixed-use building with a drive through,
with related improvements, which requires a zoning map amendment and a conditional use for a final
planned unit development (PUD).
The proposed development meets the standards for a zoning map amendment and conditional use,
therefore staff is supportive of the request.
2017 Aerial Image
2020 Village of Mount Prospect Zoning Map
EXISTING
EXISTING LAND USE/SITE SURROUNDING ZONING & LAND USE SIZE OF
ZONING
IMPROVEMENTS North: B-3 Community Shopping, restaurant PROPERTY
B-4
Vacant gas station and East: City of Des Plaines 0.9 Acres
Commercial
accessory car wash South: B-4 Community Shopping, financial
Corridor
institution
West: B-3 Community Shopping, vacant land
STAFF RECOMMENDATION
APPROVE
<]APPROVE WITH CONDITIONS DENY
91
. . ....... . ......... . . . . ....... .
DISCUSSION OF PROPOSAL
. . . . . ..........
Background/Property History
The Subject Property was rezoned from B-3 to B-4 to construct the existing gas station in 1977. In 1986, a
50' strip along the north and west property lines of the existing shell was rezoned to B-4, and was
consolidated with the gas station property to construct an accessory car wash. Two variations accompanied
the 1986 zoning map amendment to reduce the rear yard setback and the amount of stacking spaces
required for the car wash.
Proposal
The Petitioner proposes to demolish the vacant gas station and accessory car wash, and construct a two
story mixed-use building with a drive through. The first floor would consist of 4 tenant spaces, with Dunkin'
Donuts as the anchor tenant. The second floor would consist of 5 residential units with a mix of one and two
bedroom units.
Site Plan
The proposed site plan provides one right in, right out curb cut on Algonquin Road, and one right in, right
out curb cut on Elmhurst Road. The existing gas station has 2 full access points of ingress and egress on each
street frontage (4 total). The Illinois Department of Transportation (IDOT) reviewed the proposal, and is only
allowing right in, right out access for the site due to its location on a busy intersection. The Village's
Engineering Division reviewed the proposed access, and concurs with IDOT.
Village Code requires a 10' setback for all parking lots. The parking lot setback to the north is 8.2', to the
west it is 3.0' for the clumpster enclosure and 4.9' for the parking stalls, to the south the setback is 7.5', and
to the east it is 18'. The proposed parking lot setbacks are necessary for the overall flow and function of the
site.
The site plan further indicates a lot coverage percentage of 77.85%. The B-3 District has a maximum
impervious surface percentage of 75%. All civil design plans shall conform to applicable Village and
Metropolitan Water Reclamation District (MWRD) stormwater and drainage regulations. Lot coverage is
factored into those calculations, thus regulations and requirements are based on the 77.85% impervious
surface percentage. The Conditional Use request for a final PUD allows all setbacks, lot coverage, and other
zoning related issues to be reviewed as a whole.
Parking
The Petitioner proposes 47 total parking stalls with 2 handicap stalls and 1 pickup order stall. The following
table summarizes the parking requirement for the project:
.....................
Parking Analysis
Classification Parking Requirement Number of units or Spaces Required
square feet
Dunkin Donuts (drive 12 stalls per 1,000 SF, 8 2,124 SF 26 stalls
through, I window) stacking spaces for first
window
Retail space #1 4 per 1,000 SF 1,191 SF 5 stalls
A
Retail space #2 4 per 1,0100 SF 10200 SF . . . . . . . . . . . . . . . .......................... 5 ---- stalls
2
92
Retail space #3 4 per 1,000 SF 1,200 SF F 5stalls
2"d floor multi -family 2 stalls per dwelling unit 5 units, mix of I and 2 10 stalls, plus I guest
residential bedrooms space
Total Stalls Required 52 (2 accessible, I guest)
Total Stalls Provided 47 (2 accessible, I guest)
. . ..... . ...... .
I
The Petitioner proposes 4 tenant spaces on the ground level. The proposed Dunkin' Donuts will occupy the
southernmost space, which is the largest at 2,124 square feet. The other 3 tenant spaces are proposed as
retail and are approximately 1,200 square feet in size. The second floor will consist of 3 one bedroom units,
and 2 two bedroom units. No elevator is proposed in the building.
Building materials consist of face brick, block, brush aluminum, corrugated metal panels, nichiha panels, and
various wood toned lap siding. The proposed Dunkin' Donuts exterior tenant space would consist more of
the paneling system, while the other tenant spaces would feature more brick. Most of the second floor
would feature corrugated metal paneling.
Landscaping
The proposed plans indicate landscaping throughout the site. The Petitioner is aware the development will
need to comply with all applicable Village Code landscape and screening requirements.
The redevelopment of the Subject Property is listed as an opportunity site in the CONNECT South Mount
Prospect: 2020 Sub -Area Plan. The plan recommends the site be redeveloped as retail with the potential for
mixed use with dwelling units above. The site is a part of 15 total opportunity sites intended to support and
help facilitate future redevelopment and improvements of South Mount Prospect.
Zoning Map Amendment Standards
The standards for map amendments are listed in Section 14.203.D.8.a of the Village Zoning Ordinance.
s
When a Map Amendment is proposed, the Planning and Zoning Commission ion 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
K
93
The Petitioner states the proposed development is in line with the existing uses and zoning in the general
area, and that the zoning change is needed to accommodate 2nd floor residential dwelling units. The
Petitioner further states the proposed development is suitable and consistent with other developments
nearby and it is the Petitioners belief that adequate parking and green space is provided. Finally, the
Petitioner states the proposal will compliment, and is in line with language within the Village's
comprehensive plan.
Staff is supportive the zoning map amendment from B-4 Commercial Corridor to B-3 Community Shopping.
The proposed amendment is required to allow for 2nd floor residential dwelling units. The properties to the
north and west are zoned B-3 Community Shopping, and the property was previously zoned B-3 prior to
construction of the gas station in 1977, thus the proposal is compatible with nearby existing zoning.
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;
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 the development will not be detrimental to or endanger public health, safety or
general welfare, and that the conditional use is in line with the neighborhood. The Petitioner further states
he will provide adequate public utilities, access roads, and drainage as needed, and that the proposal is not
contrary to the current comprehensive plan.
The proposed conditional use would replace a vacant and abandoned property, and add an attractive,
vibrant, mixed use building which would have a positive effect on nearby properties. The proposal fronts
two arterial roads, and would have no significant effects on nearby traffic conditions. Given the nature of
surrounding businesses, the proposal would have a limited overall impact, and perhaps spur additional
reinvestment in the area., specifically near the recently upgraded Elmhurst Road/1-90 interchange. The
proposed development also is in compliance with the CONNECT South Mount Prospect: 2020 Sub -Area Plan
opportunity site recommendations.
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 staffs findings as the findings of the Planning and Zoning
Commission and recommend approval of the following motions:
4
94
"To approve:
1. A zoning map amendment from B-4 Commercial Corridor to B-3 Community Shopping;
2. A conditional use fora final planned unit development (PUD) consisting of a two-story, mixed-use
building with a drive through, consisting of approximately 5,715 square feet of ground level
commercial, and 5 residential dwelling units on the 2nd floor, subject to the following conditions of
approval:
A. Compliance with all applicable development, fire, building, sign, and other Village Codes and
regulations;
B. Compliance with all Illinois Environmental Protection Agency regulations, perform corrective
actions against further soil/groundwater contamination if any, and provide proof of a newly
issued 'No Further Remediation' letter prior to building permit issuance;
C. All ground and rooftop mounted mechanical equipment shall be screened according to Village
code;
D. Development of the site in general conformance with the site plan prepared by Antonio Fanizza
Assoc. LTD. dated January 15, 2021."
The Village Board's decision is final for this case.
NISTRATIVE CON PLANS OTHER
ATTACHMENTS: "'Zoning Request Application, Responses to Plat of Survey, Site Plan, etc.) (Supplemental Information, Public
Comments Received, etc...
Stjandards,, ete...',
1concur:
William J1 Cooney, AIC,
Director of Commun't Development
95
ORDINANCE NO.
AN ORDINANCE GRANTING A ZONING MAP AMENDMENT AND A CONDITIONAL USE FOR A
FINAL PLANNED UNIT DEVELOPMENT FOR PROPERTY LOCATED AT
1798 S. ELMHURST ROAD, MOUNT PROSPECT, ILLINOIS
WHEREAS, The Petitioner, Nitin Patel, ("Petitioner'), has filed a petition for a zoning map amendment
from B-4 Commercial Corridor to B-3 Community Shopping and a Conditional Use for a Planned Unit
Development (PUD) consisting of a two-story, mixed-use building with a drive-through for property located
at 1798 S. Elmhurst Road, Mount Prospect, Illinois ("Property') legally described as follows:
LOT 1 IN SHELL OIL COMPANY RESUBDIVISION, BEING A SUBDIVISION OF THE
NORTHEAST �/4 OF SECTION 23 TOWNSHIP 41 NORTH RANGE 11, EAST OF THE THIRD
PRINCIPAL MERIDIAN, RECORDED JUNE 22, 1987 AS DOCUMENT 87339994, IN THE
VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS.
Commonly known as: 1798 S. Elmhurst Rd., Mount Prospect, Illinois
Property Index Number: 08-23-203-020-0000
WHEREAS, the Petitioner proposes to demolish the existing vacant gas station and accessory car wash
to construct a two-story, mixed-use building with a drive through, consisting of approximately 5,715
square feet of ground level commercial, and five residential dwelling units on the 2nd floor; and
WHEREAS, a Public Hearing was held on the request for rezoning being the subject of PZ -03-21 before
the Planning and Zoning Commission of the Village of Mount Prospect on the 25th day of March, 2021,
pursuant to proper legal notice having been published in the Journal & Topics Newspaper, Mount
Prospect edition, on the 10th day of March, 2021; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the
President and Board of Trustees in support of the request being the subject of PZ -03-21; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given
consideration to the request herein and have determined that the same meets the standards of the
Village and that the granting of the Zoning Map Amendment and the proposed Conditional Use permit
would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR
HOME RULE POWERS:
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: The President and Board of Trustees of the Village of Mount Prospect approve a zoning
map amendment from B-4 Commercial Corridor to B-3 Community Shopping and grant a Conditional Use
for a planned unit development consisting of one (1) two-story, mixed-use building with a drive-through as
shown on the site plan prepared by Antonio Fanizza Assoc. LTD dated January 15, 2021 a copy of which
is attached and made part of this Ordinance as Exhibit "A" and subject to the following conditions:
1. Compliance with all applicable development, fire, building, and other Village Codes and
regulations;
2. Compliance with all Illinois Environmental Protection Agency regulations, perform corrective
actions against further soil/groundwater contamination if any, and provide proof of a newly issued
'No Further Remediation' letter prior to building permit issuance; and
3. All ground and rooftop mounted mechanical equipment shall be screened according to Village
code; and
4. Development of the site in general conformance with the site plan prepared by Antonio Fanizza
Assoc. LTD. dated January 15, 2021"
97
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:
PASSED and APPROVED this 7t" day of April, 2021.
Arlene A. Juracek
Mayor
ATTEST:
Karen M. Agoranos
Village Clerk
98
1
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -03-21 Hearing Date: March 25, 2021
PROPERTY ADDRESS: 1798 S. Elmhurst Road
PETITIONER:
Nitin Patel
PUBLICATION DATE:
March 10, 2021
REQUEST:
ZMA: B-4 to B-3, CU: Final PUD
MEMBERS PRESENT:
Joseph Donnelly
William Beattie
Donald Olsen
Agostino Filippone
Walter Szymczak
MEMBERS ABSENT: List Griffin
Norbert Mizwicki
Thomas Fitzgerald
STAFF MEMBERS PRESENT Connor Harmon, Development Planner
Jason Shallcross, AICP, Senior Planner
INTERESTED PARTIES: N iti n Patel
Chairman Donnelly called the meeting to order at 7:04 pm. Commissioner Beattie made a motion
seconded by Commissioner Filippone to approve the minutes from the Planning and Zoning Commission
meeting on December 10, 2020. The minutes were approved 5-0. Chairman Donnelly introduced case,
PZ -03-21: 1798 S. Elmhurst Road as a zoning map amendment and conditional use for a final planned
unit development (PUD). This case is Village Board final.
Mr. Harmon explained the existing conditions of the property, and noted the site has been vacant for
several years. He further explained that currently there are four full access points of ingress and
egress. Mr. Harmon then stated the proposed redevelopment, which would consist of a two story
mixed use building with four tenant spaces on the ground level, and residential apartment units on
the second floor. Mr. Harmon noted one of the tenants would be Dunkin Donuts. Mr. Harmon stated
47 parking stalls are proposed, and all four full access points would be removed, and replaced with
two right in, right outs. Mr. Harmon stated there would be 5 residential units above, and architecture
of the building would consist of various paneling systems, face brick, and a considerable amount of
glass. Mr. Harmon stated that the Connect South Mount Prospect Sub -Area Plan recommends the
Subject Property as a key opportunity site for redevelopment, and supports the overall request of the
Petitioner.
Planning & Zoning Commission Meeting — March 25, 2021
Joseph Donnelly, Chair
PZ -03-21
99
With that, Mr. Harmon stated that staff finds that the zoning requests comply with the standards as listed
in the Zoning Ordinance and that staff is therefore supportive of the request. Based on these findings,
staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the
findings of the Planning and Zoning Commission and approve of the following motions:
1. "A zoning map amendment from B-4 Commercial Corridor to B-3 Community Shopping;
2. A conditional use for a final planned unit development (PUD) consisting of a two-story, mixed-use
building with a drive through, consisting of approximately 5,715 square feet of ground level
commercial, and 5 residential dwelling units on the 2nd floor, subject to the conditions listed in the
staff report."
Mr. Harmon stated that the Village Board's decision is final in this case.
Commissioner Beattie asked about any Illinois Environmental Protection Agency (TEPA) requirements
on the site.
Mr. Harmon stated the IEPA issued an NFR letter in 2018, but that conditions on the letter prohibit
residential from being constructed on the property unless a new letter was generated. Mr. Harmon
stated this is one of the conditions listed in the staff report.
Chairman Donnelly swore in Antonio Fanizza, 2363 Lechner Lane, Des Plaines, IL.
Mr. Fanizza explained the request and redevelopment, and stated he and the property owner are
working with the IEPA on a new NFR letter. Mr. Fanizza stated the 2nd floor residential units would be
rental.
Chairman Donnelly swore in Nitin Patel, of Des Plaines, IL.
Commissioner Filippone asked what percentage of business of the Dunkin Donuts would be drive
through vs. dine in.
Mr. Patel stated that due to COVID-19, about 85% of business is generated from the drive through. He
stated pre Covid-19, about 65% of business came from the drive through.
Commissioner Filippone asked about occupancy in the proposed Dunkin Donuts. He alluded to the
parking deficit on site, and noted that most of the business would come from the drive through, and
that parking would most likely not be an issue.
Commissioner Filippone asked what tenants, if any, are proposed for the other commercial spaces.
Mr. Patel stated he has no potential tenants at this time for the three proposed retail spaces.
Planning & Zoning Commission Meeting — March 25, 2021 PZ -03-21
Joseph Donnelly, Chair
100
3
Chairman Donnelly asked what the unit mix is proposed to be for the 2nd floor residential.
Mr. Fanizza stated there are three 2 bedrooms and two 1 bedrooms proposed.
Commissioner Beattie asked about traffic flow on the site given the amount of drive through traffic on
site.
Mr. Harmon stated that staff has no concerns about traffic flow. He stated at one point the entire site
had two way traffic, but to alleviate safety, and additional traffic concerns, the southeastern parking
lot landscape island was bumped out to only allow one way traffic on the southern drive aisle of the
site.
Hearing no further comments Chairman Donnelly closed the hearing and asked for a motion.
Commissioner Beattie made a motion seconded by Commissioner Filippone to approve:
1. "A zoning map amendment from B-4 Commercial Corridor to B-3 Community Shopping;
2. A conditional use for a final planned unit development (PUD) consisting of a two-story, mixed-
use building with a drive through, consisting of approximately 5,715 square feet of ground
level commercial, and 5 residential dwelling units on the 2nd floor, subject to the conditions
listed in the staff report."
Commissioner Filippone provided further discussion and stated his support for the project, specifically
with the Connect South Mount Prospect Sub -Area plan supporting the project as well.
UPON ROLL CALL AYES: Beattie, Szymczak, Filippone, Olsen, Donnelly
NAYS:
The recommendation was approved by a vote of 5-0.
Hearing one additional case, Commissioner Beattie made a motion seconded by Commissioner
Filippone and the meeting was adjourned at 7:41 PM.
Connor Harmon
Development Planner
Planning & Zoning Commission Meeting — March 25, 2021
Joseph Donnelly, Chair
PZ -03-21
101