HomeMy WebLinkAbout3070_001VILLAGE CLERK
X
ALL
COMMITTEEOF THE WHOLE
AGENDA
Meeting Location: Meeting Date and Time„
Mount Prospect Senior Center Tuesday,; July 9, 1996
50 South Emerson Street 7:30 P.M
I. CALL TO ORDER -'ROLL CALL
II. ACCEPTANCE OF MINUTES OF .LUNE 25, 1986
111. CITIZENS TO BE HEARD
IV. REVIEW OF DRAFT INTERI R APARTMENT INSPECTION PROGRAM
On February 13, 1996, staff presented a white paper to the Committee of the
Whole with recommendations to address the severity and number of service
requests in the interiors of multi -family housing units. As a result of that meeting,
Village Staff has prepared an ordinance for the Village Board to consider which
allows for the routine and systematic inspection of 20% of all apartment units in
Mount Prospect on an annual basis.
A great deal of time and research was spent to develop an ordinance that would
meet the following objectives:
1. To address the severity and number of violations occurring in the interior of
apartments.
2. To ensure that inspections would not unnecessarily' impose on an
individuals rights.
3. To create an inspection process that was manageable by all parties
Involved such as owners, management, and Village Staff.
4. To direct Village resources to the most serious problems.
In summary the ordinance provides the following:
1. The lease must Inform the tenants that the Village conducts inspections of
apartment units and investigates complaints for compliance with Village
Codes to ensure the health,; safety, and welfare of the residents and the
public. A sample lease rider developed by the Village Attorney is enclosed`
with this packet.
2. Twenty' percent (20%) of the interior of the apartments in a building will be
inspected. these inspections shall begin in June of 1997. This time line will
give owners the opportunity to provide notice in their leases and provide the
Village with sufficient time to educate owners and managers about the
program.
NOTE: ANY INDIVIDUAL WHO WOULD LIKE TO ATTEND THIS MEETING BUT
BECAUSE OF A DISABILITY NEEDS SOME ACCOMMODATION TO
PARTICIPATE, SHOULD CONTACT THE VILLAGE MANAGER'S OFFICE
AT 100 SOUTH EMERSON, MOUNT PROSPECT, ILLINOIS 60056,
847/382-6000, EXTENSION 5327, TDD #847/392-6064.
1 As an Incentive to assure compliance and to direct resources to problem
areas, the number of units inspected can be reduced. This can occur if no
or only minor violations are found the previous year during the annual
inspection or during the investigation of complaints of code violations, The
number of units will be reduced as listed below:,
— The dwelling unit inspection will be waived for one year if a person
owns 12 or fewer units in a complex.
— One dwelling unit will be inspected if a person owns 13-19, units in
a complex.
— Five percent (5%) of the dwelling units will be Inspected if a person
owns 20 or more units In a complex.
The number of units inspected will remain reduced as long as there are
no or only minor violations found the previous Year during the annual
Inspection or during investigation of service requests.
4. If at anytime the owner or tenant refuses access to Inspect the interior of
written comments and suggestions regarding the ordinance. t-re-aaaressea
envelopes were provided, to assist'in the return ofoomments. Six persons returned
comments and suggestions on the ordinance. The comments and suggestions
were,positive and helpful. Many of the suggestions have been incorporated Into
i o minimize any proviems impiementing inis orainance, viiiage own is
recommending the(formation of an ad-hoccommittee. Thiscommittee would permit
staff to draw upon the experience of persons directly impacted by these
inspections, We are recommending that, this, committee, be comprised of five
members. The committee would be active for eighteen months after adoption of
the ordinance, and would provide states reports to the, Village Board at six, twelve,
and eighteen months after the formation of the committed.
Prior to this ordinance taking effect In' June of 1997, the; Environmental Health
Division will take a more active role in working with owners, managers,
associations, tenants, and the ad-hoc committee to assist, educate and develop
solutions to resolve the problems that are occurring to multi-fiamily areas. We
anticipate a great deal of time will be spent, on education, development of this
program, and voluntary Inspections, of the interior of apartment units. In addition
this time will provide an opportunity for training new, and existing staff.
Appropriate staff and Village Attorney Everette Hill will be In attendance to answer
questions and facilitate discussion. Notioe of this meeting has been given
!van to all
landlords, property managers and residents who have previously indicated an
interest in the subject.
V. MANAGER'S REPORT
VI. ANS" OTHER BUSINESS
VII. ADJOURNMENT
DEFERRED ITEMS:
Signs in Rights -of -Way
Density/Residential Redevelopment
Downtown Redevelopment Option
Busse Road Widening
Annexation Opportunities
Parliamentary Procedures
MINUTES
COMMITTEE OF THE WHOLE
JUNE 26, 1906
1. CALL TO ORDER,
Mayor Farley called the meeting to order at 7:32 p.m. Present at ' the meeting
were-
Trustees George Clowes, Timothy Corcoran, Richard Hendricks, Paul
Hpofett, Michaele Skowron and Irvana Wilks. Also present were: Villago"Manager
Michael Janortils, Assistant Village' Manager David Strahl, Pubk ' C' World Director
Glen Andler, Village Engineer Jeff Wulbecker, Project Engineer Fred Tennyson,
Street Superintendent Paul Sures and Finance Director Brian Caputo.
Il. MINUTES,
Minutes of June 11, 1996. Motion made by Trustee'Wilks and Seconded by
Trustee'Clowes to accept the Minutes. Trustee Clowes requested a revision on
page four of a clarification of his statements. Minutes were approved with the
revision as requested by Trustee Clowes.
Ill. glTIZENS 10 9E HEARD
None.
IV. WELTER CREEK BANK tTABlL_IZATION PROJECT -FINAL REPORT
Public Works , Director Glen Andler provided a general overview of the Report and
a historical background regarding flood control projects funded by the Village of
Mount Prospect. He stated that in 1990, the Village Board earmarked $23 million
for flood control which focused primarily on sewer back-up within residences. To
date, approximately $12 million has been spent for the flood control program and
the priodtization established by the Village Board at the time of the initial funding
approval commits funds through the year 2001. An Ad Hoc Committee was
formed based on the concerns of residents to study the problem and assist the
consultant in establishing a solution to address the concerns. The Village
contracted with RUST Environmental and Infrastructure to prepare the report for
the Village Board's consideration this evening.
Among the concerns is the sewage flaw from Arlington Heights and the surge
which Is caused by Arlington Heights' discharge into the Creek. There is also. a
concern about restoring the°platted center line in the'Creek instead of the existing
center line and the establishment of a regular imaintenance program prior to
implementing the proposed Improvements 'and -even consider putting in access
ramps as necessary. The Committeesuggests a 2-3 year `schedule for
maintenance once the improvements have been completed. The Committee Is not
supportive of a Special Service Area because there Is additional °impact besides
just these residents who llve along the Creek"itself She stated that the Village
has had responsibility since `1!72- and the cost'should be, spread over a broader
group than just the irrimediate home"
ome owners. A ` passibility would be an
assessment to the Drainage District persons.
George Kies, 202 East Hiawatha, spoke: He Is pleased with the Village's
recognition of the problem and understands that tree'removal Is dependent upon'
what exists at each individual property.
General comments by the Village Board included the following items:
Some concern was voiced about the vegetation placement and achieving
cooperation with residents along the Creek. Some Village Board members also
stated that there may be a need to revisit their priorities which had previously been
established concerning the sewage problems. There was also some discussion
as to Arlington Heights' right to discharge into the Creek and a definition of what
Is a reasonable discharge level ,
Village Manager Michael Janonis responded to the discharge question by stating
that a separate review may, take place to address the discharge problem and to
determine the appropriate level of discharge,. Such a review may require
additional engineering studies.
Additional comments from the Board members included 'definition of the
boundaries of the Weller Creek Drainage District; also, ,the current maintenance
policy, of the Public Works ,Department concerning the Creek. There was also
some discussion as to the timing and the proposed cost estimates for resolution.
Some Board members also asked for background as to what caused the Creek to
come to this point compared to what it looked like before the urbanization of the
area took place.
3
Melcy Pond ,responded #o number -of the questions raises! by Village Board
members'. % s�floweo that much of the,
into the Creek flow which, 6omes� from Arlington Height
is which,has been redirected from "residential basements within
Arlington Heights. She4106, stated'that ba upon her nevi` ofihe information,
at this time, Arlington eig met all the ne sari"noflce; ants for the
appropriate permit in order to provide flow into the Creek,
1f1 gid A s ter; tee that 9ewva13thP h Adipgtort + i is p 'm t eii the
nca it regwr e�,te'resi along �e r had n
a, � o
nat�el-� y; rNington H6Ights a to ghat th rthte��ans ro pri lily because it
was not a restulrei�a" of the etmit hera i S tip s ri m tp s dream lN� i ermit
notltieation pr ureswiwith AArtingtiip Hietghts and the„necessary State'authorlties,
Maureen Majerea, 206 East Berkshire, spoke Shp stated that the storm surge
flow is not with the Creek, it is due to the strlUttures tilling`and th°e"n surging into the
Creek.
Grace Devito asked why Arlington Heights continues,to,pu# in combined sewers
when the Village of Mount Prospect has disoo itiniuer ” ras lce. ` 'She also
. . I -, _ - _ _ 4..... & �n rank nfl aht took
property to see the improvemanzs,
Marty F'avory, 101 East Berkshire, spoke. ties to t'thaftfp6bple te6 the video
from the Creek bed up, they will riot tie srned aiaoiit otl th"e`tres once
they see the condition of many of the treed; He, ;also warted know 46 kn what
happens to residents! improvements which they may have undertaken on their,
own.
Ermla Garofalo,;109'West Berkshire, spoke. She requested that t:he Village tell
each and every resident what exactly will be done to the property and notify them
before hand,
Public Works Director Glen Andler responded to a numbarIOftlhase reside
questions by stating that a review of the axiistirig Improvements will be done, in
order to determine what individual improvements mey remain as, part of the
improvements. Re.alsostat6dlhat a# the +deeign Phase of'the p�roi ; residents
will receive information concerning whaat is contemplated for their property.
4
Dennis Saviano, 210 East Hiawatha, spoke. He asked the Board about funding
relative to the Creek Improvements. 'He stated he recalled when the discussion
about flood control funding was originally discussed that Weller Creek was a
component of that discussion and asked whether money had already been set
aside for such improvements.
Village Manager Janonis responded to the question by stating that Weller Creek`
improvements were originally in the study but not part of tate priority of projects and
not supportive of the residents at that time.
Village Manager Janonis summarized the discussion as follows. He stated that it
may be necessary to review funding priority In an effort to address the critical
needs of the Creek. He also felt that a detailed review of the flow generated by
Arlington Heights should take place. He also stated that all available Grants will
be reviewed as a possible funding source. He stated that unfortunately at this
point, ,there is not funding capacity, available to fund the entire project until after
2006, however, every effort will be undertaken by staff to determine available
funding and even address bridge improvements If possible. He will report back to
the Village Board with additional information as it becomes available concerning:
possible funding options for the Village Board to consider.
Mayor Farley requested that the Ad Hoc Committee remain in place as a conduit
to informing residents along the Creek bed Itself.
V REVIEW OF'MOUNT PROSPECTQA 'RESURLACI Gan AND
EECONST " CTIQN PROO M
Village Engineer Jeff Wuibecker provided a general overviewof the status of
various Village streets. He also provided a definition ,of maintenance and repair
means which is undertaken on various streets. He also provided an overview as
to the types of streets and the necessary work to protect the Village investment.
He stated there is a need to resurface approximately $6 million worth of streets;
and to reconstruct $11 million worth of streets. He stated the $6 million was spent
in 1994 to reduce the backlog but there still Is a backlog which remains. The
northeast part of town has the most number of streets in need to reconstruction
because of a PAS base. These streets were originally constructed in Cook County
in the `60s using an innovative base at that time. However, history has taught us
that the base is unstable. He also provided an overview of the funding options:
5
VII. ANY OTHER BUSINESS
Trustee Corcoran stated that he recently attended a Monsanto Corporation
Outreach Seminar and was quite thankful to the invitation in order to participate.
He stated the topics covered Included community advisory panels and would
suggest such a use in Mount Prospect. He said the general focus of the
discussion was for local emergency planning councils and the 1990 Clean Air Act
as to evacuation projections and emergency preparedness. However, he thought
there would be some benefit possible to the Village'by undertaking a possible
Advisory panel.
Trustee Wilks wanted to thank Mount Prospect Police Officer Joseph Morel for his
award by the Alliance Against Intoxicated iMotorists.
VIII'. ADJOURNMENT
There being no further business to discuss, the meeting was adjourned at
10:12 p.m.
Respectfully submitted,
I A
DAVID STRAHL
DS/rcc Assistant Village Manager
7
Village of Mount Prospect
Mount Prospect, Illinois
INTEROFFICE MEMORANDUM
VILLAGE CLERK
ALL
TO: MICHAEL JANONIS, VILLAGE MANAGER
FROM: WWAM COONEY, AICP, DIRECTOR OF COMMUNITY DEVELOPMENTfk
DATE: 'JUNE 27, 1996
SUBJECT: DRAFT ORDINANCE FORTHE SYSTEMATIC AND ROUTINE INSPECTION OF
200/6 OF THE INTERIOR OF APARTMENTS
On February 13, 1996, staff presented a white paper (Addendum A) to the Committee of the Mole
with recommendations to address the severity and number of service requests in the interiors of multi-
family housing units. As a result of that meeting, Village Staff prepared an ordinance (Addendum 13)
for the Village Board to consider which allows for the routine and systematic inspection of 201D/o of all
apartment units in Mount Prospect on an annual basis. -
A great deal of time and research was spent to develop an ordinance that would meet the following
objectives:
1. To address the severity and number of violations occurring in the interior of
apartments.
2. To ensure that inspections would not unnecessarily impose on an individuals rights.
3. To create an inspection process that was manageable by all parties involved such
as owners, management, and Village Staff.
4. To direct Village resources to the most serious problems.
In summary the ordinance provides the following:
1. The lease must inform the tenants that the Village conducts inspections of apartment
units and investigates complaints for compliance with Village Codes to ensure the
health, safety, and welfare of the residents and the public. A sample lease rider
developed by the Village Attorney is enclosed with this packet (Addendum C).
2. Twenty percent (20%) of the interior of the apartments in a building will be inspected.
These inspections shall begin in June of 1997. This time line will give owners the
opportunity to provide notice in their leases and provide the Village with sufficient time
to educate owners and managers about the program.
Page 2
Draft Ordinance
June 27, 1996
3. As an incentive to assure compliance and to direct resources to problem areas, the
number of units inspected can be reduced. This can occur if no or only minor
violations are found the previous year during the annual inspection or during the
investigation of complaints of code violations. The number of units will be reduced as
listed below.
... The dwelling unit inspection will be waived for one year if
a person owns 12 or fewer units in a complex
One dwelling unit will be inspected if a person
owns 13-19 units in a complex.
Five percent (5%) of the dwelling units will be inspected
if a person owns 20 or more units in a complex.
The number of units inspected will remain reduced as long as there are no or only
minor violations found the previous year during the annual inspection or during
investigation of service requests.
4. If at anytime the owner or tenant refuses access to inspect the interior of a unit after
proper notice, the Village may seek an administrative warrant to gain access.
In developing this ordinance, a working draft was presented to owners and managers of multi family
housing and members of the Visions Housing Committee on June 6, 1996. Mnutes of the meeting
are enclosed (Addendum D). The invitation to this meeting was sent to 400 persons with 34 persons
attending. Staff presented operational flow charts of the inspection procedures (Addendum E), an
overview of the annual inspection program, and a short videotape describing a typical inspection to
give persons in attendance an understanding of the ordinance and its expected impact. Village stag
including the Village Attorney, were able to address many of the concerns raised at the meeting. At
the dose of the meeting, staff requested written comments and suggestions regarding the ordinance.,
Pre -addressed envelopes were provided to assist in the return of comments. Six persons returned
comments and suggestions on the ordinance. The comments and suggestions were positive and
helpful. Many of the suggestions have been incorporated into the draft of the ordinance (Addendum
F).
To minimize any problems implementing this ordinance, Village Staff is recommending the formation
of an ad-hoc committee. This conTnittee would permit staff to draw upon the experience of persons
directly impacted by these inspections. We are recommending that this committee be comprised of
Page 3
Draft Ordinance
June 27, 1996
five members. The committee would be active for eighteen months after adoption of the ordinance,
and would provide status reports to the Wage Board at six, twelve, and eighteen months after the
forrnation of the committee.
Prior to this ordinance taking effect in June of 1997, our department will take a more active role in
worldrig with owners, managers, associations, tenants, and the ad-hoc oonTriftee to assist, educate
and develop solutions to resolve the problems that are occurTing in multi-farnily areas. We anticipate
a great deal of time will be spent on education, development of this program and voluntary
inspections of the. interior of apartment units. In addition this time will provide an opportunity for
training new and existing staff.
Please forward this memorandum and attachments to the Village Board for their review and
consideration at their July 9, 1996 Committee of the Whole Meeting. Staff will be present at this
meeting to further discuss this matter.
w.0AWP5.2\Data\B0b\Fr1W
VILLAGE OF MOUNT PROSPECT
COMMUNITY DEVELOPMENT DEPARTMENT
Mount Prospect, Illinois
TO: MICHAEL E. JANONIS, VILLAGE MANAGER
FROM: WILLIAM J. COONEY, DIRECTOR OF COMMUNITY DEVELOPMENT
DATE: FEBRUARY 8,1996
SUBJECT: MULTI -FAMILY HOUSING PROGRAM
Attached is a white paper that provides an overview of the Village's Multi Family Housing Program.
This white paper is intended to provide the Village Board with a historical background of the
housing program and an understanding of the, current issues that staff is attempting to address.
While our housing program has achieved many successes over the past years, staff continues to find
several dilapidated apartments throughout the Village. As the white paper demonstrates, staff
believes that the Village needs to increase its commitment to inspecting apartment units Village -
wide.
The Visions Housing Subcommittee recently met to discuss alternative means of addressing existing
problems with our housing stock, While no formal recommendation has been made by this
Committee, several suggestions were raised that are included in the white paper. Staff would like
the opportunity to address these alternatives with the Village Board and to discuss the current status
of our housing program.
Please forward this memorandum and attachments to the Village Board ' for their review and
consideration at the February 13th Committee -of -the -Whole meeting. Members from staff and the
Visions Housing Subcommittee will be present at this meeting to further discuss this issue.
WJC:hg
Attachment
Addendum A
WHITE PAPER:
INTERIOR PROPERTY MAINTENANCE OF
MULTI -FAMILY HOUSING
Written by the Department of Community Development Department of the Village of Mount Prospect
February 9, 1996
I
TABLE OF CONTENTS
Page
I. Intent............................................................. 1
11. Background......................................................... 1
Ill. Issue ............ ---- ..............,....................... 2
IV. Possible Solutions .................................................... 4
V. Statistics ......................................................... 5
VI. Staff Recommendation................................................. 7
VII. Addendum.......................................................... 9
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The Vision Committee mission statement is:
"To work with residents and businesses tmimprove the quality mf life
and living conditions, kmdesignated communities and nmighbmrhoods,
utilizing the combined resources available toMount Prospect, and
through enhanced mmdeme±mmd|mg and cooperation among Village
departments."
Thepublic!s response to the community meeting helped to define the Vision Committee's
Agenda, and the Village Board began to act immediately on a number of fronts. The Board
authorized the hiring of three additional police officers and one,11housing inspector in the
1994 budget to address some of-theVsion Committee's findings. Other'changes included
updating the property maintenance code and adoption of a stricter Graffiti Removal
In May of 1995 the Village Board approved an enforcement.fee ordinance for multi -family
properties not in corhpliance with Village regulations. This ordinance allows the Village to
charge a monthly administrative fee for code deficiencies until they are corrected. As part
of the new ordinance, property owners were,given a shorter time period to correct noted
deficiencies. Also, a Shopping Cart Ordinance and a Youth and Gang Related Offenses
Ordinance were adopted.
As a result of the Village's aggressive approach to housing through the addftional inspector
and code changes, staff has received more service requests, identified more violations,
issued more tickets, collected" more fines, beefed up the Village's presence on housing
issues and obtained more success in correcting violations than any time in the recent past.
However, the Village has also received anincreasing number ofservice requests that have
revealed a greater severity of interior code deficiencies within multi -family dwellings than
previously thought existed. These interior code deficiencies represent a critical on-going
problem and have the real potential to negate much of the progress realized in this area
in the past three years.
H|. Issue:
Mount Prospect consists of20,28 housing units that comprise 86.2%ofthe land area m
the Village. Multi -family units represent 3BY6or7.7OShousing units and comprise 8.7 %
ofthe total land area inthe Village. In 1g95.the Village received i.232service requests.
Of that number 3896 were directed at multi -family property. Those non/ine requests
required Village staff toinspect the interior cfmulti-family units in0U96ofthe cases. The
staff time necessary to address these issues is overwhelming. It is conservatively
estimated that each multi-farhily interior service request consumes 2.5 hours of staff time
to address. The cumulative staff time spent addressing this issue is 1,057.5 hours or 28.5
weeks.
-2-
Other Village Departments experience o similar heavy demand of service requests by
multi -family properties. The Police Department indicates that 3VY6cfall calls for service
originate with multi -family residences and 50% of all serious crime in the Village occurs
then*. The Fine Department indicates that 29% of all calls are requested by multi -family
residences, 31.596 by single family residences and the remainder are other (to include
emergency response onthe noad).
The service request level ofmulti-family properties iodisproportionate tothe number nf
multi -family properties in the Village. The 1990 Census data navaa|o that the socio-
economic |axe|e are vaedk/ different between residents of single family and multi -family
housing within the ViUagaofMount Prospect. Additionally, the urban setting and densities
associated With multi -family housing create a unique environment with different issues than
those ofsingle family homes.
The impact #fthe mufti -family service requests hstaking oaiQnifioordtoll onthe capabilities
of the Environmental Health Division. Since 1993. multi -family service requests have
increased from 2G8tm47U. The total number ofservice requests increased from 92Sin
1993to1.232in105. This increase has resulted inagreater burden and stretching uf
department resources. The number ofviolations that have been identified has increased
as well. In 1993 there were 1.819 violations cited as compared to 1995 when 5.246
violations were recorded. The increase ionumber ofviolations results inadditional time
spent on inspections, report preparation, and on reinspections. There continues to be an
upward trend in the severity and number of violations being cited as interior multi -family
violations.
It is the opinion of staff that Village resources will reap the greatest return by
developing s 1om@ range comprehensive approach to inspecting the interiors of
rnoit\-fanuNy properties. However, this will not alleviate or diminish the immediate
need tmaddress cmrremtmmrvicmmagoests-aubmmittedtpthadeperbmaot
Atpresent, staff conducts annual inapeonaofthecommunonaamandaxhehon*ufmu|d-
famikydwoUingo. |n1Q85.54O inspections wereconducted. They averaged four hours of
staff time or57.Gweeks. Staff conducted 458nainapectionorequired aapart nfthe annual
inspection program that averaged 1.5hours each or1Qweeks. Additionally, the Vi||aQa
conducts semi-annual inspections of some 200 food handlers within the Village. These
inspections average five hours boinclude nainmpeoUoneor53weeks. The remaining staff
time ioutilized bmaddress the other service requests submitted tothe ViUagefor action.
The Village has seen a steady increase in the severity and number of service requests for
interior inspections of multi -family property. The Village currently |oohs o eyob*medio
approach to address the problems on the interior of these units. At pnaaent, staff is
attempting to address the problem on a case by case basis, which places an unreasonable
burden on staff, property owners and tenants because prompt compliance is difficult due
tothe severity nfthe violations present.
- 3 -
The Environmental Health Division is staffed with three full-time registered sanitarians, one
part-time registered sanitarian (12hours part-time code inspector handling
graffiti and other service requests (19 hours weekly) and a full-time secretary. Two ofthe
aonitohono handle the multi -family properties for annual innpectionm/reinopeotions and
service requests. The other full-time sanitarian operates the Village's food retail inspection
program. The part-time sanitarian assists in the food retail inspection program and frees
the full-time sanitarian toassist in multi -family service requests and inspections. The
secretary staffs the office daily, coordinates reports and schedules inspections.
IV. Possible Solutions:
The work ofthe Visions Committee has raised the awareness ofother Village staff,
residents, tenants, and property managers that the Village can and must address the
problems onthe interior ofthe multi -family units. Infact, in1Q83the original intent ofthe
Village ordinance was bbrequire inspections mfthis type. Umxmmer, a legal challenge was
made tothis provoionand the court ruled against its use. Since that time, other Villages
have adopted similar ordinances providing for the ability to inspect the interiors of units that
have withstood court challenges.
There are five solutions which have been suggested either bystaff mparticipants ofthe
recent Visions Housing Subcommittee meeting. All five solutions will be presented
followed by an explanation of each and the merits of the program. The five are:
Y. Inspect with Change in Ownership
2 Service Request Inspections Augmented with Additional Education
3. Inspect with Tenant Authorization Only
4. Inspect Y5q6Annually
5. Inspect with Change ofOccupant
Inspect with Change in Ownership -this solution would require that multi -family property
be inspected both on the interior and exterior with all code deficiencies being corrected
prior tothe issuance ofatax transfer stamp bythe Vi|laOebzanew owner. There are 2GO
multi -family property owners and the turnover of these properties. is less than 5% annually.
The benefit of the program is that new buyers would be certain that the property is in code
compliance at time of purchase. The negatives of this program are that they do not
systematically address the problem properties because there is noassurance that all
properties will besold inogiven period.
Service Request Inspections Augmented with Additional Education-thisam|ution
suggests that the Village continue huaddress problems oothey are presented. Anpart mf
this program, additional education ofthe community issuggested. This outreach would
require an additional staff person to eoaiot not only in educating residents but also in
addressing the new complaints received. The benefit ofthis alternative is that itwould
-4-
provide for greater education of the community and would ensure that the concerns of
tenants would beaddressed. The negative ofthis program isthat itrelies ontenants who
may befearful ofgetting the Village involved. This solution isnotohma|ymnduyotemnatic �
approach to upgrading properties and unduly interferes with scheduled work by placing
crisis situations first.
Inspect with Tenant Authoilzadon Only - this solution would allow the Village to inspect
the interior ofaproperty only ifthe tenant signed mrequest. The benefit ufthe program
is that it allows the tenant to grant permission and would ensure that the concerns of
tenants would beaddressed. The negative |ethat residents are. sometimes fearful of
involving the Village into their housing problems. There hmnoguarantee that the Village
will have access toall units inthe Village over mgiven period. Efforts tuinvolve tenants
bymail inthe past have been unsuccessful. Staff previously has sent mailings with np
naou|ta. They have then followed upinperson and have been able togain access into
units. This process iaextremely time consuming. .
Inspect 15% Annually -this solution would allow the Village bmenter 1596mfthe rmuKi-
banik/unbaannmalhy..PnzpertyowmemwouWbmm|kowedbuwettheauhadu|inQufthe15S6
themselves provided all units within the complex are inspected within 6 to'7 years. The
benefibsofthis program mrethmttheyo||mmownaratoNentUythe first units tobminspected
and give them time todevelop amanagement plan toaddress all their problems over o
pahod of years. The negative of the program iathat b in on intensive program and
requires 000nboUed system togain entrance into undo.
Inspect with Change of Occupent—this solution would require that each unit would be
required to have on inspection and all deficiencies corrected prior to occupancy. The
benefit ofthe program is that within 2 to 3 years most properties will turn over. The
negatives include the seasonal nature of people moving creates scheduling difficulties that
are extremely labor intensive. |tisestimated that 4O96ofall units turn over annually.
V. Statistics:
Inspections:
*Note- Over $20.000mVillage expenses were recovered form 1165 Boxwood condemnation.
- 5 -
1995
1994
1993
|novenuono
540
e55
o*«
Reinspects
456
1444
1408
Violations Cited
5246
3178
1819
Citations
1995
1994
1993
Issued
101
253
107
Judgments*
$e.3000
*15.100
$4.600
*Note- Over $20.000mVillage expenses were recovered form 1165 Boxwood condemnation.
- 5 -
Enforcement Fees
Established May 1M
8meu $11,450
Collected* $ 2.250
nmte-cmmecmmmmoeomt been determined nnannual basis. Licenses forpmportiexwith outstanding
fees will bmmot berenewed until payment ismade.
Mgltl- Family Rental License Fees
-
1995
Units 7706
Fees Collected $50,750
Retail Food Licuse Fees.
1995
License Fees $26,355
Food & Beverage Sales Tax $440,000*
*Projected 1S9sRevenue Amount
Of all the multi -family units, 1,701 or 22%, are classified as six flat or less. This statistic
isimportant because ofhow properties are assessed. Single family and multi -family with
less than six units are assessed et1896. Whereas, multi -family units containing more than
six dwelling units are assessed at 33%. Commercial and induetha| properties are
assessed between 3Gand 3896.
Expenditures and Revenues:
1996 Expenditures 1995 Revenues
Housing Inspections *184,460 $71,450
Health Inspections -$8U9,505 $26,355
Total $273.865 $97.805
The budget expenditures include all personnel services, employee benefits, employee
costs, contractual services, utilities, and commodities. The 1QQGbudget year hyused os
hencompasses afull calendar year. The collection rate for the revenues listed in1QB5will
rely on the success of the Village at collecting judgements and enforcement fees. Every
effort will be made to collect those fees through the withholding of transfer stamps; and
licenses for outstanding fees owed tothe Village.
M mo
19 6
Judgements
$9,300
License Fees
$60,750
Enforcement Fees
'' $11,450
Total
$71,450
Retail Food Licuse Fees.
1995
License Fees $26,355
Food & Beverage Sales Tax $440,000*
*Projected 1S9sRevenue Amount
Of all the multi -family units, 1,701 or 22%, are classified as six flat or less. This statistic
isimportant because ofhow properties are assessed. Single family and multi -family with
less than six units are assessed et1896. Whereas, multi -family units containing more than
six dwelling units are assessed at 33%. Commercial and induetha| properties are
assessed between 3Gand 3896.
Expenditures and Revenues:
1996 Expenditures 1995 Revenues
Housing Inspections *184,460 $71,450
Health Inspections -$8U9,505 $26,355
Total $273.865 $97.805
The budget expenditures include all personnel services, employee benefits, employee
costs, contractual services, utilities, and commodities. The 1QQGbudget year hyused os
hencompasses afull calendar year. The collection rate for the revenues listed in1QB5will
rely on the success of the Village at collecting judgements and enforcement fees. Every
effort will be made to collect those fees through the withholding of transfer stamps; and
licenses for outstanding fees owed tothe Village.
M mo
bis readily apparent byreviewing the revenues collected inthe calendar year 1S95 to the
1A8Sbudget that property taxes augment olarge percentage ofthe cost ofthe food and
multi -family inspection programs. The license fees collected for the rnu|d-forni|y nmnha|
license program would need tobeincreased hm$24.0Uhzbemelf-suppordng. The national
average licensing fee is $25 per unit. The retail food license fees would have to be
increased by34O%hobe self-supporting. However, some $44O.OUOie raised annually
through food and beverage taxes.
When the multi -family licensing program was developed in1983.itwas intended tobe a
self-financing program. Since that time (13 years), the Village has not increased its
licensing fee. The Vi|laQakspresently underwriting its multi -family housing initiatives with
property taxes. Likewise, the food handling program ionot self supporting.
VI. Staff :
The real issue behind the severity and number of interior service requests of multi-
family properties is the deterioration of this housing stock. The problems that staff
are encountering any'aresult ofalack ufproper maintenance and care. The multi -family
housing stock average age in3Oyears old. Forty percent ofthe multi -family units were
built prior to 1989 and ninety percent prior to 1879. Nearly 80 % of all multi -family
properties were annexed into the ViUoDeand built without the benefit ofMount Prospect
building codes orinspections. The continual deterioration ofour multi -family housing stock
WiUrequire constant and increased amount ofstaff time toaddress the problem. The
Village has two real alternatives. The Vi||ugecan either address the problem head onwith
asystematic approach ordeal with the issue ono"piece meal" basis.
Staff recommends that the Village Board adopt an approach which will address the
problem in an aggressive manner. Such a program should provide the following
mechanism:
(1) A systematic inspection of apartment interiors in a manner that provides reasonable
protections for tenant rights.
(2) Gives clear guidance to landlords and property managers as to their responsibilities
to maintain apartment interiors.
CD |oadministratively workable.
Several program alternatives have been suggested, each with their own benefits and
negatives. Yet, due bzthe nature ofthe problem disimperative that ocomprehensive
approach be taken to address the interior maintenance ufmulti-family dwelling units.
Village staff is observing serious deficiencies within apartment units that they are called
upon boinspect. Staff is of the opinion that it will be in a position to inspect 15% of all multi-
family units over the next year if an additional housing inspector is hired. The Village could
'7-
increase the licensing fee by$7.UOper unit 0ufund this 'position. Further, the Village
should continue to ensure that this program operate as self-sustaining as possible.
The Village's housing stock isone ofits strongest assets. The Vi|lage has aresponsibility
boensure that these units are maintained inworking order, proper, safe and environmen-
tally correct condition. While G0%ofthe total multi -family units are inagood condition,
25% are suspected of being substandard, and the remaining 15% are believed to be in a
significant state ofdisrepair. |tiafor these reasons that staff recommends that the Village
embark ononaggressive program toaddress these conditions.
The communities ofOak Park, Palatine, Elgin and Aurora have all recognized this same
need and have adopted inspection proceduresofinterior mub-famikydwellings. Acommon
concern is that the density of mufti -family units and the extraordinary wear and tear on
structures require additional attention bythe host community.
Byimplementing such oprogram, the Village will inspect the entire multi -family housing
stock over the next six toseven years. Aothe housing stock iacontinually upgraded and
maintained it will become easier to inspect and the frequency of interior service requests
will diminish. Aethia'oonuroitwill provide snopportunity toincrease the number ofunits
tobeinspected annually orbxaddress other community needs.
In using a systematic approach the owners and managers of mufti -family housing will have
ample opportunity to develop management plans to address the problems at their
properties. Tenants will also benefit in that problems they were reluctant to bring to the
attention ofthe owner orViUogewill beaddressed. The advantage for staff will bethat the
workload will be defined. This will allow staff to manage and adjust to changing demands
with a minimum of interference with scheduled appointments with the public.
wWC/DAHIRR/hg
-X-
VIII. Addendum
List all. Place as an attachment.
1. Summary of 1995 Activities
2. Population and Housing Characteristics for Mount Prospect.
3. Written suggestions and comments from Meeting on January 29.
4. Minutes of the meeting on January 29. .
5. Attendance list from Meeting on January 29.
6. Correspondence received from owners regarding proposed changes.,
7. Property Maintenance Survey of 38 communities provided by intern for the Village
Managers Office.
B. Housing Comparison of Similar Communities
9. Job Description
-9-
COMMUNITY DEVELOPMENT DEPARTMENT
ENVIRONMENTAL HEALTH DIVISION
JANUARY 24, 1996
SUMMARY OF 1996 HOUSING PROGRAM ACTIVITIES
Graffiti Service Requests
1995
1994
1993
Inspections
540
655
644
Reinspects
456
1444
1406
Violations Cited 5246
3178
1819
Multi -Family
Service Re nests
1995
1994
1993
Received
470
458
260
Resolved
427
425
248
Reinspects
386
572
363
Graffiti Service Requests
Enforce en Fees
Established May 1995
1995
Billed $11,450
Collected $2,250
Note - Collection rate has not been determined on annual basis. Licenses for
properties with outstanding fees will be notbeyrnent is made,
1995
1994
1993
Received
124
82
Not available
Resolved
126
70
Reinspects
159
75
Citations
1995
1994
1993
Issued
101
253
107
Judgments
$9,3004
$15,100
$4,600
Enforce en Fees
Established May 1995
1995
Billed $11,450
Collected $2,250
Note - Collection rate has not been determined on annual basis. Licenses for
properties with outstanding fees will be notbeyrnent is made,
License Fees
1995
Units 7706
Fees Collected $50,750
Housing Program Highlights For 1995
CHANGES TO THE LANDLORD TENANT ORDINANCE
a. Occupancy code must be distributed to tenants when lease is signed.
b. Village may recover costs of emergency repairs to restore essential services.
c. Tenants may deduct costs to repair cited violations if the owner doesnot respond.
d. Owners are now permitted to give "reasonable notice" to enter apartments for
repairs.
a. A penalty of 60% of the license fee was established for late payment of license
fees.
ENFORCEMENT FEES - What are they?
The property maintenance code has been updated to include enforcement fees. The fees
are intended to pass the cost of enforcement onto persons who fail to comply with our
notice of violation of the Property Maintenance Code. Those who fail to comply With the
notice within 30 days of service will be billed monthly until all violations are corrected.
DEPARTMENT EDUCATION AND INTERACTION
Routine housing inspection procedures and violation notices have changed. A housing
inspection program was developed by staff. Reports are now generated by a computer and
mailed out. Reports are more consistent and professional.
Health Division staff assisted in the Police Program to certify multi -family properties for
maintaining crime -free housing., A slide program on property maintenance was presented.
Attended an association meeting of the Pharaohs Apartments to clarify owner and
association responsibilities for repairs. Concems were addressed by the Division regarding
numerous violations and overcrowding. Code changes and enforcement fees were
discussed. A new association board has recently been elected by the owners. More
aggressive efforts regarding inspection of the common areas are planned for 1996.
Attended a Visions Housing Subcommittee meeting to update members on the progress of
the housing program and code changes. Staff received positive reviews and continued
interest from community members.
Two brochures have been developed which describe property maintenance requirements.
One brochure describes interior requirements and the other exterior requirements.
Door hangers have been developed as a technique to notify residents of property
maintenance deficiencies.
Asticker indicating "This vehicle is subject to immediate towing" isavailable for purchase by
commercial and multi -family property owners. Towing remains the responsibility cf the owner
orassociation. Todate more than twenty vehicles have been towed.
IMPROVEMENTS
Building at 1165 Boxwood was declared "unfit for human habitation" due to a sewage
backup. Extensive renovation oythe building has been completed. Acertificate of
occupancy was issued. All Village costs were recovered.
Prospect Commons Association voluntarily cleaned -up vacant lot west of the complex.
Prospect Commons #znaoted over 700 property maintenance »io|obuna cited in 1994. Six
roofs were m*p|scad in 1995.
Victoria Hills Apartments Association is taking an aefive roll to improve the common areas.
Parking lot areas have been replaced. Continued maintenance of landscaping and grounds.
Removal ofinoperable and unlicensed vehicles. Sidewalk and concrete stoop repairs in
progress throughout.
PROPERTY MAINTENANCE INSPECTIONS
While conducting the annual routine inspection, Mount Prospect Place Apartments was cited
for more than 9OOviolations. .Ahearing was held hodiscuss time limits tocorrect the
violations. Improvements are steadily progressing.
Victoria Hills Apartments, formerly Jamestown Estates, was inspected and cited for 831
violations. Pharaohs Apartments was also inspected and cited for a total of 782 violations.
Both complexes have atotal of 2Gbuildings each, all ofwhich are individually owned.
Reinspeotiono are in progress.
At the request of the owner uf355-35Q Hawthonne, a task force inspection was conducted of
the common areas and apartment interiors with Police, Fire Prevention, and the Building
Division. Owner was cited and responsible torepair over 300violations otanestimated cost
of $180,000. Tenants were living in substandard conditions with roof leaks, hoot pnnb|ems,
cockroaches, and no security. Owner has avoided condemnation by making repairs to the
building. Progress has been slower than desired. Efforts to obtain compliance are continuing.
Aninspection was conducted qfthe apartment interiors of17OGVichoheDrive bzdetermine
occupancy due bususpected overcrowding asindicated onmailboxes. While oonduoUngthe
inepaction, staff mahfiod overcrowding and observed extensive water damage to walls and
ceilings, cockroaches, deteriorated carpeting and general neglected maintenance. The
owner is currently working with o property management company to address the problems.
Numerous complaints have been received from residents at the Timberlake Apartments.
Complaints include cockroach prob|omm, navver backups, leaking rooha, inoperable air
conditioners and general maintenance. Timberlake is currently in receivership and a
management office islocated onsite. Anincreasing number ofvacant apartments are
present throughout the complex. A routine inspection of the complex is to be scheduled.
Asingle family home was cited for ototal mf43property maintenance code violations.
Violations include onaccumulation oYjunk, debris and garbage throughout property,
excessive weeds and gnass, inoperable and unlicensed vehicles. The interior and exterior of
the home isinpoor repair. Violations are currently being addressed inouu�.��Removal of
debris and automobiles iaprogressing.
/\ rented single family home was inspected inresponse hnecomplaint. The owner was
required to repair mrreplace the roof, ohimney, soffit, hsooio. Quttera, windows, mcmaens,
plumbing and electrical. Removal of debris and landscaping waste in the yard was also
required. All violations have been corrected.
HEALTH AND SANITATION COMPLAINTS
A town home at was condemned aa"Unfit for Human Habitation" due tppoor sanitation and
inoperable plumbing. All violations have been corrected.
A single family home was declared "Unfit for Human Habitation" due to a lack nfsewer qr
water service and poor sanitation. Over 6Oyards cf garbage was removed and the home
has been restored bohabitable condition. Themwnmrhauremaivedm|cw-inbenast|qanhnm
the Village to correct the remaining code vin|mbnnm.
/\ nenbm| town home was inspected at the request of the Police Department. Poor interior
sanitation and mninfestation ofcockroaches was observed throughout. Citations were issued
bztenant and owner. Violations are currently being addressed incourt.
OVERCROWDING COMPLAINTS
Two town homes were inspected otthe request of the Fire Department. Atotal of 12 and
13occupants were verified ineach town house. Village code would permit ototal occupancy
of 6 people in each town home. These properties have reduced the occupancy and are in
compliance.
Two town homes were inspected inresponse tocomplaints. A total of 1Ooccupants were
verified ineach town house. Monthly enforcement fee billing has been initiated for each
owner.
Atwo bedroom apartment was inspected inresponse tumcomplaint. Atotal of 11
occupants was verified. Village Code would permit a total occupancy of people within the
apartment. The owner has received anotice ofviolation.
Overcrowding of multi -family properties is being addressed as part of the routine inspections.
Confirmed or suspected overcrowding, often indicated by numerous names on mailboxes,
requires an inspection be conducted of the interior of the unit to determine the total
occupancy.
SEWAGE COMPLAINTS
Anunattended sewer backup occurred atthe Prospect Commons Apartments. Raw sewage
spread throughout the common apeoo, playground and 2 apartment building basements. The
sewer was repaioed, and the common areas as well as the basements were cleaned and
A sewer backup occurred at the 1420 S. Busse building of the Timberlake Apartments during
the early morning. Sewage filled the basement and overflowed into the first floor apartments.
Apartments are currently posted "Unfit for Human Habitation". Repairs and remodeling are
currently in progress.
COCKROACH COMPLAINTS
In response to a complaint, a severe infestation of cockroaches was observed within an
apartment at 1410 S. Busse. Numerous cockroaches were found throughout the apartment
in the food, furniture, drawers, closets and kitchen cabinets. A citation was Issued to the
management. This matter is currently being addressed in court.
Numerous complaints were recleved from Mount Prospect Place Apartments residents In
regards to cockroaches. The management is currently taking an active role towards ,
extermination. A form letter from our department was provided to management to.,encourage
tenant cooperation. Tenant complaints have decreased.
ENFORCEMENT • LICENSES
Multi -family rental licenses were withheld and buildings were posted for all owners with
outstanding violations for the calendar year of 1995, or any outstanding judgements. Over
$2,000 in outstanding judgements were collected.
Table 1. Selected Population and Housing Characteristics: 19%
Mount Prospect Village, Illinois
The Population tion counts set forth herein are subject to possible correction for undercount or overcount. The Unite -states
Department of Commerce is considering whether to correct these counts and will publish corrected counts, if any, not
later than July 15, 1991. The user should note that there .are limitations to many of these data. Please refer to the
technical documentation orovided with Summar! Tawe Fide IA for a further explanation on the limitations of the data.
TOTAL POPULATION
53,168
TOTAL HOUSING UNITS
20,948
SEX
OCCUPANCY AND TENURE
Male
26,433
Occupied housing units
20.280
Female
26,735
Owner occupied
14,008
Percent owner occupied
69.1
AGE
Renter occupied .
6,272
Under 5 years
3,510
'Vacant housing units
668
5 to 17 years
7,812.
For seasonal, recreational,
18 to 20 years
1,874
or occasional use
36
21 to 24 years -
3,595
Homeowner vacancy rate (percent)
0.8
25 to 44 years
17,590
Rental vacancy rate (percent)
5.7
45 to 54 years
55 to 59 years
6,430
2,976
Persons per owner -occupied unit
2.82
60 to 64 years
3,028
Persons per renter -occupied unit
2.18
65 to 74 years
4,147
Units with over 1 person per room
624
75 to 84 years
1,792
85 years and over
414
UNITS IN STRUCTURE
Median age
34.7
1 -unit, detached
12,244
1 -unit, attached
988
Under 18 years
Percent of total population
1022
21..3
2 to 4 units
5 to 9 units
490
11810
65 years and over
6,353
10 or more units
5,303
Percent of total population
11.9
Mobile home, trailer, other
113
HOUSEHOLDS BY TYPE
Total Households
20,281
VALUE
Specified owner occupied units
12,018
Family households (families)
14,570
Less than $50,000
45
1,070
Married -couple families
12,561
$50,000 to $99,999
4,318
Percent of total households
61.9
$100,000 to $149,999
4,587
Other family, male householder
623
$150,000 to $199,999
1.778
Other family, female householder
11386
$200,000 to $$299,999
220
Nonfamily households
Percent of total households
5,711
28.2
$300,000 or more
Median (dollars)
155,100
Householder living alone
4,514
Householder 65 years and over
1,574
CONTRACT RENT
Specified renter -occupied units
Persons living in households
53,155
paying cash rent
6,171
361
Persons per household
2.62
Less than $250
912
$250 to $499
GROUP QUARTERS
SSW to $749
4,533
296
Persons living in group quarters
13
$750 to $999
69
Institutionalized persons
Other persons in group quarters
-
13
$1,000 or more
Median (dollars)
564
RACE AND HISPANIC ORIGIN
RACE AND HISPANIC ORIGIN
White
47,951
OF HOUSEHOLDER
20,240
Black
606
Occupied housing units
18,740
Percent of total population
1.1
White
248
American Indian, Eskimo, or Aleut
Percent of total population
73
0.1
Black
Percent of occupied units
12
Asian or Pacific Islander
3,417
American Indian, Eskiomo, or Aleut
20
0.1
Percent of total population
6.4
Percent of occupied units
973
Other race
1,121
Asian or Pacific Islander
4.8
Hispanic origin (of any race)
3,411
Percent of occupied units
295
Percent of total population
6.4
Other race
Hispanic origin (of any race)
878
P, ---t of ntcuoied units
43
LANDLORD AND TENANT REGULATIONS
PROPOSED CODE AMENDMENTS MEETING
JANUARY 29, 1996
Charge no fee unless building is in noncompliance — then charge the fee.
Raise Fee for reinspections that do not comply, or for delayed repairs. Keep basic
inspection fee low (Say $10.00).
You can increase the fee.
Keep inspection on an even keel.
Apartment inspections without request of tenant has been proven illegal in several
situations (Modina).
Why a license at all. Other villages have no fees... inspection fees already considered
part of tax base.
Do not waive any fees. Possibility of "perception" of favoritism.
Combine inspections with fire safety!
Round about way to impose special ta)dng district
I strongly oppose, the Village inspectors, have the lee&,ay to do annual apartment
inspections. That is a function of managernent and should remain that way. Deal
with management and enter only if a problem is reported by a resident. The present
system is not adequate to deal with long term problems. More time should be allowed
to correct violations. I also oppose the increase in fees — that amount is enough to
to* redo a unit — which is where the dollar should be spent — not on inspections.
Work closer with management on over -occupancy or tenants who don't cooperate
when Managements wants to make repairs.
Take a poll from rental properties, tenants as to how they would feel about the Village
coming into their apartments, Is there any comments on building upkeep or
management.
WCAV%P52data\b&b\quesc=
MINUTES OF VISIONS MEETING HELD ON JANUARY 29, 1996
Staff Present: Trustee Irvana Wilks; Dave Hulseberg., Deputy Director of Community Development; Robert
Roels, Environmental Health Coordinator, Diane Gartner, Environmental Health Inspector, Lisa Angel, Solid
Waste Coordinator, and John Wagner, Crime Prevention Officer.
DAVE HULSEBERG... I appreciate you all taking the time to come out on this very cold. wintery night. The
purpose of tonights meeting is to discuss multi -family dwellings within the Village and possible Interior
inspections of those dwellings. At this time I would like to introduce some of my staff who are here present.
This is Bob Roels the Coordinator of the Environmental Health Division within the Community Development
Department, and also Diane Gartner of his staff. Also here from the Village -is Trustee Wilks. Trustee Wilks
is here to listen to your concerns and hear some of the comments that are raised this evening. From our Public
Works Department we have Lisa Angel and from our Police Department, John Wagner. I think many of you
know John. Thanks for coming all of you. I think In order to set a little bit of the groundwork for this evenings
meeting I would like to takelhis opportunity to show you a five minute video in which we -take a look at one of
the problem properties that is within the Village, what our staff faced in trying to correct the situations that
existed there and what the net result was. As you know, right now the Village does not conduct interior
inspections. We only inspect the interiors on a complaint basis system and this is a result of one of the
complaints we received. These service requests that come in or complaints you may call them, are very time
consuming for our staff, and require a lot of effort and energy. Such energy that we the staff do not have to
commit to such a project. So with that as it is, Bob, role the tape as they say in Hollywood.
VIEWING OF THE 1165 BOXWOOD DRIVE VIDEO
DAVE HULSEBERG... That particular Video provides some highlights as to why we are here this evening. What
I would like to do is ask Bob to run through the proposal that was presented and that you, so to speak, a copy
of within the letter you received. Bob.
ROBERT ROELS... To address the problems we are seeing In the apartments we have three (3) amendments
we are considering. The first one is to include a provision to inspect 10% to 20% of the apartments on an
annual basis. The idea would be that over a certain period we would have the opportunity to see that it is
maintained. To help fund this program we are proposing Increasing the license fee to $14.00. This would
provide one additional staff person to try to meet the increased workload. The third proposal is an incentive
to try and reward those properties that are able to maintain their properties in a good condition and that would
be to reduce or waive the license fees for properties that are in compliance with the Village Code. At this time
we are hear to get your comments and your input into these Ideas and to accept any other ideas you may have.
So, I would like to open the floor and gather your comments.
AUDIENCE.. All of us certainly didn't like the 1165 Boxwood situation. However, adverse press from the Daily
Herald, Chicago Tribune that was partly generated by Village staff, put all the landlords in Mount Prospect in
a very bad light. It made me embarrassed that I am a landlord and property owner and manager in the Village.
1165 Boxwood is an extraordinary piece probably the worst you guys have ever faced in this Village and it really
kinda reflected bad against all of us. My real question is our need for further inspection. Certainly in the area
of fees, proposing a 100% increase in fees from $7.00 to $14.00, an additional tax on building owners is
something all of us really dread . We just took increases in our scavenger services, large water rate increases
in the Citizens Utility area, all of us suffered increased assessments from the real estate tax people. All of us
have taken a big increase in the Commonwealth Edison electric rate and now a proposal to increase by 100%
a tax for licensing our buildings, we really question it. I wonder, I was thinking on the way over here, I said I
have been property management of small apartment buildings for twenty-seven years. To my knowledge there
are only two or three Villages in the whole metropolitan area that have any licensing fee at all on apartment
buildings. I question why we have to have any fee in the Village of Mount Prospect. I am concern about the
privacy of my residents. I think that having an inspection of a rental unit, is that my correct understanding, Bob,
it would be rented units that you would inspect.
ROBERT ROELS... Yes.
AUDIENCE... You would go into someone's house and inspect their house?
ROBERT ROELS... Yes.
AUDIENCE... Can I concur with that?
AUDIENCE... Would you allow someone to come into your..
DAVE HULSEBERG.., Waif,'excuse me, hold on. We are not going to call on anyone unfll, I mean please do
not speak until your called on. We want to keep some decorum, and give everyone a chance to speak so we
can write down the comments and move forward on this.
ROBERT ROELS... Are you talking about their house or their apartment.
AUDIENCE... Their house. Their house, their home, is their apartment.
ROBERT ROELS... We have been in many people's homes.
AUDIENCE... At their request based on a complaint, maybe that's proper. But just arbitrarily picking 10 or 20%
of the people's residence or their apartments to Inspect, I think that is wrong. I think the same thing should
apply to the single family homes in Mt. Prospect then, if we are going to talk about it in multiple family units.
DAVE HULSEBERG... I appreciate your comments.
AUDIENCE... Can I say something here, I have to concur with him on that. As an owner of a building and also
manager and representing Windsor Courts here, we as owners cannot go into apartments without giving them
twenty-four hour notice or unless there is an emergency such as gas smell or water flowing out of the
apartment. And again, if we could educate the owners to inspect those apartments, you know, and If we have
a problem, to call the Village like I have done in the past to say why I wanted to evict a person, but I think you
would find that people would be calling me up and telling me they don't approve of this to Inspect the apartment.
If there is a problem, yes, I would call the Village and say, this is this building and I know there is a problem
and as representative, and President of the Association we delegate you to go in there and inspect it. Because
we know there is a problem. And I know of several buildings that are problems. But this is, I think, you are
going to find big problems with this because we, as owners, can't just walk into an apartment.
DAVE HULSEBERG... Well, certainly there is a legal issue and our Village Council is taking a look at it. This
is to throw ideas and I think we have heard that comment echoed now. Lois. -
AUDIENCE... What is your plan. How are you going to handle this? Maybe if we hear your ideas. Your
presentation. How are you going to put this in effect?
ROBERT ROELS... There are many other Communities that do this. Typically, what they do is, they tell owner
of the apartment buildings or the managers what percentage of the apartments they want to see and let the
management choose which apartments. Then let the management notify the tenants and when they will be
there and then they go ahead and do the inspection.
AUDIENCE... Like at the same time we are setting up our building inspection with you.
ROBERT ROELS... Yes, typically it is all done at once.
AUDIENCE... And we would take care of it with our tenants and get their approval before you come out to
inspect the whole property; and at the time you are inspecting the apartments.
ROBERT ROELS... That's correct.
AUDIENCE... Yeah, will you bring a search warrant?
DAVE HULSEBERG... If required we have obtained administrative search warrants in the past
AUDIENCE... Going into a tenants apartment, I think it is the same situation your dealing with here.
ROBERT ROELS... If a tenant refuses access, we would have to get a warrant, that is correct.
AUDIENCE... One thing, I have not said anything yet, I want to listen first. but Bob. said many other Villages
do this. So that I can be specific and do some research afterward, can you, tell me of any other Village that
do.
ROBERT ROELS... Yes, in the immediate area, Oak Park and Palatine.
AUDIENCE... Yeah, Palatine I know.
AUDIENCE... Palatine does not and neither does Oak Park.
AUDIENCE... Oak Park may.
AUDIENCE... They have a law that says they can, but they haven't tried to do it yet.
AUDIENCE... Lets be specific, I want to be specific.
AUDIENCE... Several of them, Schiller Park.
AUDIENCE... The question I would have regarding your video is that, when was the last time you have an
inspector out at 1165 Boxwood? That is one question I would ask, and the second is that I think that anytime
an inspector is out there and they take a look at the common areas which they have the capability of doing,
you would have noticed problems in this one way, before without even going through any of the apartments,
and I would ask you when was your inspector at 1165 Boxwood? And was there any problems?
DAVE HULSEBERG... Prior to this complaint?
AUDIENCE... Yes.
ROBERT ROELm—Wewere hmcourt ongoing with 1165 Boxwood for almost two years.
AUDIENCE... So you already knew there was a problem, and I'm willing to say that after talking to one of your
inspectors, they know the problem buildings by walking through common areas without even going any further
because most of the time, the problem is going to be throughout the buildings. If the common areas are not
being taken care, you can bet the rest of it is going to be in poor shape, Okay. And what I'm saying is your
trying to correct a problem but your not correcting one you have already and that is, if you have an inspector
going out and he has a problem and your already in court, you already know there's a problem, you have the
capability of going further with that particular landlord.
`.
ROBERT ROELS...
What's happened in the last two years is that we have gone a lot further. We have taken
a very aggressive, pro -active approach, trying to prevent these problems from occurring again. And we are
going into more and more apartments where we see these problems. And sometime we are finding,there is
a direct relationship between the common areas and the apartments, I would like to tell you this Is an isolated
incident, but many times, we are running Into apartments that the only difference is, between these apartments
and this one is that it wasn't a sewer backup that the owner refused to do nothing about. I would like to believe
there is a direct correlation all the time, we are not seeing a direct correlation all the, time and we, are not
making all of these problems public.
AuD|EmCE...Can | say something, excuse myengUsh|mmnot that good, but in this hallway where everyone
can see written things, broken things, these things don't come inone or two days, wrIma week. -It takes
for abuilding hmlook that bad, and when wmstarted wewere cited for scratches pnthe wall, for new painting,
which was fine, itissuppose haheclean and nice. You know, how can you give license inthis building when
you 0nthrough and see all ofthese horrible things? '
ROBERT RoELs...|know itievery frustrating for people who are doing overy good job trying momaintain there
buildings and they see uspick out one item.
8uo|eNCE...Okay, itjust anexample, Wmnot that | say you didn't try your best, | think aninspector walking
through inanapartment building, they can kindaoftell what kind ofcondition is the building. Especially ifdia
ogood inspector.
ROBERT ROELS...Right, what | was leading wmhave tuwrite upeverything, basically that imbroken orinpoor
repair. |fyou have one item, then you only have one hem. But, inobuilding like 1165Boxwood | don't know
the total number of violations | don't want toguess off the top ofmyhead.
AUDIENCE... | understand, it was just on example but my point Is that an inspector can see just from the
common areas you know. VVecan see ifthe building isingood condition. Just from outside, thowindows,hom
around the building I think you can see what kind of condition the building has.
DAVE HULaEBERG...But doesn't give usmnopportunity towrite acode deficiency. | mean wehave mubeable
tophysically see.
AUDIENCE... Because | sea ittobem little bit strange you know, for someone to come into myown home and
say they have to inspect my home. You know if those owners have their own hon`es, you can't go to t»em,
how come can you go to these people who live in an apartment. They have the dignity and privacy you can't
go\nansay yes wewant toinspect their apartment. This istheir home, they might not have the money tobuy
a private home, but this is their home, this is their whole life.
ROBEnTnoeua—Anuh,m000mmunuiesma this works, the management and owners notify the tenants
when they will be through. The idea would not be that we would say that we want to inspect your building
tomorrow. You would have enough time to notify the tenants.
AUDIENCE... I understand that, but it is little bit hard for me if 1 rent an apartment and then I have the Village
come and inspect my apartment. I mean it is a little bit...
ROBERT ROELS... Yes, I understand, I just wanted to explain.
AUDIENCE... I am an owner and in the city of Park Forest there is a federal lawsuit outstanding by the
residents, against the city, are you going to wait until this law suit is over.
DAVE HULSEBERG... The question was raised, if their is an outstanding court case, he indicates in Park Forest
and would the Village move forward without that case being resolved? I am unaware of that situation right now.
I certainly will ask our attorneys to take a look that particular issue.
AUDIENCE... Do you feel that the Boxwood situation could have been eliminated if you could have gone
through the apartments?
ROBERT ROELS... Yes, it would have been much easier to bring up all the problems that were occurring in
the apartment and the case would have appeared much more serious to the judges. It would have effected
the tenants directly. We could have shown direct relationships between their health and safety being
jeopardized because of the conditions of the apartments.
AUDIENCE... But, now going through the buildings, you can kind of see if there is problems. Graffiti on the
walls, security doors broken, you know what I'm saying. Railings broke, windows broke, different things. By
going into the apartments, that's not going to tell that you much. As soon as you walk Into the buildings, you
will see it right it right away. Mailboxes broken, doors broke, smoke detectors ripped down, its a different
situation.
DAVE HULSEBERG... But, again, those are not life safety issues that effects that particular apartment that
would make it uninhabitable.
AUDIENCE... That effects the whole building, security doors.
DAVE HULSEBERG... Correct, we certainly have been in Housing Court enough times that we recognize the
way the courts are viewing things and unless we have absolute information about what's inside that apartment
the judge isn't taking the action. Ms. Gomez.
AUDIENCE... Its a disgrace. Ok the inspectors come through, they give you like a one month notice to come
through and inspect the apartments. And now the thing is that they've been doing this since probably when the
buildings were built, and your talking about going into a building that is 20, 30 years old and all of a sudden
your going to come through and start to inspect everything, now the thing is that when you go through for an
inspection, your not supposed to go through for a face lift on the building but your supposed to make sure that
the apartments are safe for the tenants to live. So anyway, when you go through, you don't look at the walls
and say the walls are in poor repair, your supposed to go through and then tell them if there is a hole in the
wall, if the paint is paint chipping. You know, make it right to the point. Not like window in poor repair, is it
broken, is it falling out.
DAVE HULSEBERG... So you are asking for greater clarity in the inspections
AUDIENCE... Exactly. it makes it easier on the landlord. And also another thing is what happens with an
association. Your apartment building has an association, How do you go about when a landlord gets written
up, okay for the common area, or for the landscaping, or for anything on the common area for which the
association is suppose to be responsible for.
ROBERT ROELS... What we have asked for is the documents. You have documents that explain where the
associations responsibilities begins and ends. And so in those situations we have asked for copies of those
documents to determine whose responsible.
AUDIENCE... (unable to understand) Landscaping is never cleaned up. Broken windows, no one takes care
of those.
DAVE HULSEBERG... Well it seems from hearing what the other folks say, your property, may be in a unique
situation. We would be happy to spend some time after the meeting and address that with you.
AUDIENCE... Okay. Now Item #3 for properties that are in compliance with the Village code and how do we
know everything was done right. How do we know if everything has been taken care of.
DAVE HULSEBERG... Okay, we will take that point
AUDIENCE... Two comments; one in regard to, increasing the license fee and Increasing one staff person. I
think that we would need to see some detailed specific information about the expenses and income and all
these other factors for the department before we could make any useful judgements on that point, Including
what effect you would have before, after the Increase, how you are going to use the money. I would certainly
want to see that before I made any, before I had an opinion for or against the proposal. And I would go along
with the comment of Ms. Gomez about waiving a license fee if they are In compliance. I would assume thafs
before an inspection but If you go to,the expense of inspecting the property, you have spent the money, and
if it is okay whafs the justification for waving the fee? Its very much open to abuse or the appearance of
abuse.
DAVE HULSEBERG... Okay, fine it's a great point. I want make sure I give everyone an opportunity to speak
before I call on people twice.
AUDIENCE.. Item #3 you state that the properties are In compliance of Village Code at the time of annual
Inspection. When those buildings were built, about fifteen years ago, the codes were a little bit different than
they are today. What codes are we talking about? Are we talking about the codes they were originally built
under or are talking about today's BOCA codes?
ROBERT ROELS... We are talking about the BOCA Property Maintenance Code.
AUDIENCE... It does have two sets for existing and for new, maybe he doesn't quite understand it.
DAVE HULSEBERG... Well, we are using the BOCA Property Maintenance Code.
ROBERT ROELS... For existing buildings.
AUDIENCE.... Would it be possible to look at an alternative and that is that, for the safety of the tenants and
well being of the residents of Mt. Prospect, so that when you find a non compliant, bad landlord, bad situation,
just on your inspection of a situation with common area, that you can go in and fine them and go after them,
I think this would give you the revenue if your looking for that. I think you would be able to find the bad
landlords or the bad situations or the health and safety violations by looking at common area and having a
probable cause to go further when you see that, and when you find it you fine somebody, okay, rather than try
to blanket and go after let's say, the landlord that's trying to keep a good building, instead of making it look like
Mt. Prospect is a gestapo type of thing. I'm trying think if you go back after the bad ones, I don't think you
would have anybody have the feeling, because you're trying to straighten it out. Bob just mentioned that you
were after this one bad landlord for two years. I mean there's got to be a problem here.
DAVE HULSEBERG... The problem is the way the courts are set up, quite honestly, it is a very laborious
process to go through and its certainly not the Village's effort to raise, so to speak revenues through fines. We
would rather see property owners take what would have been fines and invest it in their property and correct
the deficiencies. That's our goal is to have quality Grade A buildings within our community, its not to make
fines.
AUDIENCE... But, but maybe there's a problem, your trying to after a bad guy here or bad landlord and your
running into problems in the courts. But your solution to go after, not go after, but to try and look at everybody
to see if you can uncover problems when I think you already know where there might be problems. 1 mean if
I walked around, I've been in building management for a long enough, if I walked around Mount Prospect
without "even going in to an apartment I could tell you where there are some bad landlords. And then, if I had
probable cause, I think if there was a situation that I could Health, and Fire and Safety, I would get a court order
to be able to go in and take a look. Then if we found something in non-compliance then you could force the
landlord to do it. And you could fine him. Now I'm not sure what the legality of that is to go in, but your
already going to find something rather than say I want to go in all of them, you know what I'm saying. I'm trying
to go after the bad ones. It's just a different approach.
AUDIENCE... I think that the problem right now is that there is enough deficiencies and landlords and buildings
is that a 10% or 20% inspection rate is going to say you find those one or two apartments that are bad in a six
flat and the building inspector would decide they would go into the rest of the apartments.
ROBERT ROELS... If it was thought that there was reason that would jeopardize someone's health and safety,
yes we would request to go into the additional apartments.
AUDIENCE... I think the people are bashing the owners when they should be bashing management. If the
owners don't make sure that they have the proper person in management, if the manager doesn't get off her
chair to do anything, the owners are not going to know what is going on in their buildings. Its up to
management to make sure that they know what their tenants are doing. And if its the managers job to go in
and look at the apartment, make any kind of visit they can. I go in and say I'm here to see how everything is.
AUDIENCE... Also it is a benefit to marry owners. Many owners don't look at their own apartments. They
haven't seen them for years., The ceilings could be flooded out by the people upstairs. I'm just saying it could
benefit both sides.
AUDIENCE.... I have four points. 1) The apartment inspection, we always do the common areas. I have no
problem with that, if that's the way it's going to be, it going to be, However, there are several, not many two,
that I've read in the paper, I'll be glad to bring in. The Village is going to end up spending my tax dollars to
defend a suit that we already have a lot of cases going on for the invasion of privacy in apartment inspections.
I'm against apartment inspections. 2) 1 have no problem with the common area inspections. Because I manage
in other areas, I have to ask why we have to have a license fee at all? Now that you want to raise it I can only
believe after we pressed to go through this special taxing district, this is sort of a back door attempt to raise
taxes on multi -family units. To raise revenues we didn't receive from the special tax district. 3) Instead of
taking out the fines you can't collect in the courts from owners by increased fees. Your talking about laborious
hours to enforce it which I understand, why don't we work the other way to change the system. To make sure
that when owners have a problem that it is brought up, instead of taken care of through the courts, and
everything is not waived through the judges who don't understand what the problems are. Why should I have
to pay twice for someone's misunderstanding or a legal loophole. Why don't we tighten that up instead. Is it
easier to take my $7.00 a unit to fight the courts to make it understand and make it work. Its a business. 4)
Bob has said and I think this is something the Village should do, that the people don't understand what's
available. The lead laws that just came in which was before we passed a brochure to tenants. You can make
it part of Article 18, every tenant moving intor Mount Prospect must get the little information booklet. Do like the
Chicago lease, make an attachment up from the Village; charge us for them, let us give it to them. I would be
glad to give it to them. I really would. Yes we give them the ordinance.: But what I'm -saying is they don't read
it. I'm talking about a folder with big numbers on it. As an option, because they won't read the article, we know
that. But give them something they see, a little pamphlet. Have you seen the "lead free " pamphlet, they are
really easy to understand, state law . Those are the four things.
AUDIENCE... I have•a question? Are your going to.let the owners decide what units you will go inside of.
Aren't you afraid that you will only see the best units.
ROBERT ROELS... That's a good point. I didn't finish with that, the other thing we would do is keep track what
units we inspected the prior year. So the. idea would be that we don't inspect the same units year after year,
and over five or six years we would see all the apartments.
AUDIENCE... Are you going to fine the tenants.
ROBERT ROELS... I have cited the tenant on common area inspections for storage in the hallway. We have
done that on a complaint basis where we have gone in and mailed a notice to the tenant and the owner. One
point I do want to make is, the reason for the five or six years is really to give people some time to address
some of the problems they have. One of the things that has happened is they have apartments that have
gotten into bad shape over a long period of time and they are going to need some time to correct all of the
problems. The idea of doing 10% to 20% is to give someone time to run their business and get all the problem
corrected in an entire building. Sure we would like to see it done much sooner. There are some communities
who try doing 100% inspection. Des Plaines was one and they had to back off. They weren't able to keep up
with it. That's part of the reason for inspecting a certain representative sample of each of the buildings in the
area.
AUDIENCE.... Let me ask something. When you're in the apartment, what are you going to inspect, what are
you looking for.
ROBERT ROELS... The Property Maintenance Code, existing structures code, you are looking to see that
everything is maintained. Basically, anything that is broken needs to be fixed. Your looking to see if the floors
are in good repair. In the kitchen, if their floor water is tight, looking for damaged walls, floors and ceiling,
making sure that the cabinets and counter tops are something that can be cleaned. So that the tenants have
a clean and sanitary place to keep their food, if their able to prepare food safely so pest control can be
effective. It's not going to work unless things can be kept clean. You want to make sure that the plumbing
works. You can check on the electrical, probably check on the outlets to see that they have been wired
properly. Over thirty years there is some maintenance and someone may have made some mistakes putting
things back together. You are looking for anything that is broken is what it boils down to.
DAVE HULSEBERG... We have some sample brochures in fact that highlight the various items to those
inspections and.if you give me your name right after the meeting, 1 will make sure we send them right off to you.
Teresa, we will start from the back this time.
AUDIENCE... There's two points that are not clear. One point is about the (unable to understand).
DAVE HULSEBERG... Ms. Gomez, as you know we and you are both in litigation on this matter, so its not
appropriate that we comment at this time. If you would like to again have a discussion in the same regard,
behind closed doors, we would be more than happy to do that, but this is not the time or appropriate venue to
"so to speak" bring out our laundry. Certainly the Village is willing and ready to work with responsible property
owners in bringing up their buildings to code.
AUDIENCE... I have a suggestion and I don't know if it will be considered or not. What if the inspectors inspect
an apartment prior to being rented
DAVE HULSEBERG... Okay, that's a great idea.
AUDIENCE... Now, then you know how that particular landlord turns over an apartment. It looks like new or
it looks like crap.
DAVE HULSEBERG... Now the one problem we would have on that is we find very often that the very poor
apartments don't seem to tum over. Maybe if there was a way.
AUDIENCE... I have people in my building that have been there for seventeen years. I have people that have
been there since the day it was opened. In fact a fellow called me tonight that has problems with his
dishwasher and his father who lives there might have to go Into a home bepause he has a1zhelmers so I have
my tenants staying four, five, six, seven years. The only reason they move is because it is time to buy a house
or something like that, but Its not because they want to move, they like the building.
DAVE HULSEBERG... I think you brought up a good idea there though that we can take a look at. Thank you.
AUDIENCE... We would be more than glad to show you a unit we were turning over.
AUDIENCE.,. The question that I have is if you had a bad landlord or a slum landlord and you passed this cost
along of increasing the cost, they are going to look at that as doing business and its not going to bother them.
And if you go and inspect It and it doesn't comply that's part of doing business. It will take you two years to
comply or whatever, just like Bob was saying before, But what it does is penalizes, you soil have not addressed
the problem, it penalizes the good landlords that are taking care of their buildings. You've added a cost on to
them , you still haven't addressed the bad landlord. Nothing has changed. If I was a bad landlord, this is not
going to effect me at all. Your going to be in court with me for two years. Pm going to pay the $14.00, you're
going to come and inspect, you're going to find it wrong and I'm soil not going to correct it. You're not
addressing the problem.
ROBERT ROELS... The court may be very frustrating but its not totally ineffective. We have gone out and
collected fines and put liens on properties and gotten people's attention, and because of that we have many
owners coming Into court , Makes the job a little bit tougher when the judge has to face someone to get them
to make a decision. They tend to be a little bit nicer. Because the Village has been aggressive about collecting
the fines and getting a Judgement, people are now coming to court and doing what the judge says. We see
fines as high $2,500 for one particular problem, What's also happening now is we are seeing owners, when
we go into apartments, having to spend $2,000 to 65,000 to fix up a unit that has been left in bad shape.
Those kind of costs do affect an owner, but these are also the problems they have to be addressed inside the
unit. So, the problem owners are not getting through this without any problems.
AUDIENCE... No, what I really was tying to say, if you're trying to hone in on them and you find out it doesn't
really change them, then you put the burden back on. �
DAVE HuLSEBERG— No, actually they won't boable oo be licensed the following year,
AuD|EmCE-4lot ufthem probably don't care.
DAwE*uLSEBERG—Actuolyyoufind, based off our records, that since we adopted the licensing requirement,
everyone blicensed |nthe Village and there isnoone that is ignoring the licensing requirement and the Village
would actively pursue 'anyone who did not meet that standard.
AuD/ENCE—|guess that's what | would heinterested in. Tnfind out the compliance mnthose that you have
gone after and if you do have some teeth in what you say you're going to do rather than, your know, going'after,
if you are able to come back and say we are getting rid of the problems in the Village and we have teeth in our
compliance laws and we are going to court and we are really getting rid of these people. Instead of coming
out and saying, you know, in order to try and do this, it gives the appearance of going after all the people to
try and correct the problem of a few, and it looks like you guys are not doing your job. I mean somewhere
down the line, maybe the courts aren't givingyou enough support. Thqrs the problem I have.
ROBERT ROELS... We do ..
have a court watch which really helped improve the court system. It has been
beneficial. Just to let you know that there are public and owners here who have helped try to improve the court
system. As far as documentation in our success rate, our success rate has improved almost 100%. People
are complying almost 100% qq ' icker than they were three, ifour years ago. I can't give you the exact rate., We
do get 100% compliance with everything we write up eventually . There is maybe 1, 2, 3% that might hang out
therefor a year or two years, but they are extreme, And forthe most part peo ' pie do take care of what we are
asking , and it does take longer. What we are running into now and finding more of is that we getting into
apartments with extreme conditions, a lot more than we ever expected , and we are looking for a way to
address those problems inside of apartments. The tenants are not complaining. We have passed out business
cards, we have sent out form letters to buildings, we even distributed flyers to every single apartmentin Mount
Prospect to try to get people to participate in this process from the tenants and this all started about three
years ago. Our success in getting the tenants to report these problems has been a failure. And unfortunately
what we are finding out is the best way we are addressing the problems is to actually go into those apartments,
whether its from us seeing a problem In the hallway and asking to go Inside of an apartment, or from the Police
Dept giving us a call, or Public Works when they are changing a meter, letting us know. And we are looking
for a way to try and make sure these tenants have safe, clean, maintained housing.
AUDIENCE... When you gointo an apartment and find really conditions, now this has nothing to do with
the owner, everything is working the way it should be working, will the tenants be written up in violation or
what's going tohappen here?
ROBERT ROELS... Yem, in fact Diane Gartner has, | don't want *otalk about something specifically that is in
court, but wehave cited both parties. The owner does have some responsibility tolet the tenant know they are
not keeping the unit clean and wehave cited both parties *olet them know that the unit must bemaintained,
clean and {nsanitary condition.
Aum|emos... Can | make m comment in regard to that matter. Just recently, | had to call an owner to show
an apartment that I though was in a terrible condition. The man had spent $6,000 renovating this apartment and
both owners walked in and knocked on their door, and looked at everything and he said I want this cleaned up
now, and if you do not clean it up now, you will be out the door. Then again, this is because I took the incentive
to look at the blinds that were broken. Why were the blinds broken? Had to be o reason. VVo|kad in there for
the reason that | had to inspect something and the problem that i\was, and i found that condition in that
apartment. And this was not the fault of the owner.
AUDIENCE... Would it help to go into the vacant apartments and inspect it before tenants are given occupancy.
This way you would know that the apartment is in satisfactory condition. Then when you came back a year
later you would know who was responsible?
DAVE HULSEBERG... It certainly, addresses part of the issue, put it does not address the entire issue. Yes
sir.
AUDIENCE... It seems like it is a Pandora's box to inspect an already occupied apartment, I would like to take
a straw poll of good property owners at the end of this year to see how many people are totally in favor of
inspecting an apartment that is occupied or that you are not in favor. If your not in favor, I would like you to
raise your hand.
AUDIENCE... We did something different. We have been in this for a number of years. In Melrose Park, Shiller
Park, ,Palatine, they all have these rules that say they can come in with reasonable notice and inspect
apartments, but the Federal Court says you can't. So we sent out what I would say , a little questionnaire that
said the Village would like to come in and make an inspection on such and such date, check the box if you want
us to let them in, or I will be'home for the inspection, or I don't want to take part in the inspection and sign it.
Now, we are off the hook, if they say let us in.
AUDIENCE... But, would your enforced ordinance allow that?.
DAVE HULSEBERG... Right now we haven't developed an ordinance per se. We came here to hear your
ideas and suggestions.
AUDIENCE... Who would not like to see their apartments entered that are occupied by residents by those
officials from Inspection Services. Personally, I would not, if I was an apartment resident I would not like
someone to come in, unless I called them and asked them to inspect.
AUDIENCE... You have to do that anyway, before you do anything you have to call your tenants.
DAVE HULSEBERG... I don't want to, sort of speak, put a quash on this but right now we are in an investigative
stage, trying to come up with ideas. We are not coming up with any particular ordinance to say exactly what
you are suggesting . We are here to get ideas. We already have one deviation, we've got a second one over
there and a third one back there.
AUDIENCE... This letter from Bob kind of indicates this is going to further committee, a copy to the Mayor and
the Board of Trustees have been copied, this sounds pretty serious.
DAVE HULSEBERG... Well, I can tell you that right now, and Trustee Wilks is here, we have come here to
solicit ideas from you so that we can develop some type of ordinance and propose some sort of language
AUDIENCE... From this letter you have indicated that many owners who were in favor, and I suggest that just
a very limited number in favor and I'm talking about good owners are not in agreement with this.
DAVE HULSEBERG... I'm not saying anyone's a good or a ... I don't think there is any need to go through a
straw poll vote. I think certainly when this issue eventually reaches the Village Board for some sort of action,
rest assured there will probably be a room much more crowded than this one is with all of you soliciting your
ideas and comments. And I have written everyone's comments. We certainly have the opportunity to share
all the ideas and thoughts that are here. And we are not making any assertion that everyone is in favor or 50%
in favor, and 50% against. There will be no comments on that, we are here to get your constructive ideas and
suggestions. And that's really what we want so we can create a workable document. Yes sir....
AUDIENCE... I would like to make the comment that I think we need to be very careful to make sure that
whatever you come up With as far as a proposal, has to be very simple and workable. The idea of giving the
tenants a choose, that's good. A lot better than making it mandatory and getting involved With privacy issues.
That's a lot simpler and you need to make sure, it's going to be controversial, so you need to make very sure
that there's not going to be too much second guessing about to waive this and report it and require that . The
rules need to be very clear and simple.
AUDIENCE... What about the Village getting notices from the tenants as a whole what their opinion would be?
Let the tenants decide why or why not.
DAVE HULSEBERG... Okay, Yes sir.
AUDIENCE... On February 13 are you going to have a meeting to make up a poll source, is it going to be a
study or.
DAVE HULSEBERG... There will be, let's call it a white paper. Excuse me, I want to repeat the question. The
question was What is going to occur at the February 13 Board Meeting With the Committee of the Whole I
believe it is with the Village Board.
AUDIENCE..: What is that?
DAVE HULSEBERG... Committee of the Whole, Trustee Wilks would you like to stand and give us..Here in the
Village we don't have standing committees. The Village Board takes it upon itself basically to work out all the
issues of the Village. So every other week is the Committee of the Whole where they role up their sleeves and
look at the problems facing the community and try to find solutions to those problems. At the February 13
Meeting we will be With the Committee of the Whole in which it is a working committee of the Board. What staff
will be having prepared for the Village Board is a 'White paper". Basically what a 'White paper" is government
being those of us up at the table taking a look at the issue, providing the comments we have heard today
indicating some background of what the problem is as we see it , some possible solutions to that problem, and
different proposals as to how the Board could address the issue and letting them grapple with the very same
comments that we heard this evening in a lengthy discussion. There may be some recommendations from staff,
or there may not be, that has not been ascertained yet because it hasn't because it hastYt been fully presented
before the Village Manager for his action. So right now we are on a fact finding mode and we are trying to
develop our "white paper" in order to present to the Board on February 13.
AUDIENCE... Is the public allowed to comment at this meeting.
DAVE HULSEBERG... Yes, in fact once we develop the "white paper" and its out to the Board on February 13,
its not going to be the end all, be all , I'm sure at that meeting. It will have to come back to the Board for some
sort of action and the "white paper" would become a public document for you to take a look at, scrutinize, make
any comment that you feel that we might have left out. You know, we keep in a very open process and we
want you to take a look at it and provide your own insights. I think this is a good example of very open process
and one in which we are trying to draft a need for the community. We are trying to make a better Mount
Prospect.
AUDIENCE... Is it possible to make a proposal that you don't charge any hoe unless someone is in
noncompliance.
om«E MVL$EBERG... We have provided pieces of paper in hnm of each of you as well as a piece of paper
and o pencil. Write down on there any other ideas you may have that we can utilize in the "white paper". |
assure you that ifyou write it down there, it will be included in the 'white paper" as well as with any comments
that were made here tonight. Other comments folks.
AUDIENCE... | know you don't like the idea of straw pole but | did hear one comment hock ham that any
good, sane, manager orowner would be all infavor ufthis and would heoverwhelming support. | would feel
some curiosity because some *fuydonot feel that iaexactly so.
DAVE HULSEBERG....I'm getting that sense that there imnoone way cvanother and natherthan having sides
come out mythis meeting whose where, | would rather believe that this isaworking meeting and that weare
trying to get some solutions, and leave on a very friendly basis Wth everybody.
AuD|ENCE-'VVmhave mobestrong unthis sothat mmare nnoneven keel. That every building gets inspected
and | know that inthe post �voiced myo�d
n|uw|oud��dearoh*utthiu. |fweare going tudoone, we are
going todwthe �m
other ehave hoget |nall the building and not only that, wehave tokeep the inspection
ononeven keel. |yyour going tmtell this person this iawrong, then you better get the one that u000n't. |'m
going to have a discussion with Diane later on, some people have painted and the other ones were let go, now
this iuwhere wmare going toget problems, you have tobeconsistent.
DAVE HULSEBERG... Sure there has to be consistency. Thank you all for coming.
AUDIENCE... If the tenants are responsible for repairs are you going to allow for something like this.
ROBERT ROELS.'.|tis already currently inthe Code. |fthere isawritten agreement between the landlord and
the tenant whose responsible for repairs then it is permitted in the Village code.
AUDIENCE... I would like to make one point that I talked about when I was talking to Lil, you guys are health
and mofety, the associations are instrumental in appearances aswell as health and safety. Especially when
we are talking about balconies. Like at Windsor Court, the association develops these rules and regulations to
make the complexes look good. Cars that have flat tires in the parking |ota, especially things on balconies. |
know you guys are trying to write these up, but when you see some tire sitting on a balcony, as a health and
safety violation, which iwmlittle shaky. But what can you doabout bicycles, nothing. Associations can do all
of that stuff. Associations should take it upon themselves todo a monthly inspection and write up violations
of their rules, which the Village can't do. Some of the associations in Mount Prospect are not doing that. |nfact,
| think the majority are not doing anything. Associations should take the responsibility for the appearance and
do those monthlyInspections,and enforce them according *othe rules and regu|ab��
regulations. T���wmu|���mg
load off cfyou guys. Number one and second they are able \odmalot nfthings legally that the Village can't
do. You guys have tuwork together here.
DAVE HULSEBERG... Thank you very much, thank you all for coming. If you have written down any comments,
if you would be so kind as to drop them off up front so we are sure to get them. Also if you have not signed
in, please sign in so we can get you copies ofanything vve reproduce.
LANDLORD AND TENANT REGULATIONS
PROPOSED CODE AMENDMENTS MEETING
JANUARY 29, 1996
ATTENDANCE
NAME
ADDEM
PHONE
COMPLEX
Lois McMichael
547 Ida Ct
593-7453
Ida Court
Vft. McMichael
547 Ida Ct.
593-7453
Ida Court
Jane Stallone
536 Ida CL
439-7588
Ida Court
Saladin Ayoub
1175 Boxwood
213-7462
Boxwood Apts.
Jack Barringer
P.O. Box 7235
259P6650
River West
Prospect Heights 60070
Jerry Mulick
1510 River Wast Ct.
995-9634
River West
Pattie Touhey
1706 Forest Cove
439-7477
Forest Cove
Jan Wroblewski
543 Ida Ct
437-2014
Pickwick Commons
Tony/Concetta DiSilvestro
8122 W 83rd Piace
430-2706
Countryside
John Wagner
MPPD
870-5650
Lisa Angell
MPPW
870-5640
Eugene Oswald
1107 W. Prospect
2596503
Irminger Apts.
Ann Bruce
1450 S. Busse
4394100
Timberlake
Nina Persino
MP Human Services
870-5680
Conrad May
410 S. Condota
259-6467
Jim Mihibauer
1280 VVestridge P1.
250-7745
Windsor Courts
Page 2
Attendance
Teresa Gomez
Oak Terrace
Dan Chalifoux
475 Enterprise Dr.
439-5010
The Colony
Jay Patel
Pharoahs
AJ Katz
1730 Sable
952-3843
Sable & Brownstone
Bob Edmiston
P.O. Box 163
253-7618
Lillian Perham
501 W Dempster
956-633
Wndsor
Maria Hansen
511 W Dempster
593-8168
Wndsor
Anna Tsourounis
527 W Dempster
428-3283
Wndsor
John Mowry
560 Ida CL
427-8464
Ida Court
Mathew Panicker
9802 N. Carmen
966-0553
Pickwick
Niles, IL
John Zywicki
4038 N. Mango
312-202-8224
Pharoahs;
Chicago, IL
Keith Nyborg
1295 Rand Road
824-4078
Mansard/Invesco
Des Plaines, IL
Ed/Joyce Van Geertruy
2032 W Algonquin, 3A
437-9456
Prospect Commons
Art Zerby
2006 W Agonquin, 2C
439-7427
Prospect Commons
Dennis Eash
1470 Sanders Rd.
480-0593
HawthomefOaks
Northbrook, IL
Mansard/Pickwick
Vincent Fiore
1709 W Victoria
823-0838
Victoria Hills
Irvana V\Alks
Village Trustee
Ramachandran
2006 W Algonquin
640-6240
Prospect Commons
Majat Dnhu
Come see our Apartments — A Distinctive Lifestyle
Mr. Robert J. Roels
Village of Mount Prospect
100 S. Emerson Street
Mount Prospect, IL 60056
1295 Rand Road - Des Plaines, Illinois 60016
Phone: (847) 824-4078
Fax: (847) 824-7470
January 25, 1996
Rat Proposed amendments to the
Residential Landlord and
Tenant Regulations
Dear Mr. Roels:
Thank you for your quick preview of the three proposed
amendments to the Landlord -Tenant regulations. We have
reservations with regard to each proposal:
1) Mandatory inspections of inhabited apartments without
the prior written consent of the resident have
consistently been ruled unconstitutional and against
our national search -and -seizure statutes. Landlords
and municipalities have paid large sums in recent
years as compensation for violation of personal rights
to privacy.
2) Do we really need to double the license fee to add one
more inspector?
3) Do you feel your first line inspector (such as Diane
Gartner or the person you wish to add) should have the
authority to waive your annual license fee? If this
were ever done on other than an honest and objective
basis, and someone was injured as a result of an
"overlooked violation", would Mount Prospect be open
to liability?
Page 2
We are very much in favor of inspections and enforcement of
reasonable housing rules, and will vote for additional money,
if needed, to help make the Village a better place for all of
us. However, we feel you could accomplish, a lot more by
concentrating your existing manpower on violations that
affect the health and safety of Mount 'Prospect residents
rather than to try to enforce what you consider to be "the
letter of the law".
Sincerely,
714yroJ. aylar
MJGssg
January 27, 1996
Robert J. Roels
Village of Mt. Prospect
Community Development Department
100 South Emerson Street
Mt. Prospect, Illinois 60056
Dear Mr. Roels:
Daniel H. Carter
General Partner -CRF Ltd. Partnership
850 Sheridan Road
Wilmette, Illinois 60091
I am going to try and attend the meeting Monday night with regard to the adoption of the new
ordinance allowing for inspection of rental units, but if I miss the meeting I wish to go on the
record to express my objections to this ordinance.
Inspection of rental units, other than common areas, is an invasion of my residents rights. If there
is knowledge of on ongoing code violation within a particular apartment, I feel the inspection of
that particular unit would be warranted. However, I feel the forced inspection of 10 to 20 percent
of the units in a building is a violation of the Fair Housing Act.
Since several communities in the Chicago area are currently in Federal Court litigating this exact
subject, I think it would be prudent if Mt. Prospect waited until these other communities resolved
this difficult legal issue.
If Mt. Prospect proceeds in adopting this type of local regulation, I will do my best to stop its
implementation.
S� ely yours..
' H, Carte,
General Partner -CRF Ltd. Partnership
cc: Everette Hill
Susan Connor
David Najarian
Rick Barreto
Survey of 38 Communities for
Property Maintenance Code
Enforcement
in Multi -Family Dwellings
Selected
information
Provided
by Administrative
Intern Curt Barrett
Number
Interior
Inspect at
Total
of
Systematic Rental
Interior
Inspection
a Change of
Housing
Owned
Rental
Inspectors
Inspection Licensing
Inspections
Upon Complaint
occupant
Municipality
Population
Arlington Heights
75,460
30,428
20,914
7,896
1.0
y
y
N
Y
N
Aurora
99,581
35,621
20,715
12,995
9.0
Y
Y
y
N
Bartlett
19,373
6,659
5,535
827
1.0
N
N
N
Y.
N
Bolingbrook
40,843
12,889
9,858
2,456
3.0
Y
Y
Y
Y
Carpentersville
23,049
7,171
4,975
1,929
2.0
Y
N
Y
N
Chicago Heights
33,072
11,620
6,828
4,104
4.0
N
N
y
Y
Crete
6,773
2,505
2,160
275
0.0
N
N
N
N
Deerfield
17,327
6,052
5,266
626
0.0
N
N
N.
N
Des Plaines
53,223
20,509
15,950
4,040
2.0
Y
Y
N
Y
Y
Elgin
77,010
27,936
16,736
10,129
10.0
Y
Y
Y
Y
N
Evanston
73,233
29,164
14,272
13,682
6.0
Y
N
Y
N
Forest Park
14,918
7,817
3,126
4,328
4.0
N
N
Y
N
Fox River Grove
3,551
1,331
1,045
228
0.5
N
N
N
N
Geneva
12,617
4,802
3,741
843
1.0
N
N
Y
Y
Huntley
2,453
954
615
315
2.0
N
N
N
N
LaGrange
15,362
5,635
4,277
1,214
1.0
Y
N
N
N
Lisle
19,512
8,338
4,178
3,655
2.0
Y
Y
N
N
Lyons
9,828
4,035
2,412
1,531
2.0
Y
Y
Y
Y
Machesney Park
19,033
6,723
5,475
1,077
1.0
N
N
N
N
Maywood
27,139
8,547
5,031
3,005
8.0
N
Y
Y
Y
McHenry
16,177
6,171
4,410
1,484
1.0
N
N
N
N
Survey of 36 Communities for Property Maintenance Code Enforcement
in Multi -Family Dwellings
Selected information Provided by Administrative Intern Curt Barrett
Number
of Systematic Rental Interior
Owned Rental Inspectors Inspection Licensing Inspections
------ ------ ---------- ---------- --------- -----------
14,009 6,272 2.0 Y Y N
5,224 1,896 1.0 N N Y
12,084 10,523 6.0 Y Y Y
10,275 1,621 1.0 N - N N
25,423 19,553 11.0 Y Y Y
4,038 2,000 2.0 Y Y Y
32,698 22,141 1.0 N Y Y
2,247 591 3.0 Y N Y
2,224 1,959 2.0 Y N Y
17,095 5;613 2.5 Y N N
8,593 1,338 2.0 Y Y N
10,042 2,647 1.0 N N N
6,184 1,834 2.0 N H Y
3,394 634 1.0 N N N
2,601 2,051 2.0 Y N Y
947 528 4.0 Y N Y
1,667 390 0.0 N N Y
Interior Inspect at Inspect at
Inspection a Change of a Change of
Upon Complaint Occupant Owner
______________ ___________ -----------
Y N N
N N
N Y
N N
N N
Y Y
N N
Y Y
N Y
Y N N
Y N N
N N
N N
N N
Y Y
N N
Y N
Total
Municipality
Population
Housing
Mount Prospect
53,170
20,949
Mundelein
21,215
7,397
Oak Park
53,648
23,571
Orland Park
35,720
12,484
Peoria
113,504
48,260
Prospect Heights
15,239
6,270
Rockford
139,426
58,146
Sauk village
9,926
2,998
Schiller Park
11,189
4,315
Skokie
59,432
23,170
Streamwood
30,987
10,324
Tinley Park
37,121
13,222
Villa Park
22,253
8,214
Warrenville
11,333
4,126
West Chicago
14,796
4,877
West Dundee
3,728
1,526
Winthrop Harbor
6,240
2,140
Survey of 36 Communities for Property Maintenance Code Enforcement
in Multi -Family Dwellings
Selected information Provided by Administrative Intern Curt Barrett
Number
of Systematic Rental Interior
Owned Rental Inspectors Inspection Licensing Inspections
------ ------ ---------- ---------- --------- -----------
14,009 6,272 2.0 Y Y N
5,224 1,896 1.0 N N Y
12,084 10,523 6.0 Y Y Y
10,275 1,621 1.0 N - N N
25,423 19,553 11.0 Y Y Y
4,038 2,000 2.0 Y Y Y
32,698 22,141 1.0 N Y Y
2,247 591 3.0 Y N Y
2,224 1,959 2.0 Y N Y
17,095 5;613 2.5 Y N N
8,593 1,338 2.0 Y Y N
10,042 2,647 1.0 N N N
6,184 1,834 2.0 N H Y
3,394 634 1.0 N N N
2,601 2,051 2.0 Y N Y
947 528 4.0 Y N Y
1,667 390 0.0 N N Y
Interior Inspect at Inspect at
Inspection a Change of a Change of
Upon Complaint Occupant Owner
______________ ___________ -----------
Y N N
N N
N Y
N N
N N
Y Y
N N
Y Y
N Y
Y N N
Y N N
N N
N N
N N
Y Y
N N
Y N
TOWN alAff FEE
Mount Prospect 2.5 inspectors $7.OUper unit
7,706 units
Elgin
8.0 inspectors *2.Oflat
$25.00 each unit of
"'-,' 77, 010)
fee and
units are to _ inspected)_
12,000 units
lead o�
Following year pass on in-
additional
spection with no major
inspector added)
violations
Elk Grove
1.0 inspectors
No fee
units (only
large complexes
inspected
Niles2,551
'
3.0 inspectors
$5.00 per unit. All interior
(pop. 28,284)
1'0 supervisor
units are inspected
3,010 units
Palatine
1.Oinspectors
$11.85 for first 5 units and
(pop 39.253)
(1.0 additional
$1.25for each unit thena+af-
4.879unha
inspector to be
ter. Non-compliance fee nf
added soon)
$1O.DOcharged per dwelling
unit after first reinspection.
25-3096 of interior undo in-
spected each year (pm|icy)
Des Plaines
2.Ginspectors (2.O addi
*10.00 per unit
(pop 53.223)
Uono| inspectors to be
5,000 units
aded5V1/AG
National Average*
7|nspaobona
$25.00per unit
(25-75,00 pop.)
*Source: University of Wisconsin - Formal Survey of 100 Participants at the Housing Adminis-
tration Class
Schaumburg
Reorganization under-
See Fee Gchedu|e°°
(pop. 68.586)
way byCommunity De -
8.000 units
mm|opnmemtstaff of5
°° Aptanxith hallway only:
Condos &Aptmwith common hallways:
Units Fee
Unka
Fee
1-50 50
51-100
100
51-180 100
101-200
150
101-200 $150
301-400
$200
301-400 *200
401'500
$300
401'500 s300
Single family homes, rental condo units and townhome units: all $15.00 per unit
n|aoa Title: ENVIRONMENTAL HEALTH INSPECTOR
oEFzwxTzom AND PURPOSE:
This is responsible administrative and investigative work in the inspection of all Village
residential (primarily multifamily dwellings) properties, in the enforcement of nuisance
and property maintenance codes and in the review of complaints lodged regarding
unhealthy environmental conditions In multi -family dwellings or ordinance v|p|at|omw
regarding sanitary conditions In local restaurants.
Work involves assisting in routine and special inspections of multi -family dwellings,
properties, grounds, to determine whether such are /n conformance to Village codes
relating to exterior maintenance and the maintenance of shared Interior areas.
Inspections may also Include weeds, garbage, litter, and junked or structural code
violations. Assist in autt||ns landlord/tenant disputes and In counseling property owners
regarding methods of aoh|av|^$ code compliance. This Incumbent Is 'responsible for the
conduct of regular restaurant sanitation conditions or special Inspections to check Into
complaints received. An employee In this class exercises considerable discretion in the
conduct of routine enforcement activities. The employee also interacts with Human
Services oopartmeni staffs regarding potential home environment or health problems.
This employee reports cothe Environmental Health Manager, from whom he/she receives
specific and detailed inspection assignments and general direction regarding
enforcement policies and philosophies.
CHARACTERISTIC pumoT7ONSm DUTIES:
The Incumbent:
Inspects existing multi -family dwellings and premises for compliance with Village codes;
conducts regular Inspections of all of the Village's multi -family buildings [over 6000
housing units]; investigates complaints regarding any Housing Code violations pertaining
to structural soundness, health, and safety standards; mediates or arbitrates disputes
between landlords and tenants relative to the Village's tenant/ landlord ordinance; '
participate in the condemnation of buildings and structures [with Director's
concurrence] as unsafe for human occupancy; maintains necessary records and reports
on Inspections and on legal and related follow-up activities; receives and |nvwmt|gmtaa
nuisance complaints (e.g., weeds, trash or garbage accumulation, vermin m Insect
Infestations, etc.); determines validity of omnp|a|nta and advises own ers/ocoupants of
actions necessary to correct conditions; and takes measures to enforce the applicable
codes (building, exterior m Interior maintenance, etc.);
Conducts complaint uaaed evaluations of existing housing stook in all areas of the
Village.; advises property owners on methods and approaches to upgrade and
rehabilitate their properties; prepares letters to violators or owners of property;
maintains records and reports regarding nuisance and housing code oaoeu: submits
periodical statue reports on pnooraam of housing Inspections and outstanding complaints
or violations to the Environmental Health Manager; and answers complaints and requests
for Housing Code information;
Documents code violations by issuing citations to assure property owners know *hat
they must do to comply with the code, giving reasonable deadlines to have the work
done o, the condition corrected; produces periodic reports to document progress on
various citations; and rouoiv*a training in other divisional inspections work from
structural or electrical inspectors.
I
Conducts regular inspection of f8ou and drink establishments as part of the business
license renewal process-, conducts special restaurant sanitation inspections to check into
complaints received; inspects all temporary food and drink establishments during the
summer [e.g., at park Feat and Home Town Days]; forwards unsatisfactory reports on
to the Environmental Health Manager when closing down the establishment is necessary-,
conducts inspections of public swimming pools during the summer, checking on the
chlorination status of pools in places such as apartment compe|xes, hn¢w|a, etc.; and
inspects existing dwellings and premises for compliance with Village BOCA codes and
ordinances;
co||eotm and prepares data and documentary evidence on cases of non-compliance for
use in court; appears and taot|Oeeatlegal proceedings (as needed); confers with other
inspectors and owners of property relative to the interpretation and application of
housing codes and related laws, ordinances and regulations, and with respect to the
correction of defects found; prepares periodic reports of activities and aasaoowment of
program effectiveness; maintains an awareness of proper worker safety roc6durem and
guidelines and applies these In performing daily uot|v|t|ea and tasks; and performs
other duties as required.
�
WORKING CONDITIONS:
Work roopona|bi|ftias call for nominal levels of physically demanding activities In the
v|ausU and physical Inspection of environmental code problems. Much of the work Is
performed out -doors, at the property owner's site. The typical level of risk Is such
that it requires some attention to detail to prevent accidents or injuries. All of these
conditions require that the incumbent of this position be reasonably ambulatory and
possess a normal range of hearing, vision and manual dexterity.
ESSENTIAL KwowLEoGEg, SKILLS AND ABILITIES:
Successful candidates for this position must possess:
Good knowledge of housing and environmental health codes and thair application;
knowledge or the methods, techniques, and procedures used in housing inspection;
knowledge of methods, techniques and procedures in building construction and
maintenance; some knowledge of building construction techniques, methods and materials
including plumbing, electrical, building, fire safety and heating work: working
knowledge of nuisance codes and ordinances 'and state laws as they apply to public
housing; and good knowledge of descent, safe and sanitary provisions of the state
nvb|\c health coda and of modern environmental sanitation practices.
Ability to read and perform hea|c mathematics; ability to road blueprints and
construction plans; ability to recognize hazardous conditions and to recommend proper
corrective action; ability to write and speak clearly; ability to carry out inspections and
enforcement actions with firmness, tact, thoroughness and impartiality; ability to
establish and maintain accurate records and to give accurate and effective testimony
at legal proceedings; ability to Interpret and explain laws, ordinances and regulations;
ability to develop the Interest and cooperation of residents for the improvement of
family life and home environment in the community; ability to establish and maintain
effective working relationships with landlords, tenants, property owners, fellow workers,
and the general public; and the ability to work with minimal or no supervision.
MINIMUM EXPERIENCE AND/OR TRAINING REQUIREMENTS:
Successful applicants for positions in this class must possess:
The knowledge equivalent of a `High school diploma; two years of training and/or
experience in code enforce-ment, building construction, environmental health, or law
enforcement work; or an equivalent combination of knowledge, training and/or
experience.
NECESSARY SPECIAL REQUIREMENT:
Candidates for positions In this class must possess a current and valid Illinois Motor
Vehicle Operator's License.
APPLICATION:
This class specification Is Intended to Identify the class and Illustrate the kinds of
duties that may be assigned to Its Incumbents. It should not be Interpreted as
describing all the dWties whose performance may ever be required of such an employee
or be used to limit the nature of assignments such an employee may be given.
BZ/caf
6/6/96
7/1/96
Lw—
ORDINANCE NO.
AN ORDINANCE AMENDING ARTICLE XIII ENTITLED "PROPERTY
MAINTENANCE CODE" OF CHAPTER 21 AND
ARTICLE XVIII ENTITLED "RESIDENTIAL
LANDLORD AND TENANT REGULATIONS" OF CHAPTER 23
OE THE VILLA
LAE DE OF MOUNT PSOSE!9CT
WHEREAS, the Village of Mount Prospect has a significant number of apartment
buildings which were built in the 1950's and 1960's, some of which have fallen into
disrepair and are a risk to the health, safety and welfare of the residents; and
WHEREAS, experience has shown, both in Mount Prospect and other communities,
that a consistent and continuing program of inspections and regular maintenance is
the most efficient way to assure that rental apartments meet the health and safety
requirements of the State and the Village; and
WHEREAS, if buildings in a community are permitted to become rundown, the tax
base of that community will be threatened; and
WHEREAS, it is recognized that some persons living in rental apartments lack the
financial means, acting individually, to assure that their housing is maintained in a
habitable condition; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect
believe that program assuring proper maintenance of apartment buildings in the
Village, while applying to all, shall not operate as an undue burden on those owners
who diligently maintain their buildings, but should include a system of incentives for
self-regulation; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect
have determined that it is in the best interests of the Village to establish a continuing,
regular system of inspection of the exterior, common areas, and individual apartment
interior of all multi -family structure located within the Village.
BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
SECTION, ONE: That Section 23.1803 entitled "Definitions" of Article XVIII
(Residential Landlord and Tenant Regulations) of Chapter 23 of the Village Code of
Mount Prospect, as amended, is hereby further amended by adding thereto in proper
alphabetical sequence the definitions of "Conditional License", "Inspection Group",
"Village Manager" and "Warning Condition"; so that hereafter said Section 23.1803
shall include the following:
Conditional License Any license issued to a premises which has a violation or
violations of applicable regulations.
Inspection Group A building or buildings within an apartment complex that are
under the same legal and beneficial ownership.
Addendum B
Village Manager The Village Manager or any person acting In the Manager's
stead or as appointed by the Village Manager to act as
his/her agent.
Warning Condition A deviation or variance from the standards of the Property
Maintenance Code which typically does not threaten the
health or safety of the residents in a structure which is
otherwise in good repair. It is recognized that such
conditions, in sufficient number, may become a threat to the
welfare of the Village. Therefore, at anytime that an
Inspection Group has more than five (5) warning conditions
for longer than six (6) months they will no longer be
deemed warning conditions but rather be violations which if
not corrected may lead to revocation.
Examples of warning conditions are:
1. Small cracks in wall, Window or ceiling.
2. Screens with small holes.
3. Loose door knob.
4. Minor dripping faucet.
5. Small cracks and holes in walkway leading to house.
6. Closet door off track.
7. Loose hinge on cupboard door.
8. Minor peeling paint.
9. Tree or bush branches scraping against a structure.
10. Other conditions that are consistent with the
definition and character of these examples.
SECTION DD: That 23.1804.A entitled "Rental Agreements" of Article XVIII
(Residential Landlord and Tenant Regulations) of Chapter 23 of the Village Code of
Mount Prospect, as amended, is hereby further amended by adding thereto a
paragraph 5; so that hereafter said Section 23.1804.A.5 shall be and read as follows:
5. The lease shall inform the tenant that the interior of the unit may be subject to
regular inspection and/or investigation of complaints of violations for compliance
with Village Codes to ensure the health, safety, and welfare of the residents
and the public. "
SECTION THREE: That Section 23.1805 entitled "Tenant Obligations!' of Article XVIII
(Residential Landlord and Tenant Regulations) of Chapter 23 of the Village Code of
Mount Prospect, as amended, is hereby further amended by adding thereto subsection
M; so that hereafter Section 23.1805.M shall be and read as follows:
M. Sublet only in accordance with the terms of the lease. Under no circumstances
shall the ' tenant sublet the unit or rent any portion of the unit for any
consideration whatsoever so long as the tenant uses the unit as the tenant's
own residence, domicile or sleeping quarters for more than one day in any thirty
(30) day period. "
SECTION FOUR That Section 23.1806.E.1 entitled "Access to Rental Unit' of Article
XVIII of Chapter 23 of the Village Code, as amended, is hereby further amended in its
entirety; so that hereafter said Section 23.1806:12.1 shall be and read as follows:
" E. Access to Rental Unit.
1. The landlord shall not abuse the right of access to the rental unit or use
it to harass the tenant. Except in cases of emergency, the landlord shall
give the tenant reasonable notice of his or her intent to enter and if at all
2
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structure shall file a written application with the Code Official
stating:
a. The full legal name, address, and home and work
telephone numbers of each and every legal and beneficial
owner.
b. The address of the multi -family rental structure.
C. The number of dwelling units within the structure.
d. In the case of an owner who is not a resident of the Village,
then either;
1) the name, address and phone number of an agent
within the Village with authority to accept service or
notice of a violation; or
2) a statement by the owner that service by regular mail
upon the owner at the address stated in the
application will be considered sufficient service for all
purposes.
2. All license fees shall be due and payable on or before June 1st of
each year. All licenses shall expire on May 31st, next after the
date of issue.
3. Each license application shall be accompanied by a fee $14.00
per unit for multi -family rental structures. If an application for a
renewal of an existing license is received after June 1 st the fee
shall be increased to $21.00 per unit
4. Whenever there is a change in the ownership of a multi -family
rental structure or a change in the owners property agent, the
owners shall, within fifteen (15) days of such change, file a written
notice with the Code Official indicating such change.
5. Application for license renewal shall be made in the same manner
as a new application except that the application shall state that it
is for renewal. 11
Sec. 23.1814 , Inspection by Village.
A. Inspection Requirements: License Issuance or Denial.
1. Each multi -family rental structure and each unit within the
structure shall be subject to Inspection, in accordance with this
Section 23.1814, for compliance with all applicable regulations. A
license may be denied if the property has been inspected and is
not in compliance with applicable regulations. In such a case, the
licensee may apply for a conditional license.
2. Initial and subsequent annual licensing inspections shall include
the building exterior, common areas, basement and not less than
20 percent (20%) of the individual dwelling units. All units Within
the structure shall be Inspected every 5 years unless Inspections
are required less frequently pursuant to the incentive provisions of
this Article,
3. When a licensing inspection of a multi -family rental structure
reveals any violation, a time period for compliance shall be set by
the Code Official in accordance with Village Property Maintenance
Code. The Code Official shall send notice of the violations and
the compliance period to the property owner or the listed property
4
agent by regular U.S. Mail at the address provided on the most
recent license application. The notice shall including the following:
a. Identification of the property;
b. A statement listing the violations and applicable Codes
sections;
C. The time period for compliance;
d. An explanation that if all violations have not been corrected
within the compliance time period the license is subject to
revocation and non -renewal.
4. A licensing reinspection will be conducted at the request of the
owner or the owners.
5. If during a licensing inspection or reinspection any dwelling unit is
determined to be unfit for human occupancy as specified in the
Village's Property Maintenance Code, an additional twenty percent
(20%) of the dwelling units in the subject rental residential
property shall be inspected. If similar violations are observed in
the additional dwelling units, the owner's entire rental residential
property shall be subject to inspection. All additional dwelling
units inspected shall be subject to an additional inspection fee of
$50.00 per unit.
6. If, during any licensing period the Village finds no violations or
only warning conditions, then subsequent inspections shall be
made according to the following schedule:
a. An Inspection Group with twelve (12) or fewer units shall
have individual dwelling unit inspection waived for the next
license year. However, an Inspection Group with twelve
(12) or fewer units shall have at least one unit inspected
every other year, even if the Inspection Group remains in
the incentive schedule.
b. An Inspection Group with thirteen (13) to nineteen (19)
units shall have only one (1) unit inspected for the next
license year.
C. An Inspection Group with twenty (20) or more units shall
have only five percent (5%) of the units inspected for the
next license year.
This less stringent schedule shall function as an incentive to
owners to assure compliance with Village regulations.
If, while the incentive schedule is in effect, either inspections or
service requests reveal violations other than warning conditions,
then the regular schedule shall immediately go back into effect.
However, the incentive schedule shall remain in effect for so long
as only minimal warning conditions are found and they are
corrected in a timely manner.
7. The owner will be given at least thirty (30) days notice by regular
and certified mail prior to any inspection being conducted. Upon
receipt of the Notice of Inspection, the owner shall notify the
tenant, on a form provided by the Village, of the date and time of
the inspection by either placing the completed form under or on
the door of the unit at least seventy-two (72) hours prior to the
inspection. The Director of.Community Development shall
establish procedures for attempting to assure reasonable notice in
5
circumstances (i.e. lack of cooperation by owner) where service
and posting are not necessarily in accordance with this
subsection 7.
8. If any owner, property agent, tenant or other person In control of a
multi -family rental residential structure or a dwelling unit fails or
refuses to consent to free access and entry to the property or
dwelling unit for any inspection pursuant to this Article, the Code
Official or designee may apply to the Circuit Court for an
administrative warrant or other appropriate court order authorizing
such inspection. Such an application shall not be a waiver of the
Village's right to seek other remedies pursuant to this Article. "
SECTION SIX: That Section 23.1815 entitled "Penalties" of Article XVIII (Residential
Landlord and Tenant Regulations) of Chapter 23 of the Village Code, as amended, is
hereby further amended by renumbering said Section 23.1815 to Section 23.1819
"Penalties".
SECTIQN SEVEN: That Article XVIII entitled "Residential Landlord and Tenant
Regulations" of Chapter 23 of the Village Code, as amended is hereby further
amended by deleting Section 23.1816 "Severability" and Section 23.1817 "Effective
Date" in their entirety and substituting therefor Section 23.1816 entitled "Notification of
Violations: Correction, Appeal and Reinspection", Section 23.1817 entitled "Notice of
Failure to License", and adding Section 23.1818 entitled "Revocation of Denial of
License" and Section 23.1819 entitled 'Violations"; so that hereafter said Article XVIII
of Chapter 23 shall include the following:
Sec. 23.1816. Notification of Violatibris: Correction, Appeal and
Reinspection.
Whenever any violations or warning conditions are found in any Inspection
Group, the owner or property agent shall be notified of the finding of these
violations or warning conditions and of the right to appeal such a finding as set
forth in Section 21.1306 of this Code. Upon the expiration of the time limit set
by the Code Official for repairs, a reinspection of the premises shall be
scheduled. If upon reinspection it is found that the violations have not been
corrected, the owner may be subject to both the payment of enforcement fees
as set forth in Section 21.1307 of this Code, and revocation or denial of a
license, as set forth in Section 23.1818 of this Article.
Sec. 23.1817 Notice of Failure to License.
Whenever an owner or property agent of a rental property
fails to license the property With the Village, the Code Official shall post a notice
on all entrances to the rental property containing the following statement:
You are hereby notified that the owner or agent of this rental structure
has failed to license this rental pr6perty with Village of Mount Prospect in
violation of Section 23.1813 of the Mount Prospect Village Code. No
new leases may be entered into and no leases may be renewed until the
proper license is secured.
Sec. 23.1818 Revocation or Denial of License.
Whenever, upon reinspection of the Inspection Group or any portion of
the Inspection Group, the Code Official finds that conditions or practices
remain which are In violation of any applicable regulations; the Code
official shall serve the owner or operator with a final notice of violation.
The notice shall state that unless all violations cited are corrected within
a reasonable time of not less than five (5) days nor more than thirty (30)
DI
days, the operating license will be revoked. In the case of a renewal, the
notice shall state that the license will be denied.
2. At the end of the time allowed for correction of any violation cited, the
Village shall reinspect the multi -family rental structure and if it is
determined that the violations have not been corrected, an order shall be
issued revoking or denying the operating license. The order shall take
effect eight (8) days following mailing to the landlord unless a hearing is
requested as set forth in subsection 3 below.
3. Any person whose license to operate a multi -family structure is subject to
revocation or denial shall be entitled to a hearing on that revocation or
denial action by filing with the Village Manager a written request for a
hearing before the Village Manager within eight (8) days following the
mailing of the revocation order. Upon receipt of the request, the hearing
shall be scheduled at a date not more than twenty-one (21) business
days thereafter. Upon completion' of the hearing, the Village Manager
may either.
a. Confirm the revocation or denial; or.
b. Hold the revocation in abeyance and allow additional
compliance time not to exceed thirty (30) days; or
C. Rescind the revocation or Issue the license.
d. A conditional license may be issued subject to any
conditions deemed appropriate by the Village Manager. If
the Village Manager, upon written report of the Code
Official finds that the conditions of the conditional license
have not been met, the license may be summarily revoked
and a written notice of the conditional license revocation
specifying the defects shall be sent by regular U.S. mail to
the owner or agent
4. If a timely request for a hearing Is not filed then the revocation or denial
order shall be permanent.
5. In the event an operating license is revoked or denied then:
a. No existing rental agreement or lease shall be renewed and no
new rental agreement or lease shall be entered into with respect
to any rental unit located within the Inspection Group; and
b. The Village shall have the right to proceed under Section 23.1812
of this Article.
6. A license which has been revoked or denied shall not be reinstated. The
property owner may, however, obtain a new license after all Violations
have been corrected and by following the procedures for obtaining a new
license as set forth in this Article.
7. Whenever a license is revoked or denied, the Code Official shall send
notice to the property owner or the listed property agent at the last
address provided on the most recent license application. The notice
shall be sent by registered mail, return receipt requested. The Code
Official shall also notify all tenants of the rental residential structure by
posting a notice on all entrances to the rental residential structure. The
notice to the tenants shall include the following statement:
You are hereby notified that the license for this structure has been
revoked or denied pursuant to Section 23.1818 of the Mount
Prospect Village Code. No existing rental agreement or lease
7
shall be renewed and no new rental agreement or lease shall be
entered into with respect to any rental unit located within this
building.
8. If the owner has requested a hearing before the Village Manager and is
dissatisfied with the decision of the Village Manager, the owner may
appeal that decision to the President and Board of Trustees of the V
Village, as set forth in Article IV of Chapter 10 of this Code.
C. Remedies Not Exclusive
Nothing in this Article shall prevent the Village from taking any action to
eliminate a violation available under Chapter 21 of this Code or any other
applicable regulation. Further, nothing in this Article shall prevent the
village from taking any emergency action permitted by law when any
action of a multi -family rental structure is a danger to person or property.
Sec. 23.1819 Violations.
The following shall constitute violations of this Chapter.
A. Failure by either a tenant or owner to permit access to a premises or an
individual unit when any inspection or reinspection is required by this
Article.
B. Failure of the owner or owners of the rental residential property to obtain
a license for such property.
C. Failure of the owners of the rental property to maintain the structure and
premises in compliance with applicable Village regulations.
D. To remove or deface any notice which has been posted pursuant to this
Article. "
SECTION EIGHT: That Article XIII entitled "Residential Landlord and Tenant
Regulations" of Chapter 23 of the Village Code, as amended, is hereby further
amended by creating a new Section 23.1821 entitled "Severability" and Section
23.1822 entitled "Effective Date'; so that hereafter said Section 23.1821 and Section
23.1822 shall be and read as follows:
Sec. 23.1821. Severability. if any provision or part thereof of this
Article is declared by a court to competent jurisdiction to be
invalid and of no further force and effect, such invalidity shall not affect the
remaining provisions of this Article which shall remain in full force and effect.
Sec. 23.1822. Effective Date. This Article shall apply to and govern
every lease or renewal thereof for a "rental unit", as defined
herein, within the Village entered into or renewed after June 1, 1997. "
SECTION NINE: That Article XIII entitled "Property Maintenance Code" of Chapter
21 (Building Code) of the Village Code of Mount Prospect, as amended, is hereby
further amended by adding thereto a new Section, Section 21, 1309 entitled
"Additional Units"; so that hereafter said Section 21.1309 shall be and read as follows:
Sec. 21.1309. Additional Units. Approval must be obtained from
the Code Official prior to any change being made in the
number of units within a licensed Inspection Group. Application for such change
shall be made on a form provided by the Code Official. The Code Official will
review the proposed change and respond to the property owner within thirty
8
(30) days of the filing of the application. Any and all changes must meet all
Zoning and Building Code requirements. "
SECTION TEN: That this Ordinance shall become effective on the 1st day of
June, 1997.
SECTION ELEVEN: That this Ordinance shall be in full force and effect from and
after its passage, approval and publication in the manner provided by law.
AYES:
NAYS:
ABSENT
PASSED and APPROVED this _ day of 1996.
MR -OR"
Carol A. Fields
Village Clerk
Gerald L. Farley
Village President
E
RIDER TO LEASE
VILLAGE'S RIGHT TO INSPECT
The Village of Mount Prospect has adopted an Ordinance which requires that each
occupied apartment unit be inspected at least once every five (5) years. Such an
inspection is accomplished pursuant to a regular program of inspections and is done
for the purpose of assuming that landlords maintain their apartments in accordance
with Village Code. Your unit may or may not be inspected during the term of your
lease.
If your unit is to be inspect, you will be notified by the owner or building agent of the
Village's intent to inspect at least seventy-two (72) hours before the inspection takes
place. It is advisable that you arrange to be present for the inspect.
Dated:
Acknowledged:
Lessee
Addendum C
We
VILLA OF MOUNT PROSPECT
COMMUNITY DEVELOPMENT DEPARTMENT
100 South Emeison8t Mount Prospect, EL 60056
847 870-5668 FAX 847 818-5336
MINUTES OFVISIONS GROUP
HOUSING COMMITTEE MEETING
JUNE 6,1996
Village Staff Present: David Hulseberg, Deputy Director of Community Development,
RobedRoeb\ Environmental Health Coordinator, Diane Gadnar, Environmental Health
|napoobzr, John Wagner, Crime Prevention Officer, Everett HiU, Village Attorney.
A meeting of the Visions Group Housing Committee was held on June 8. 1996' at the
Mount Prospect Senior Center. The meeting began at7:3OP.YN. Invitations were mailed
to 400 multi -family owners, managers, and members of the Visions Housing Committee.
The purpose of the meeting was to give an overview of the proposed amendments to the
Land|ordandTononiReQu|aUonawhichindudarouUnninspeoUonanf2O96ofthoinbehmr
ufapartment units, per building owner, within an apartment complex.
David Hu|oebarg introduced the Village staff, set the guidelines for the moabng, and
presented the topics toheaddressed during the meeting.
Robert Roe|spresented overheads nfflow charts which outlined the proposed inspection
procedures and gave an overview of how the annual inspection program will work. All
possible responses to our inspection requests were discussed. An incentive program
which permits owners to reduce the number of apartment units inspected was presented.
Diane Gartner pnaaanbad o video tape demonstrating the procedures involved in
conducting inspections of apartments. The Video tape also addressed how inspectors
define sanitation concerns which affect health vs. general housekeeping within an
apartment. Responsibilities ofowners and tenants were discussed.
David Hu|eeberg and Everett Hill addressed questions and legal concerns from the
property owners and managers.
Addendum D
Comments and requests by those in attendance included:
1)' The property maintenance code should address health and safety issues only and
not items of an aesthetic nature.
2) Due to the number of apartments to be inspected in the larger complexes,
inspections should be conducted in phases.
3) The Notice of Violation reports should be made more specific as to the description
and corrective action required.
4) A provision should be included on the inspection report to allow owners or
managers to make comments on inspection report.
5) Provide an example of a lease rider pertaining to the proposed amendments that
the building owners or managers may utilize.
Village staff was able to successfully address the operation of the proposed program and
the legal matters involved. A copy of the comments received is attached. Where possible
we have incorporated the suggestions made, and have personally responded to their
comments and suggestions.
Strong support for ordinance was voiced by property owners and managers. A few
property owners and managers objected strongly to the concept.
Copies of the proposed amendment, the flow charts, and a comment sheet were
distributed to the audience. David Hulseberg requested at the end of the meeting that
the audience submit their comments. Addressed envelopes were provided to anyone
wishing to submit additional comments or questions. A summary and copy of the
comments received is attached. Where possible we have incorporated the suggestions
made, and have personally responded to the questions.
Diane Gartner
c: Michael Janonis, Village Manager .
William Cooney, Director of Community Development
David Hulseberg, Deputy Director of Community Development
Robert Roels, Environmental Health Coordinator
File
VISIONS GROUP HOUSING COIVMTTEE MEETING
JUNE 6, 1996
NAME
Ed Van Geertrin
Cy Race
Myron Gaylord
Keith Nyborg
Art Zerby
Conrad May
John Mowry
William & Lois Mc Michael
John ZyW&
Pattie Touhey
James Stallone
Anna Tsourounis
Maria Hansen
ATTENDANCE LIST
909 S. Lancaster
Mount Prospect IL 60056
Invesco
Invesco
Prospect Commons
410 S. Candota
Mount Prospect IL 60056
560 W. Ida Court
Mount Prospect IL 60056
547 Ida Court
Mount Prospect, IL 60056
4038 N. Mango
Chicago, IL 60634
1706 Forest Cove Dive
Mount Prospect, IL 60056
536 W Ida Court
Mount Prospect, IL 60056
527 Dempster
Mount prospect, IL 60056
511 Dempster, Apt. GE
Mount Prospect IL 60056
91 I -To
Page 2
Attendance List
June 6, 1996
AME
ADDRESS
PHONE
Lillian Perham
301 Dempster
956-63,,33
Mount Prospect, IL 60056
Evelyn & James Donnie
159 Brandy Wine
364-1046
Elk Grove Village, IL
John Stallone
536 Ida Court
439-7588
Mount Prospect, IL 60056
Norman Treiger
415 E. Prospect Avenue
392-3179
Mount Prospect, IL 60056
Theodore P. Hantgos
2310 N. Burke Drive
Arlington Heights, IL
Aris Hantgos
504 Ida Court
Mount Prospect, IL 60056
Victor I4assen
1241 Hawthorne
Glenview, IL
Al Katz
1730 Sable
Mount Prospect, IL 60056
Gladys Bullis
(Owner 416-18-20 S. Edward)
Teresa Gomez
Tillie Straub
2 North Sunset
Mount prospect, IL 60056
Vince Scalfani
(Owner 1309 Sir Galahad)
(312) 775-9793
John Poretto
1750 Anna Marie
803-0982
Mount Prospect, IL 60056
Page 3
Attendance List
June 6, 1996
NAME
ADDRESS
Jan J. Toof
The Lake Club
1500 S. Busse Road
Mount Prospect, IL 60056
Jack Barringer
P.O. Box 7235
Prospect Heights, IL 60070
Lucy Pagone
Huntington Square Apts.
Jayadra Sheti
Pharoah's Owners Association
Carry Shah
Pharoah's Owners Association
Sam Shah
Pharoah's Owners Association
E, rnkz- I N
ANNUAL INSPECTIONS
Goal: The Multi -Family Rental License Interior Dwelling Inspection Program is being
adopted by the Village of Mount Prospect to ensure the maintenance of the licensed rental
properties for the health and safety of the tenants and occupants, and the preservation of the
housing stock for the benefit of the property owner and community. The program will be
implemented in two phases over a two year period.
Year one: "Education and Adjustment" - The Environmental Health Division will use this
time to educate tenants and property owners about the standard inspection procedures. They
will be provided with examples of what the inspectors will be looking for. They will also be
welcomed to review any inspection literature or videos produced by the division. Property
owners will have the option to volunteer to have their buildings inspected. By doing so,
owners can begin correcting any violations before the program begins with enforcement fees.
This will also allow adequate time for landlords and tenants to rewrite all leases to include
an inspection clause.
Year two: "Implementation and the Incentive Program" - Year two begins in June 1997.
Inspections will be made of 20% of the interior of apartments owned by one owner in a
complex. If no violations or if only warning conditions are found during the inspection and
investigation of the Service Request records for the previous year reveals no violations, then
inspections will be made according to the following schedule:
12 or fewer units - Interior inspection waived for one year
13-19 units - One unit will be inspected
20 or more units - 5% will be inspected
If, however, violations other than warning conditions are cited during the inspection or
Service Requests with major deficiencies are on file for the previous year, then the
inspections will continue for 20% of the apartments.
Addenduua E
Program year one - Voluntary inspection program
Give owners opportunity to include inspection clause in leases.
Year 2 - start date June 1997
Goal - inspect 20% of the interior of apts
owned by one owner in a complex.
No or warning conditions found during inspection and
investigation of Service Requests during the last year, then U other than warning conditions
inspections will be made according to the following schedule. cited on inspection or Service
12 or fewer units - interior inspection waived for one year. Requests with major deficiencies
13 -19 units - one unit will be inspected. during the last year.
20 or more units - 5% will be inspected.
If more than 12
units and no or
warning conditions
found during
inspection and
Service Requests
continue to inspect
at above schedule.
Com " S... r -
The Environmental Health Division will make initial contact with the owner of the property
by sending the Annual Inspection Request Letter. The owner is then given 30 days to
respond (note: the owner is not required to wait for the Annual Inspection Request Letter,
annual inspection appointments may be made months in advance to take advantage of
vacancies). At this point, one of three situations will arise:
1. If the owner responds and agrees to the inspection, the owner must notify the tenant of the
inspection at least 72 hours in advance by placing a notice on or under the door. The tenant
then has the right to refuse inspection. If this occurs, then the owner will request permission
from a different tenant. Once the owner has the tenant's approval, the owner can then
schedule an appointment for inspection with the Village secretary. The owner or a
representative for the owner must sign the inspection report verifying that the Village has
proper notice. The inspections continue until 20% of the apartments, common areas, and
exteriors are made. If, for some reason, less than 20% of the tenants allow inspection, an
administrative warrant will be sought to permit inspection of the mandatory 20%. The
standard procedures for follow-ups and reinspection are followed if necessary.
2. If the owner fails to respond, the Environmental Health Division will verify ownership of
the property and the address of owner. A second letter will then be sent. If the owner fails
to respond to the second letter, the owner will be notified that the Village will request
permission to inspect apartment interiors, common areas, and exteriors interiors directly from
the tenants.
An inspector from the Environmental Health Division will request inspection directly from the
tenants. The tenant has the right to refuse inspection. If this occurs then the inspector will
request permission from a different tenant. Permission from the tenant must be in writing.
The process continues until 20% of the apartments, common areas, and exteriors are made. If
less than 20% of the tenants allow inspection, an administrative warrant will be sought to
permit inspection of the mandatory 20%. The standard procedures for follow-ups and
reinspection are followed if necessary.
3. If the owner responds but refuses to permit inspection, an administrative warrant will be
sought to permit inspection of the mandatory 20%. Once the inspection of 20% of the
apartments, commons areas, and exteriors are made the standard procedures for follow-up and
reinspection are followed if necessary.
3
Multi -Family Rental License Interior Dwelling Inspection Program
Goal - maintenance of the licensed rental properties for the health and safety of the tenants and
occupants, and the preservation of the housing stock for the benefit of the property owner and
community.
Year one - Voluntary inspection of dwelling units.
Emphasis on education and community involvement.
Provides opportunity for owners to include Village inspection clause in all leases.
Year two - Begins June 1, 1997.
Owners are notified of Village's tenatative schedule to inspect their complex.
Program will no longer be voluntary.
At time of license renewal provide owners with a tenative inspection schedule.
Annual inspection request sent to owner.
Model letter to be drafted Owner is given 30 days to respond.
Outcome 1 I I Outcome 2 1 I Outcome 3
Owner schedules
annual inspection
of his building at
his convenience.
This can be done
months in advance
to take advantage of
vacancies.
Annual Inspection
Request sent to
owner.
Model letter to be
drafted. Owner is
given 30 days to
respond.
Owner notifies tenant of inspection at least 72
hours in advance by placing a notice on or
under the door.
Tenant
allows
inspection.
Owner schedules
inspection with Owner
Village secretary. req(!es!s
L permission
from a
Owner or representitive different
signs report verifying tenant
that we have proper
notice.
Inspection of 20% of
the apartments,
common areas, and
exteriors made.
Standard procedures
for follow-up and
reinspection if
neccessary.
Tenant
refuses
inspection.
Less than 20% of I
the tenants allow
inspection. I
An administrative
warrant will be
sought to permit
inspection.
OUTCOME 2
Annual inspection request sent to owner.
Model letter to be drafted. Owner is given 30 days to respond.
Owner fails to
respond.
Ownership and
address verified.
Owner notified
Village will request
permission from
tenants and inspect
oomatmon areas and
exteriors,
Inspection requested
directly front tenams.
Written permission
will be requested.
Tenant Tenant
"ow, refuses
inspection, inspection.
Less than 20% of
Owner schedules Inspector the tenants allow
inspeofion with requests inspection.
Village secretary. permission . . . .......
from a
different
tenant.
Inspection of 20% of An administrative
the apartments, warrant will be
common areas, and sought to permit
exteriors made. inspection.
Standard procedures
for follow-up and
reinspection if
neccmsary.
OUTCOME
Annual Inspection Request sent to owner.
Model letter to be drafted. Owner is given 30 days to respond.
Owner refuses to
permit inspection.
An administrative
warrant will be
sought to permit
inspection.
Inspection of 200/0 of
the apartments,
common areas, and
exteriors made.
Standard procedures
for follow-up and
reinspection if
neccessary,
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Page 2
4. Drugs and weapons observed during a routine inspection will be reported to the police. Only
when the owner or manager is involved with these illegal activities would they be charged.
5. Again staff believes that education and working with the ad-hoc committee will help to improve
the publics understanding of these requirements.
Invesco, 1295 Broadway, Des Plaines (Addendum G4)
Comments - A detailed list of constructive and helpful suggestions was provided.
Staff Response - These suggestions have been incorporated into the latest draft.
John Stallone, 536 Ida Court (Addendum G5)
Comments -
1. Concerned that the inspection program may violate the tenants constitutional rights.
2. Provide violations in more detail.
Staff Response -
1. As supported by the ACLU in a recent article in the Tribune this inspection program does not
violate a persons constitutional rights. (Addendum G6)
2. Violations will be provided in more detail.
Lois Mc Michael, 547 Ida Court (Addendum G7)
Comments - Will Village provide a sample lease rider?
Staff Response - The Village Attorney has drafted a sample lease rider and it will be distributed
to all licensed owners and managers.
fMr. Robert J. Roels, R.S. g6-06-12 A08 45 i N
Environmental Health Coordinator
Village of Mt. Prospect
Community Development Department
100 So. Emerson St
Mt. Prospect, ll.
Although I was unable to attend the June 6, Visions Housing
Committee meeting I want to express my appreciation and continued
interest in the work being done by your department.
Our home is located in the area between Kensington and Euclid and
three doors from Wheeling Road. The Boxwood apartments have been of
great concern to our neighborhood for a number of years. Thanks to the
continued efforts of the village, our neighbors have been reassured as to the
stability of the area. Owners of several houses on our street have recently
invested in large home improvements (siding, etc.) which I consider a very
good sign.
I was pleased to receive your letter of May 24, regarding new
inspection procedures. I will share this information with my neighbors.
There is, however a point that was raised at the January 29, meeting that I
feel needs to be addressed. There are four apartment buildings on Wheeling
Road (1000 through 113 0) where the most prevalent problem appears to be
overcrowding. It is obvious, by the number of cars in front of the buildings
and the number of people milling around outside on a warm day that the
number of occupants exceeds legal occupancy. I realize that this is difficult
to prove. Will the new unit inspection ordinance deal with this serious
problem?
The village has done an outstanding job in our area. Many thanks.
Yours truly
Elaine Costello
605 Greenwood Dr.
Mt. Prospect, Il. 392-4526
Addendum G1
960 �Cvd
Amod Aadf� Y-2 60056
June 11, 1996
Mr. David Hulseberg
Village ofMount Prospect
1OO@.Emerson St.
Mount Prospect, (LGDOB6
Dear David,
| would like tmreiterate mycomment from the last meeting that you and your
team have ogood job |nmaking the proposed inspection program workable and
less objectionable. I felt we had a consensus in last Thursday's meeting in that
we all agreed that one or a "small number" of "Warning Conditions" would not be
a cause for enforcement action by the Village. With this understanding, the
major portion ofthe objections tothe new ordinance will, disappear. |connot
envision osituation inthe near future where the Village would have the
resources torigorously enforce this, orwhere priorities would justify it.
When |read the draft ordinance literally, | interpret has being atodds with the
consensus from the meeting. Myconcern comes from the definition of"Warning
CondNon".which ieclearly considered m"Vio|odon^.and kanot distinguished
from violations which are a threat to health or safety. I would like to suggest the
following revised dofinition.which would clearly identify the presence ofa
"warning condition" asnot being a^vio|ation^and hence not subject tu
enforcement action.
0Vammimg Condition Any deviation mr variance from the standards
specified |nthe Property Maintenance Code which
typically does not threaten the health orsafety ofthe
reoidanto.... |tierecognized that such conditions, in
sufficient number, may become mthreat tothe health
orsafety ofthe residents. Adanytime .... '
This still leaves the issue of"how many Warning Conditions are needed to make
a Violation" at the discretion of the inspector's judgment (or the court), but I think
that is an appropriate compromise.
The second point | would like to make is that the owners would like to see words
which make it clear that they will not be penalized or prosecuted if a tenant does
not cooperate ondrefuoesoccesa. |mnnot sure where this would gointhe
proposed ordinance.
Losdy, | talked toInvesco regarding their concerns, and | would like tosuggest
that Article 23.1813B.1.dshould bechanged with respect to authority to accept
service ornotice. Since notices are given bymail, itwould seem the only
reasonable requirement ioaname, phone and mailing address. | see nological
reason far mnagent inMt. Prospect, amporhapeitimm|egm|iesuo? Please
clarify this point.
| think that ifyou make the necessary changes hmthe ordinance bmmake it
comply with the presentation and discussion from last Thursday's meeting, you
will get support from most of the owners. The progressive owners agree with the
need tmimprove the rental housing stock, and efair and workable program will
bewelcomed bymany and accepted bythe others. However, the current mood
inthe country |overy distrustful ofgmmmmentwzthe ViUaQeneeds bobavery
open and willing toadapt tothe legitimate conoennamftheownara. I|ooh
forward toseeing the final version ofthe ordinance.
With best regards,
June 11, 1996
Mr. David Hulsabarg
Village ofMount Prospect
100 S. Emerson St.
Mount Prospect, |LGOD56
Dear David,
| would like boreiterate mycomment from the last meeting that you and your
team have a good job |nmaking the proposed inspection program workable and
less objectionable. I felt we had a consensus in last Thursday's meeting in that
we all agreed that one or a "small number" of "Warning Conditions" would not be
acause for enforcement action bythe ViUage.With this understanding, the
major portion ofthe objections bmthe new ordinance will, disappear. |oanncd
envision osituation inthe near future where the ViUagewould have the
resources torigorously enforce this, orwhere priorities would justify it.
When | read the draft ordinance literally, |interpret itaobeing edodds with the
consensus from the meeting. K8yconcern comes from the definition of"Warning
Condition", which is clearly considered a "Violation", and is not distinguished
from violations which are a threat to health or safety. I would like to suggest the
following revised definition, which would clearly identify the presence ofa
"warning condition" asnot being a^vio|abon^and hence not subject bm
enforcement action.
Warning Condition Any deviation mrvariance from the standards
specified imthe Property Maintenance Code which
typically does not threaten the health qrsafety ofthe
neaidento.... |tiurecognized that such conditions, in
sufficient number, may become mthreat tothe health
orsafety ofthe residents. Aianytime ....
This still leaves the issue of"how many Warning Conditions are needed tomake
a Violation" at the discretion of the inspectors judgment (or the court), but I think
that is an appropriate compromise.
The second point | would like tomake is that the owners would like tosee words
which make it clear that they will not bopenalized orprosecuted ifutenant does
not cooperate and refuses access. |emnot sure where this would gointhe
proposed ordinance.
Addendum G2
Lastly, I talked toInvesco regarding their concerns, and | would like tosuggest
that Article 23.1813 B1.dshould bechanged with respect to authority to accept
service urnotice. Since notices are given bymail, kwould seem the only
reasonable requirement iamname, phone and mailing address. | see nological
reason far anagent inMt. Prospect, uuperhaps k|amlegal issue? Please
clarify this point.
| think that ifyou make the necessdry changes inthe ordinance tomake it
comply with the presentation and discussion from last Thursdays meeting, you
will get support from most of the owners. The progressive owners agree with the
need to improve the rental housing stock, and a fair and workable program will
bowelcomed bymany and accepted bythe others. However, the current mood
inthe country |every distrustful ofgovennment.mothe ViUogeneeds tobevery
open and willing toadapt bmthe legitimate concerns mfthe owners. ||ook
forward toseeing the final version ofthe ordinance.
With best regards,
COMMENTS MAY BE VVPJTTEN ON THE ORDD
ADDI-nONAL SPACE, PLEASE USE I
n;
96-00-27 A88:37 IN
/
41 Addendum o3
wo
"Teaching the Secrets to Financial Success!"
Mr. David.Hulseberg
Village of Mount Prospect
100 S. Emerson Street
Mount Prospect, IL 60056
Dear Dave:
1295 Rand Road • Des Plaines, Illinois 60016
Phone: (847) 824-4078
Fax: (847) 824-7410
June 7, 1996
The village property owners' meeting of June 6th was yqU
positive. Our concern over the search and seizure laws was
completely abated with your explanation of how the new ordinance
would be enforced (owner must ask tenant for right to enter for
village inspection; if tenant refuses, village may obtain a
warrant). This is the only way inspections of occupied
apartments really work!
Your clarification of the difference between "warning conditions"
and "violations", and your assurance that " warning conditions"
are only "helpful notes to owners of recommended improvements"
and would not become violations if left unattended completely
alleviated our fears of attempted intimidation of owners by
village personnel. Mr. Hill listened and did not object; we
assumed that his lack of objection constituted agreement. We
came away enthusiastically, believing Mount Prospect wanted an
ordinance that would benefit apartment owners.
However, after reading the draft of the proposed ordinance, we
are convinced thatyouhave reserved the right to change your
stated policies at any time. We're concerned about several
points in the ordinance:
1) The "warning conditions" definition says that, at the
4i_sqrqtion of the inspection department, warning
conditions may become violations.
Addendum G4
Page 2 June 7, 1996
2) The ordinance provides, in several places, that the tenant
must be given "a form provided by the village". Such a
form has not been provided as yet, and even if provided,
could be changed at any time by "the village". Such a
form must not demand or infer that the tenant must give
his permission as a'condition of his right to lease an
apartment in Mount Prospect.
3) Any nonresident owner must appoint an agent with authority
to accept service. This obviously must mean, although it
doesn't say so, that the agent must be a'resident of or at
least have an office in, Mount Prospect. Otherwise, an
owner living in Des Plaines could appoint an agent in
California! Many owners and agents (such as ourselves)
are very convenient to Mount Prospect. It took us six
minutes to get from our office to the meeting. Why should
we have to hire an agent in Mount Prospect? We don't
remember this subject was ever discussed at a meeting.
4) Fourth, and most important of all, sec. 23.1817 gives the
Village Manager (or his appointed representative) the
right to revoke an operating license and post the
without giving the owner any right
to appeal the decision! Only a competent court of
jurisdiction has'this right; the final revocation
by the village manager must be appealable within a
reasonable time (8 days?). The BOCA codes do authorize a
municipality to have a licensing revocation process, but
their suggested process includes appeals to the village
board, the mayor and the courts. The way the new
ordinance is written allows the village manager or his
representative to "take" property a priori without a court
hearing, and to post the building before any court
hearing. This is certainly a bad provision, and is
probably unenforceable. How much damages might a court
award an owner if the building(s) were posted without
proper authorization?
Page 3 June 7, 1996
If we can get these four provisions sufficiently modified, so as
to agree with what we were told Thursday night, we will all
benefit from the new ordinance.
You told us at the meeting to let you know if we needed more time
for written suggestions before the village board votes this
ordinance into law. We are requesting until the 21st of June
(only two weeks total) to consult with Mr. Maury and perhaps a
few other more sophisticated owners who understand the necessity
and benefits of instituting an inspection program that will work.
Then we can return to you an ordinance draft with changes to
answer the four major problem areas. We believe more than 90% of
owners would favor an ordinance with these changes, and that many
enforcement questions would be answered in the ordinance itself
rather than in court.
Please wait for our input. We're sure everyone will benefit.
Sincerely,
MyraMyro J. Gaylord
4yri,
Ke* B. Ryborg
CC: Janonis
Hill
Cooney
Roels
•
"Teaching the Secrets to Financial Success!"
Mr. David Hulseberg
Village of Mount Prospect
100 S. Emerson street
Mount Prospect, IL 60056
Dear Dave:
96-06-19 A08:49 IN
1295 Rand Road * Des Plaines, Illinois 60016
Phone: (8,47) p24.4o78
Fax: (847) $24-7470
June 15, 1996
Here is the suggested ordinance draft as per our letter of June
7th. We feel that, with these few changes, the ordinance will do
everything you described at our last meeting. Most of the
confusing language has been changed. A few places we have made
changes to strengthen your enforcement procedures.
A few comments remain:
1) Our definition of "Code Official" (p.2) could probably use
some improvement. We're not sure what you meant it to mean.
2) Section 23.1813.B.1.d does not require an agent to be near
Mount Prospect. We assume this requirement is being drafted
to make personal service less time-consuming for the village.
It's a good idea, but too restrictive. If you don't like 1120
minutes" or 1130 minutes", perhaps you could use 1120 miles"
or something else more definitive.
3) Section 23.1814 has an Article A, but no B or C.
4) The term "Conditional License" is confusing and seems not to
serve any purpose; we have removed it.
5) Section 23.1817 has an Article C, but no A or B.
6) We have changed Section 23.1821 so the necessary lease
provisions will already be in effect on June 1, 1997. This
should not be a burden to owners.
Page 2
We hope you will consider these changes on behalf of all Mount
Prospect apartment owners, present and future. Passage and
enforcement of an ordinance like this will increase property
values in the Village rather than diminish them.
Sincerely,
Myron J. Gaylord
CC: Janonis
Hill
Cooney
Roel
ORDINANCE NO.
AN ORDINANCE AMENDING ARTICLE XIII ENTITLED "PROPERTY
MAINTENANCE CODE" OF CHAPTER 21 AND
ARTICLE XVIII ENTITLED "RESIDENTIAL
LANDLORD AND TENANT REGULATIONS" OF CHAPTER 23
OF THE VILLAGE CODE OF MOUNT PROSPECT
WHEREAS, the Village of Mount Prospect has a significant number
of apartment buildings, some of which have fallen into disrepair
and area risk to the health, safety and welfare of the
residents; and
WHEREAS, experience has shown, both in Mount Prospect and other
communities, that a consistent and continuing program of
inspections and regular maintenance is the most efficient way to
assure that rental apartments meet the health and safety
requirements of the State and the Village; and
WHEREAS, if buildings in a community are permitted to become
rundown, the tax base of that community will be threatened; and
WHEREAS, it is recognized that some persons living in rental
apartments lack the financial means, acting individually, to
assure that their housing is maintained in a habitable condition;
and
WHEREAS, the President and Board of Trustees of the Village of
Mount Prospect believe that a program assuring proper maintenance
of apartment buildings in the Village, while applying to all,
shall not operate as an undue burden on those owners who
diligently maintain their buildings, but should include a system
of incentives for self-regulation; and
WHEREAS, the President and Board of Trustees of the Village of
Mount Prospect have determined that it is in the best interests
of the Village to establish a continuing regular system of
inspection of the exterior, common areas, and individual
.apartment interior of all multi -family structures located within
the Village;
BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE
VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
SECTION ONE: That Section 23.1803 entitled "Definitions" of
Article XVIII (Residential Landlord and Tenant Regulations) of
Chapter 23 of the Village Code of Mount Prospect, as amended, is
hereby further amended by adding thereto in proper alphabetical
sequence the definitions of "Code Official", "Inspection Group",
�Fdl
"Village Manager" and "Warning Condition", so that hereafter said
Section 23.1803 shall include the following:
Code Official
The person designated by the Village
Manager to be responsible for issuing and
maintaining all licenses of each
Inspection Group.
Inspection Group
A building or buildings within an
apartment complex that are under the same
legal and beneficial ownership.
Village Manager
The Village Manager or any person acting
in the Manager's stead or as appointed by
the Village Manager to Act as his/her
agent.
Warning Conditions/
Conditions which typically do not threaten
Violations
the health or safety of the residents in a
structure which is otherwise in good
repair.
Examples of warning conditions are:
1. Small cracks in wall, window or
ceiling.
2. Screens with small holes.
3. Loose door knob.
4. minor dripping faucet.
5. Small cracks and holes in walkway
leading to house.
6. Closet door off track.
7. Loose hinge on cupboard door.
8. Minor peeling paint.
9. Tree or bush branches scraping against
a structure.
10. Other conditions that are consistent
with the definition and character of
these examples."
Examples of violations are:
1. Roof leaks.
2. Active cockroach and/or mouse
infestations.
3. Holes from water damage in walls,
floors and ceilings.
4. Broken windows.
5. Security door locks.
6. Intercom systems.
7. Broken handrails.
8. Broken stairs.
9. Inoperative or missing smoke or fire
detectors.
10. Other conditions that are consistent
with the definition and character of
these examples."
SECTION TWO: That 23.1804.A entitled "Rental Agreements" of
Article XVIII (Residential Landlord and Tenant Regulations) of
Chapter 23 of the Village Code of Mount Prospect, as amended, is
hereby further amended by adding thereto a paragraph 5; so that
hereafter said Section 23.1804.A.5 shall be and read as follows:
5. The lease shall inform the tenant that the interior of the
unit may be subject to regular inspection and/or
investigation of complaints of violations for compliance
with Village Codes to ensure the health, safety, and
welfare of the residents and the public so long as approval
is given by the tenant or administrative warrant is
obtained.,,
SECTION THREE: That Section 23.1805 entitled "Tenant
Obligations" of Article XVIII (Residential Landlord and Tenant
Regulations) of Chapter 23 of the Village Code of Mount Prospect,
as amended, is hereby further amended by adding thereto
subsection M; so that hereafter Section 23.1805.M shall be and
read as follows:
M. Sublet only in accordance with the terms of the lease.
Under no circumstances shall the tenant sublet the unit or
rent any portion of the unit for any consideration
whatsoever so long as the tenant uses the unit as the
tenant's own residence, domicile or sleeping quarters for
more than one day in any thirty (30) day period."
SECTION FOUR: That Section 23.1806.E.1 entitled "Access to
Rental Unit" of Article XVIII of Chapter 23 of the Village Code,
as amended, is hereby further amended in its entirety; so that
hereafter said Section 23.1806.E.1 shall be and read as follows:
" E. Access to Rental Unit.
I. The landlord shall not abuse the right of access to the
rental unit or use it to harass the tenant. Except in
cases of emergency, the landlord shall, if at all
practical, give the tenant reasonable notice of his or
her intent to enter and may enter the unit only between
8:00 a.m. and 8:00 p.m. The landlord may enter a rental
unit for the following purposes:
a. to conduct a necessary inspection of the premises,
b. with the Village during the annual license
inspection or during the investig4tion of a
complaint of violations of the Village Code, with
the tenant's permission,
C. to make necessary or agreed repairs, decorations,
alterations, or improvements,
d. to supply necessary or agreed services, or
e. to show the dwelling unit to prospective purchasers,
mortgagees, tenants or workmen."
SECTION FIVE: That Section 23.1813 entitled "Inspections by
Village" and Section 23.1814 entitled "License to Operate Multi -
Family Rental Structures" of Article XVIII (Residential Landlord
and Tenant Regulations) of Chapter 23 of the Village Code of
Mount Prospect, as amended, are hereby further amended in their
entirety and by renumbering said Section 23.1813 to Section
23.1814 and Section 23.1814 to Section 23.1813; so that hereafter
said section 23.1813 and Section 23.1814 shall be and read as
follows:
Sec. 23.1813 License to Operate Multi -Family Rental
Structures.
A. License Required.
1. It is unlawful for any person to operate, maintain
or offer to rent-, within the Village, a multi-
family rental structure whether vacant or not,
without first obtaining a license as provided in
this Chapter. The license shall be issued only to
an Inspection Group, as defined in this Chapter.
2. It is unlawful for a person to enter into a lease,
either as lessor or lessee, for a multi -family
rental structure if the premises has a revoked
license.
3. It is unlawful for any person to occupy, renew a
lease, offer for rent or permit occupancy of any
vacant dwelling unit or any dwelling unit that
becomes vacant in an Inspection Group that is
unlicensed or while a license is under revocation.
4. These licensing requirements shall not apply to the
following structures:
a. Hotels, motels, and other structures which
rent rooms to occupants which are primarily
transient in nature, and making use of the
facilities for a period of less than thirty
(30) days.
b. Nursing homes, retirement centers and rest
homes which are subject to licensing and
inspection by the State or the federal
government.
5. A license for a multi -family rental structure
cannot be transferred to another multi -family
rental structure nor to a succeeding owner.
B. License Application.
1. Each applicant for a license to maintain a multi-
family rental structure shall file a written
application with the Code Official stating:
a. The full legal name, address, and home and work
telephone numbers of each and every legal and
beneficial owner.
b. The address of the multi -family rental
structure or Inspection Group.
c. The number of dwelling units within the
structure or Inspection Group
d. In the case of an owner who is not a resident
of the Village, or living within a 20 minute
commute radius of the Village offices, the
name, address and phone number of an agent
located within this radius with authority to
accept service or notice of a violation.
2. All license fees shall be due and payable on or
before June 1st of each year. All licenses shall
expire on May 31st, next after the date of issue.
3. Each license application shall be accompanied by a
fee of $14.00 per unit for multi -family rental
structures. If an application for a renewal of an
existing license is received after June lst the fee
shall be increased to $21.00 per unit.
4. Whenever there is a change in the ownership of a
multi -family rental structure or a change in the
owner's property agent, the owner shall, within
fifteen (15) days of such change, file a written
notice with the Code Official indicating such
change.
5. Application for license renewal shall be made in
the same manner as a new application except that
the application shall state that is for
renewal."
Sec. 23.1814 Inspection by Village.
A. Inspection Requirements: License Issuance or Denial.
1. Each multi -family rental structure and each unit
within the structure shall be subject to
inspection, in accordance with this Section
23.1814, for compliance with all applicable
regulations. A license may be denied
if the property has been inspected and is not in
compliance with applicable regulations.
2. Initial and subsequent.annual licensing inspections
shall include the building exterior, common
areas, basement and not less than 20 percent (20%)
of the individual dwelling units. All units within
the structure shall be inspected every 5 years
unless inspections are required less frequently
pursuant to the incentive provisions of this
Article.
3. When a licensing inspection of a multi -family
rental structure reveals any violation, a time
period for compliance shall be set by the Code
Official in accordance with Village Property
Maintenance Code. The Code Official shall send
notice of the violations and the compliance period
to the property owner or the listed property agent
by regular U.S. Mail at the address provided on the
most recent license application. The notice shall
include the following:
a. Identification of the property or Inspection
Group;
b. A statement listing the violations and
applicable Code sections;
c. The time period for compliance;
d. An explanation that if all violations have not
been corrected within the compliance time
period the license is subject to suspension,
revocation and non -renewal.
4. A licensing reinspection will be conducted at the
request of the owner or the owners.
5. If during a licensing inspection or reinspection
any dwelling unit is determined to be unfit for
human occupancy as specified in the Village's
Property Maintenance Code, an additional twenty
percent (20%) of the dwelling units in the subject
rental residential property or Inspection Group
shall be inspected. If similar violations are
observed in the additional dwelling units, the
owner's entire rental residential property or
Inspection Group shall be subject to inspection.
6. If, during any licensing period the Village finds
no violations, but only warning conditions, then
subsequent inspections shall be made according to
the following schedule:
a. An Inspection Group with twelve (12) or fewer
units shall have individual dwelling unit
inspections waived for the next license year.
However, an Inspection Group with twelve (12)
of fewer units shall have at least one unit
inspected ever other year, even if the
Inspection Group remains in the incentive
program.
b. An Inspection Group with thirteen (13) or more
units shall have only five percent (5%) of the
units inspected for the next license year.
This less stringent schedule shall function as an
incentive to owners to assure compliance with
Village regulations.
If, while the incentive schedule is in effect,
either inspections or service requests reveal
violations other than warning conditions, then the
regular schedule shall immediately go back into
effect. However, the incentive schedule shall
remain in effect for as long as only
warning conditions are found.
7. The owner will be given at least thirty (30) days
notice by regular and certified mail prior to any
regular inspection being conducted. Upon receipt
of'the Notice of Inspection, the owner shall notify
the tenant of the date and time of the inspection
at least seventy-two (72) hours prior to the
inspection. The Director of Community
Development shall establish procedures for
attempting to assure reasonable notice in
circumstances (i.e. lack of cooperation by owner)
where service and posting are not necessarily in
accordance with this Subsection 7.
8. If any owner, property agent, tenant or other
person in control of a multi -family rental
residential structure or a dwelling unit fails or
refuses to consent to free access and entry to the
property or dwelling unit for any inspection
pursuant to this Article, the Code Official or his
designee may apply to the Circuit Court for an
administrative warrant or other appropriate court
order authorizing such inspection. Such an
application shall not be a waiver of the Village's
right to seek other remedies pursuant to this
Article."
SECTION SIX: That Section 23.1815 entitled "Penalties" of
Article XVIII (Residential Landlord and Tenant Regulations) of
Chapter 23 of the Village Code, as amended, is hereby further
amended by renumbering said Section 23.1815 to Section 23.1819
"Penalties".
SECTION SEVEN: That Article XVIII entitled "Residential Landlord
and Tenant Regulations" of Chapter 23 of the Village Code, as
amended, is hereby further amended by deleting Section 23.1816
"Severability" and Section 23.1817 "Effective Date" in their
entirety and substituting therefor Section 23.1816 entitled
"Notice of Failure to License" Section 23.1817 entitled
"Revocation of License" and Section 23.1818 entitled
"Violations", so that hereafter said Article XVIII of Chapter 23
shall include the following:
Sec. 23.1816 Notice of Failure to License.
Whenever an owner or property agent of a rental
property or Inspection Group refuses or "fails, after
reasonable notice," to license the property with the
Village, the Code Official may post a notice on all
entrances to the rental property or Inspection Group
containing the following statement:
You are hereby notified that the owner, or agent
of this rental structure has failed to license
this rental property with the Village of Mount
Prospect in violation of Section 23.1813 of the
Mount Prospect Village Code. No new leases may be
entered into and no leases may be renewed until
the proper license is secured.
Sec. 23.1817 Revocation of License
1. Whenever, upon reinspection of the Inspection Group
or any portion of the Inspection Group, the Code
Official finds that conditions or practices remain
which are in violation of any applicable
regulations, the Code official shall serve the
owner or operator with a final notice of violation.
The notice shall state that unless all violations
cited are corrected within a reasonable time of not
less than five (5) days nor more than thirty (30)
days, weather permitting, the operating license may
be revoked.
2. At the end of the time allowed for correction of
any violation cited, the Village shall reinspect
the multi -family rental structure or Inspection
Group, and if it is determined that the violations
have not been corrected, an order may be issued
revoking the operating license. The order shall
take effect eight (8) days following mailing to the
landlord unless a hearing is requested as set forth
in Subsection 3 below.
3. Any person whose license to operate a multi -family
structure or Inspection Group is subject to
revocation shall be entitled to a hearing on that
revocation action by filing with the Village
Manager a written request for a hearing before the
Village Manager within eight (8) days following the
mailing of the revocation order. Upon receipt of
the request, the hearing shall be scheduled at a
date not more than twenty-one (21) business days
thereafter. Upon completion of the hearing, the
Village Manager may either:
a. Confirm the revocation; or
b. Hold the revocation in abeyance and allow
additional compliance time; or
c. Rescind the revocation.
4. If a timely request for a hearing is not filed,
then the revocation order shall be final.
5. In the event an operating license is revoked by
the Village Manager as per Subsection 4, or after a
hearing by the Village Manager and confirmation by
a court of jurisdiction, then:
10
a. No existing rental agreement or lease shall be
renewed and no new rental agreement or lease
shall be entered into with respect to any
rental unit located within the Inspection
Group; and
b. the Village shall have the right to proceed
under Section 23.1812 of this Article.
6. A license which has been revoked shall not be
reinstated. The property owner may, however,
obtain a new license after all violations have been
corrected by following the procedures for
obtaining a new license as set forth in this
Article.
7. Whenever a license is revoked permanently, the Code
Official shall notify all tenants of the rental
residential structure or Inspection Group by
,posting a notice on all entrances to the rental
residential structure. The notice to the tenants
shall include the following statement:
You are hereby notified that the license for
this structure has been revoked pursuant to
Section 23.1817 of the Mount Prospect Village
Code. No existing rental agreement or lease
shall be renewed and no new rental agreement or
lease shall be entered into with respect to any
rental unit located within this building.
C. Remedies Not Exclusive
Nothing in this Article shall prevent the Village from
taking any action to eliminate a violation available
under Chapter 21 of this Code or any other applicable
regulation. Further, nothing in this Article shall
prevent the village from taking any emergency action
permitted by law when any action of a multi -family
rental structure is a danger to person or property.
Sec. 23.1818 violations.
The following shall constitute violations of this Chapter:
A. Failure by an owner to permit access to a premises or
an individual unit when any inspection or reinspection
is required by this Article.
11
B. Failure of the owner or owners of the rental
residential property to obtain a license for such
property.
C. Failure of the owners of the rental property to
maintain the structure and premises in compliance
with applicable Village regulations.
D. To remove or deface any notice which has been
posted pursuant to this Article.
SECTION EIGHT: That Article XIII entitled "Residential Landlord
and Tenant Regulations" of Chapter 23 of the Village Code, as
amended, is hereby further amended by creating a new Section
23.1820 entitled "Severability" and Section 23.1821 entitled
"Effective Date", so that hereafter said Section 23.1820 and
Section 23.1821 shall be and read as follows:
Sec. 23.182 Severability.
If any provision or part thereof of this Article is
declared by a court of competent jurisdiction to be invalid
and of no further force and effect, such invalidity shall
not affect the remaining provisions of this Article,
which shall remain in full force and effect.
Sec. 23.1821 Effective Date.
This Article shall apply to and govern every lease or
renewal thereof for a "rental unit", as defined herein,
entered into or renewed after the date this ordinance is
enacted."
SECTION NINE: That Article XIII entitled "Property Maintenance
Code" of Chapter 21 (Building Code) of the Village Code of Mount
Prospect, as amended, is hereby further amended by adding thereto
a new Section, Section 21.1309 entitled "Additional Units"; so
that hereafter said Section 21.1309 shall be and read as follows:
Sec. 21.1309 Adding or Deleting Units in an Inspection
Group.
The Code Official must be notified of any change being made
in the number of units within a licensed Inspection Group.
If the change is due to the transfer in ownership of one or
more existing units, notification may be made on the
License Application. Approval must be obtained from the
Code official prior to any addition of formerly unlicensed
units to an Inspection Group. Application for such change
shall be made on a form provided by the Code Official.
W
The Code Official will review the proposed change and
respond to the property owner within thirty (30) days of
the filing of the application. Any and all additions must
meet all Zoning and Building Code requirements."
SECTION TEN: That this Ordinance shall become effective on the
1st day of June, 1997.
SECTION ELEVEN: That this Ordinance shall be in full force and
effect from and after its passage, approval and publication in
the manner provided by law.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this day of 1996.
Gerald L. Farley, Village President
ATTEST:
Carol A. Fields, Village Clerk
g is I pol �1 fo=o .
June 24, 1996
To David Hulfeberg:
We can understand the reasoning and benefits of hpving an Interior
dwellihg inspection progrnm. The health and'safety of the tenants
should be number one concern of the inspections; As well A.i
maintaining the quality of our property and the common area for
the benefit of the propertyowners and the community.
One problem we see Is gaining co9peration with the tenants to
gain access Into their apartment. We believe this will crep.te an
Invasion of their Constitutional Rights; an invasion of privacy.
The "Warning Conditions" will bring the tenants to question their
Constitutional Rights. i.e. #6 States: Closet door off track;
won't the inspectors have to open the closet door and do they
have the right to open the door? #7 states: Loose hinge on cup-
board door; again will theinspector have the right to open the
cupboard door? We feel this Is sn Invs%sion of the tenants
Constitutional Rights,
It Is our feeling that some of the violations listed, as they
now stand, are open to Inspectors Interpretation. The list of
violations should be more detailed. and. more specific, In order,
to be an.accur)qte-guldellne for the Inspectors and owners.
A�ohn J�Siallone
�
L
Jane Stallone
536 W. Ids. Court
Mount Prospect, 11 60056
Addendum G5
to
de
int
ted
of
tich
bru-
Sw Chicago Tribune, Sunday, April 7,1996 Section 4 3
Mt. Prosispeci I.- to h apo gent » ..
Some call code linspoctions a violation -of privay
By Tracy Dell'Angela
TRmuNE STAFF WRITER
For years, Mt. Prospect
searched for a weapon to use in
its war against apartment land-
lords and tenants who violated
building and health codes.
Village officials even considered
creating a special taxing area
around 18 apartment complexes,
where the owners would have to
pay for additional police and
building inspection services.
But the plan misfired in a big
way. It was denounced as discrim-
inatory, and public outcry blocked
its implementation in 1993.
Finally, the village has arrived
at a solution that, while not with-
out cdntroversy,,has been tested
by time and experience in several.
Chicago suburbs, including Oak
Park, Evanston,' Elgin, Addison
and Aurora.
Starting in a few months, Mt.
Prospect inspectors would be able
to enter individual apartiftents on
a regular, rotating basis and,
search for code violations, health
hazards and sanitation problems.
This will be done after a new
inspector is hired and the Village
Board comoletes'the rules for con-
ducting these inspections.
"It's a,two-edged sword," said
Dan Chalifoux, manager of Colony
Apartments, a 783 -unit complex
on Enterprise Drive. "A problem
does exist, and there's going to be
some benefits, But individual,
rights will suffer."
Mt Prospect isn't the only com-
munity under pressure to clean
up its worst apartment buildings.
But the issue looms large for this
northwest suburban village,
where 38 percent of its 20,000
households live in multifamily
buildings.
Before the change, inspectors
were allowed to regularly inspect
building exteriors and common
inside areas, but they were not
permitted to enter an individual
apartment unless they received
complaints.
"This is not intended to invade
the tenant's rights," said Bob
'it's. a two-edged sword.'
Dan Chalifoux, property manager
Roels, Mt Prospect's environmen-
tal health coordinator. "It's
intended to protect them."
The reaction of Mt. Prospect
,tenants likely will depend on'
whether the inspections improve
their living conditions, .
"I don't,thinkit's right even if
it would be for my own safety,"
sald.Nick, Stoepler, 33, an engineer
who lives at Colony Apartments.
"I think it's invading my privacy°"
Yet these searches have sur-,
vived court challenges and are
considered constitutional.
"As long as ifs regular, routine
inspections and done for the pur-
pose of health and safety, then
they're within the bounds of the
law," said Valerie Phillips, spokes-
woman for the American Civil
Liberties Union in Chicago.
Intran Ali, who lives with his
family at Pickwick Apartments on
Dempster Street in Mt. Prospect,,
welcomes the scrutiny.
"That's fine with me," Ali said.
"Some apartments are not good
enough, and the owners don't take
care of them. This will let the
owners know what should be
improved."
Roels said that during his years
of inspections, he's found people
living in conditions most would
find intolerable—toilets and sinks
that don't work, walls and floors
crumbling from water damage,
broken windows, exposed wiring,
roaches and rodents running ram-
pant
Of course, in some cases the
tenants create the prob-
lems—refusing to do even basic
house cleaning, or trying to cram
a dozen people into a two-bed-
room apartment. That's why the
inspections will encompass more
than just checking the heating,
plumbing and the electrical sys-
tents, Roels said. If the apartment
is filthy or has too many people
Addendum G6
living in it, the tenant will be
cited and the landlord notified.
I Property manager Chalifoux
said he has spent years attending
-meetings about the Mt. Prospect
apartment furor. He believes it
boils down to an age-old cultural
clash. Renter vs. homeowner.
Middle-class vs. low-income.
Whites vs. minorities.,
He said that's why the plan to
impose an extra tax for village
services on certain com-
plexes—namely those with high
concentrations of poor and minor-'
ity tenants—backfired so badly
three years ago.
"That was redlining ... and
that's not the way to solve the
problem," Chalifoux said. - -
Oak Park started individual
,apartment inspections in 1973.
Robert Petrinec, village code
administration director, said the
program has done a great deal to
improve the housing stock and
conditions for tenants. His staff
inspects, about 2,500 apartments
every year—about 20 percent of
all Oak Park apartments.
"We have had landlords com-
plain, 'You're infringing on my
constitutional rights,' " Petrinec
said. "But the majority of tenants
count on us to go in there. It's
done to make sure buildings are
maintained at the highest possible
level, which allows the landlord to
attract the most desirable tenant"
The inspectors can go in if
either the tenant or the landlord
agrees. If both refuse, the depart-
ment must get a court.order to
inspect the apartments. But this
has only happened six times in
the past 15 years, Petrinec said.
. Petrinec said communities get
in troubje wh&n they single out
certain landlords or buildings.
The inspections must be done on
the same schedule and with the
same scrutiny for luxury and
dilapidated apartments alike.
"Some communities try to tar-
get the- inspections, and it smacks
of racism," he said.
Free-lance reporter Carr!
Kdruhn contributed to this article.
COMMENTS SUBMITTED BY LOIS MC MICHAEL REGARDING NEW ORDINANCE
Bob: I don't see any reference to finds and leans against properties not in compliance
after a time limit. Has this idea been dropped? I sure hope not! Couldn't find it in the
"Residential Landlord and Tenant Regulations" or the amendment.
Attachment for lease regarding inspections, will we receive this from the Village this
year.
Addendum G7
Director Water/Sewer Superintendent
Olen R. Andler..kVAibYt`AitN Roderick O'Donovan
Deputy Director Streets/Buildings Superintendent
Seen P. Dorsey Paul Sures
Village Engineer Forestry/Grounds. Superintendent
Jeffrey. A. Wulbecker Sandra M. Clark
Admtniatrethm Aide,.. 0 4 ` 1 Vehicle/Equipment Suparintandent..
Dawn G Wucki James E. Guenther
Sogd Waste Coordinator
W Use Angell
Mount Prospect Public Works Department
1700 W. Central. Road, Mount Prospect, Illinois 60056.22228
Phone 847/S70-5640 Fax 847/253-9377 TOO 647/392-1225
AGENDA
SAFETY COMMISSION
MEETING LOCATION: MEETING DATE AND TIME:
Public WorksDepartment Monday
1700 West Central Road July 8, 1996
Mount Prospect, Illinois 60056 7:30 P.M.
1. Call to Order
11. Roll Call
III. Approval of Minutes
IV. Citizens to be Heard
V. Old Business
VI. New Business
A. Parking Restriction &Stop Sign Request Near Fairview School:
• East Side of Fairview Ave from Isabella St to Gregory St
• South Side of Isabella St from Fairview Ave to Oak St
West Side of Forest Ave from Isabella St to 208 N. Forest Ave
• 3-Way Stop Sign Request at Forest Ave' &Isabella St
B. Parking Restriction & One-Way Request Near Lions School:
• East Side of School St from Council Tr to Sha-Bones Tr
0 West Side of School St from Council Tr to Sha-Bonee Tr
North Side of Council Tr from 220 ft to 320 ft West of School St
Do-No-Enter on North Bound School St at Council Tr
VI1. Adjournment
NOTE: ANY INDIVIDUAL WHO WOULD LIKE TO ATTEND THIS MEETING
BUT BECAUSE OF A DISABILITY NEED SOME ACCOMMODATION
TO PARTICIPATE SHOULD CONTACT THE VILLAGE MANAGER'S
OFFICE AT 100 SOUTH EMERSON STREET, MOUNT PROSPECT,
708/382-6000, EXTENSION 5327, TDD 708/392-6064
*k*#*w** TO ALL COMMISSION., MEMBERS
k***##* IF YOU CAN NOT ATTEND THE SAFETY COMMISSION MEETING #**#k#
* k##*** PLEASE CALL SEAN WON 870-6640 IN ADVANCE #*Ak**
Recvdpd Pwnpir'.- Print-M with Fine Inle .
July 8, 1996
Requested by:
PARKING RESTRICTION & STOP SIGN REQUESTS
FairviewNEAR FAIRVIEW SCHOOL
School Safety Committee
NoStopping, Standing, Parking Between 8:DOA.K4. and 4:OOP.M.on
School Days
a. East Side ofFairview Ave from Isabella StbzGregory E8
b. South Side {)fIsabella Gtfrom Fairview Ave toOak Si
C. West Side OfForest Ave from Isabella Gtto2O8N.Forest Ave
2. 3 -Way Stop Signs at Forest Ave & Isabella St
Comments:
School Observations:
Due bztraffic & pedestrian congestion, the Fairview School Safety
Committee requested the above parking restrictions and 3-xaystop signs
to improve the safety of students.
2. Staff Comments:
NmStopping, Standing, Parking between D:00 A.K8.and 4:0OP.K8.cm
0ubpql Days
on the East Side of Fairview Ave from Isabella St to Gregory St
The Engineering Staff sent out surveys to11residents concerning
restricting parking onthe east side ofFairview Avenue. Ofthe 8surveys
returned, Gwere against this restriction and 3were infavor. Because the
majority ofthe residents opposed the above parking restriction and the
Staff did not observe any significant safety concern, the Engineering Staff
does not recommend the above restriction.
Page
Fairview School
July 8.1S96
NoStopping, Standing, Parking between D:0OA.K0.and 4:MUF0Y.on
SchoolOoyo
onthe South Side ofIsabella 8&from Fairview Ave toOak St&onthe
West Side nfForest Ave from Isabella Stto2ODN.Forest Ave
The Engineering Staff sent out surveys ho14residents concerning the
above parking restriction. Ofthe Ssurveys returned, only 1was against
this restriction, 8were infavor (3out ofthe 8approved resident parking
only. Currently, the Village does not have aresident only parking
restriction onpublic ainaeta.)Because the majority ofthe residents
approved the above parking restriction, the Engineering Staff does
recommend the above restrictions.
3 -Way Stop Signs at Isabella St and Forest Ave
The Engineering Staff sent out surveys to 10 residents concerning the 3 -
way Stop Signs at the above location. Ofthe 7surveys returned, 1was
against this restriction, Gwere infavor. Only 1accident (in 1SS3)was
reported inthe last 5years (1QQ1-1AS5). Traffic counts and aspeed
study were not completed at this intersection since it is under construction
aspart ofthe Village's street resurfacing program. |tisprojected that the
number ofcars entering this intersection iosignificantly less than the
minimum |D[}Twarrants (5OOcars per hour for 8consecutive houm). A
school crossing surveys found that approximately 1Ostudents crossed
Isabella Street inthe morning and the afternoon. Therefore. the
Engineering Staff does not recommend 3-VVeyStop Signs atthis
Note that, currently, there are no existing parking restrictions onFairview
St, Isabella St and Forest Ave.
No Stopping, Standing, Parking between 8:80A`0U. and 4:00 P.M. on
Snhuo\Days
on the East Side of Fairview Ave from Isabella St to Gregory St
The Engineering Staff does not recommend the above restriction.
Page 3
Fairview School
July 8, 1996
No Stopping, Standing, Parking between 8:00 A.M. and 4:00 P.M. on
School Days
on the South Side of Isabella St from Fairview Ave to Oak St & on the
West Side of Forest Ave from Isabella St to 208 N. Forest Ave
The Engineering Staff does recommend the above restrictions.
3 -Way Stop Signs at Isabella St and Forest Ave
The Engineering Staff does not recommend 3 -Way Stop Signs at this
intersection.
Page
Fairview School
July 8.19QG
GREGORY ST
CH L DISTRICT 56
OOL
/Z
NO PARK NO. STANDINC% STOPPING
PARKING LOT
p LOT
BETIACEN &00 A.U. AND 4. Do P.0
- ON SCHOOL DAYS
FROM ISABELLA ST TO GREGORY ST
FAIRVIEW BUS
BUS
11 SENT OUT
8 RETURNED
0 ARO,
6J THEREFORE
\JPA�MG RESTRICTION IS
FAIRVIEW
NOT RECOMMENDED.
SCHOOL
ISABELLA ST
NO PARKNGSTANDING, STOPPINC
IN
ON SCHOOL DAYS
FROM FAIRVIEW AVE TO OAK ST
FROM ISABELLA ST TO 208 N. FOREST AVE
14 SENT OUT
9 RETURNED
THEREFORE
50 ft South It
ARKING RESTRICTION IS
f ISABELLA ST
RECOMMENDED.
THAYER ST
3—WAY STOP SIGNS
ISABELLA ST AND FOREST AVE:
1 0 SENT OUT
NUMBER OF ACCIDENTS. ONLY I IN 1993 (1991 THRU 1995)
NUMBER OF CARS: COULD NOT BE COMPLETED DUE TO
CONSTRUCTION. IT IS PROJECTED THAT THE NUMBER OF
CARS USING THIS INTERSECTION ARE SIGNIFICANTLY LESS
THAN THE IDOT WARRANTS (500 CARS PER AN HOUR�
NOTE THAT ABOUT 10 STUDENTS CROSSED ISABELLA ST
IN THE MORNING AND AFTERNOON.
THIS INTERSECTION DOES NOT MEET WARRANTS.
THEREFORE, 3—WAY. STOP SIGNS AREFN0_T] RECOMMENDED.
TIE L T,C'S 6 6 5 1) 5 19
Page 5/Final
DR,
Fairview School
July 8, 1996
Feb 06 ?t, y: -j j IN 0 . j:',
FAIRVIEW LANDSCAPE. PLAN
MOUNT PROSPECT PUBLIC SCHOOLS
rj.",tnpv school District 57
July 8"1996
PARKING RESTRICTION & ONE-WAY REQUEST
NEAR LIONS SCHOOL
Requested by:
Principal of Lions School/Ms. Pat Cassidy
Request:
1. Loading Zone
West Side of School St from Council Tr to Sha-Bonee Tr
2. No Stopping, Standing, Parking Between 8:00 A.M. and 4:00 P.M. on
School Days
North Side of Council Tr from 220 ft to 320 ft West of School St
East Side of School St from Council Tr to Sha-Bonee Tr
3. Do -Not -Enter School Days 8:00 - 9:30 A.M. and 2:30 - 4:00 P.M.
Comments:
North Bound School St at Council Tr
School Observations:
Lions School Principal requested the above restrictions because new
Lions School is oriented to the east direction instead of the south
direction.
2. Staff Observations:
In order to get this on this month's agenda, time was limited. Therefore,
no surveys were completed. All residents who are affected were notified
of the Safety Commission Meeting schedule.
West Side of School St from Council Tr to Sha-Bonee Tr
East Side of School St from Council Tr to Sha-Bonee Tr
Normally, parents will drop off & pick up students on the west side of
School Street. Therefore the west side of School Street should be a
Loading Zone (Drop-off and Pick -Up Only). To improve the safety of the
Page
Lions School
July 8,i996
students, parking onthe east side ofSchool 0should be restricted. Note
that the Village temporarily installed No-Parking-Any-TimeSigns onthe
east side ofSchool Gttoreduce acongestion during aconstruction.
North Side of Council Trfrom 220fttm320ftWest nf School St
Both sides ofthe School Bus Turn Around should beclear ofany parked
cars toimprove the sight distance cfschool bus drivers. Therefore,
parking onboth sides ofSchool Bus Turn Around should berestricted.
Do -Not -Enter School Days Q:nU -9:30 A.M. and 2:30 -4:00 P.M.
North Bound School GtatCouncil Tr
Do-Not-EnbarSigns have been installed here for some time. But they
were removed during construction toreduce congestion. However, this
sign was not covered bythe Village Ordinances. The Ordinances should
be revised to make this restriction enforceable.
Loading Zone Between O:U0A^K8.and /k00 P.N\.onSchool Days
West Side ofSchool Stfrom Council TrbmSha-BonneTr
The Engineering Staff does recommend the above restriction.
NmStopping, Standing, Parking Between O:80 A.K8'and 4:DOP'K8'mn
Snhoo|Omym
East Side pfSchool Stfrom Council Tr to Sha-Bonee Tr &
North Side ofCouncil Trfrom 220ftto 32UftWest ofSchool St
The Engineering Staff does recommend the above restrictions.
Do-Not-EntarSchool Days 8:O0-S:3OA.YN'and 2:30-4:00P'K8^
North Bound School Stat Council Tr
The Engineering Staff does recommend the above restrictions.
Page 3/Final
Lions School
July 8, 1996
PROPOSED PARKING CONDITIONS
Lions M(ernarial Park
------------------
-- — — — — — — — — — —
F
Lion Ss S c_- h o c) I
Parking Lot
(43 Stalls) Drop -Off
L� (13 Stalls)
F
Bus I
Parking Lot
Turn AroundDO NOT ENTER
(21 Stalls) SCHOOL DAYS
&00 - 9:30 A -M* -N
2:30 - 4:00 P.M.
*'--NEW ..
-*--NEW..
mmimm
SNA-BONEE TR
0
z
COUNCIL 711
NO STOPPING, STANDING, OR BARKING DURING SCHOOL HOURS
(from ELM ST, to SCHOOL ST)
E)O TING....
II
SNA-BONEE TR
0
z
COUNCIL 711
MAYOR
GERALD L FARLEY
VALISTEES
GEORGE A. CLOWES
TIMOTHY J. CORCORAN
RICHARD N. HENDRICKS
PAUL WM. HOEFERT
MICHAELE W, SKOWRON Village of Mount Prospect
IAVANA K. WILKS
VILLA" MANAGER
MICHAEL F. JAN100 South Emerson Street Mount Prospect, Illinois 80056
VILLAGE CLERK
CAROL AA FIELDS AGENDA Phone: 708 / 392-6000
Fax: 708 / 392-6022
ECONOMIC DEVELOPMENT COMMISSION TOO: 708 / 392-6064
Monday, July 8, 1996
Village Hall, 2nd Floor Conference Room
100 South Emerson Street
Mount Prospect, Illinois
8:00 A.M.
1. CALL TO ORDER
IL ROLL CALL
III. APPROVAL OF MINUTES MAY 2, 1996 MEETING
IV. OLD BUSINESS
A. Update of Current Projects
V. NEW BUSINESS
A. Adoption of the 1996 BOCA Code
B. Subcommittee Reports
1. Marketing
2. Business Retention
3. Business Attraction
C. Central Business District Issues
V1. CHAIRMAN'S REPORT
V L ADJOURNMENT
Any individual who would like to attend this meeting, but because of a disability needs some
accommodation to participate, should contact the Community Development Department, at
100 South Emerson, Mount Prospect, Illinois, 847-392-6000, Ext. 5328, TDD #847-392-6064.