The URL can be used to link to this page

Home My WebLink About8.1 1st reading of AN ORDINANCE GRANTING A CONDITIONAL USE FOR GROUND FLOOR DWELLING UNITS FOR THE PROPERTY LOCATED AT 321 W. PROSPECT AVENUE (PZ-08-22)Item Cover Page Subject 1st reading of AN ORDINANCE GRANTING CONDITIONAL USE FOR GROUND DWELLING UNITS FOR THE PROPERTY L• PROSPECTAT 321 W. Meeting August 16, 2022 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD - Fiscal Impact false Dollar Amount Budget Source Category NEW BUSINESS Type Action Item Information The Petitioner, Adam Hussey of Strata Contractors LLC, on behalf of the property owner Majir Buljina, is seeking conditional use approval to allow dwelling units on the ground floor at 321 W. Prospect Avenue, also known as the Subject Property. The Petitioner is proposing to convert the existing one-story medical office building into a two-story townhome development consisting of three separate rental units. The existing roof will be removed to accommodate an additional floor to be built above the existing structure. While this is an existing building that is being modified, the building department considers the proposal a change of use and mostly new construction. Units 1 and 3 (end units) will provide a total gross floor area of 2,561 square feet and Unit 2 (center unit) will provide a gross floor area of 2,779 square feet. Dwelling units on the ground floor in the B-5 District requires conditional use approval. The Petitioner is seeking conditional use approval as the property owner intends to reside in one of the units, and lease the additional two units. The various elements of the proposal are outline below: Site Plan: The attached site plan illustrates the proposed layout for the three -unit townhome development. The development consists of one building with the front elevation facing Prospect Avenue and the rear elevation along the alley to the south; vehicles will access the development from this alley. Six (6) outdoor parking spaces are provided at the rear of the building. 1 Bulk Regulations: The plat of survey indicates the existing building complies with the B-5 District bulk requirements. The Petitioner does not intend to change the overall footprint of the building with the exception of introducing window wells and front stoops, and increasing the building envelope vertically with the addition of the second floor. Floor Plans: The Petitioner's proposal indicates each dwelling unit would have three (3) bedrooms; two bedrooms are located in the basement/lower level, and a master bedroom on the second floor. The first floor contains the communal living spaces including the family room, kitchen and living room. Each unit also includes a sunroom oriented to the north on the second floor. Building Elevations: The Petitioner has worked on two iterations of the building elevations. Per the Petitioner, the proposed architecture is not intended to fit a specific style and the proposed design is a modern interpretation of classical architecture to create a memorable street presence where the current one-story non-descript commercial structure goes unnoticed. The Petitioner describes the design as a new retrospective European Regency building that acknowledges the use of corner quoins and boxed pavilion entries while paying tribute to an Art Deco theme with simplified balconies, trims, and decorations. Per the Petitioner, the residences pay homage to traditional Prairie and Farmhouse Vernacular with gray and black colors currently prevalent in design. Parking: The Village Code requires two (2) parking spaces per dwelling unit for multi -family dwellings containing three (3) bedrooms. The proposal contains six (6) outdoor parking spaces and zero guest parking spaces, and complies with Village parking requirements. Trash Enclosure: A new six-foot (6') tall fenced and gated trash enclosure is proposed at the rear of the Subject Property, just east of the sixth parking stall. The proposed enclosure provides screening on three sides for six waste and recycler toter carts. The trash enclosure also serves as screening for the three a/c units located to the rear of the enclosure. Landscaping: A variety of new landscaping is proposed on the Subject Property. The landscape plan indicates that shade and ornamental trees are proposed in the front yard of the Subject Property. Flowering shrubs will be installed in the front and side yards. Vines will be used to further infill the side yards. Staff Recommendation: Although the commercial use is changing to an entirely residential use, the new use is compatible with the existing neighborhood. This particular stretch of Prospect Avenue south of the railroad (between I Oka Avenue 2 and South Elmhurst Avenue) is lined with both residential and commercial buildings, including the 3 -unit rowhome development at 309-317 W. Prospect Avenue that was approved back in 2008. Staff is supportive of the proposed conditional use for ground floor dwelling units, and is comfortable with the revised elevations and design of the building. Planning & Zoning Commission and Public Comment: At the Planning & Zoning Commission meeting on August 11, 2022, the Commission recommended approval of the request by a vote of 7-0. Prior to the meeting, staff received one letter of public comment, upon which a nearby resident had concerns with the proposed conversion from commercial to residential, citing a lack of accountability and maintenance on the part of the landlords and the renter, and would rather see the existing building completely demolished and replaced by new construction. During the hearing, an adjacent property owner had concerns with the project's ability to provide six parking spaces, damage to adjacent properties during construction, the location of the proposed trash enclosure, the scale of the proposed development, and the location of the existing utility pole. The adjacent property owner was told that he could attend the Village Board meeting if his concerns were not addressed to his satisfaction. Waive Second Reading: The petitioner is requesting that the Village Board waive the second reading and take final action at the August 16, 2022 meeting. Alternatives 1. Approve a conditional use to allow dwelling units on the ground floor at 321 W. Prospect Avenue, subject to the conditions listed in the attached Ordinance. 2. Action at the discretion of the Village Board. Staff Recommendation Approval of: 1. A conditional use to allow dwelling units on the ground floor at 321 W. Prospect Avenue, subject to the conditions listed in the attached Ordinance. ATTACHMENTS: PZ -08-22 Plans.pdf PZ -08-22 Staff Report.pdf PZ -08-22 Administrative Content.pdf PZ -08-22 Letter Requesting to Waive 2nd Reading.pdf 3 PZ -08-22 Public Comment.pdf Ord pz 08-22 cu 321 w prospect ave_Choiedits.pdf PZ -08-22 Meeting Minutes.pdf I z L 6 If ui .6 r dS o' d M -O 7 a q Id ■ s G 'no- 10 � 2.... . . . . .\ y � y n� Q a y z � a`nii w z � � ua LO w z z z e) z I O + ++A-++ O I r75- ++ +µ+ + � I t i N / I O + ++A-++ O ++++++ W O C) z K7 w O w LU z + ++A-++ / ++++++ ++ +µ+ + � I t N cn W F - Q c� W O 3 io M N W OJ WVU Z O W� UCL W M D (j LL.� XO L�.It 0_ Wim,. 2p a \ O ,,cn C14 toa � J a W a� � CL W F- >< W oN 3� LLI H m�'Lu O coo O �/ ft-- cvw Owl Lea- HUQ EL N ZW�W J QD < wN W two: N w (n LL. Z UO �O F -N U J LLI zmz Q P w3 U0O Z Q >0 cow XO Z LU O LL._� Ns W U �-N> ZcoZ J Q LLxp O Q L� N -0)2 C9 N� �H c m c c m N CN Ub LL L / 0� LU LL - C) � LL 11 Ln 0 0 CD co LL w U) (n SII cn �0 Oil U)LL U)11 cn \ � U X 02 Q LL cf) (f) Z U) Cfl 0� U Z C) 11 0 O U J � C14 OC J 00 ISI j 0 SII OO JJ J (D LL I I U U S I I m � ..o -.oz LL L / 0� LU LL - C) � LL 11 Ln 0 0 CD co LL w U) (n SII cn �0 Oil U)LL U)11 cn \ L5 p o X O H Z.0 LL cf) _ 0� U Z C) 11 0 o d1 LI C14 OC J 00 ISI j 0 SII �m JJ I I U U S I I m � 0 „SOI -,8 „trO1-,LI LL - LL co LL w U) �0 Oil \ L5 p 0� I CII X O H Z.0 LL cf) _ 0� U Z C) U)LL o d1 LI C14 OC J 00 ISI j 0 JJ J cm U- U U S I I m „SOI -,8 „trO1-,LI IVA z kb LU LU � p � z �d Z: V v Q d uLU QJ :z LU J ®d L X ®d ED 4� J O � �d ® 13 Lu �'D LU L LU L z I I I I I I I I II I I I I I I I I I I I II I I I I I I I I I I I II I I I I I I I I I I I II I I I I I I I I I I I I I I I I I I I I I I I II I I I I I I I I I I I I I I I I I I I I I I II I 1 ------1 I I I I I I I I 11 I I I I I I I I I I I II I I I I I I I I I I I II I I I I I I I I I I I 11 I I I I I I I I I I I 11 I I I I I I I I I I I J I I I I I I I J I L J I� LLI LL E I i W`d38 -1S OcXZ I -M I WY38 L ----J _In -1 (C) NIVIA31 J Ol S1SIOIF 'X�] HV -1I ,a-,ZI J LU J -Z 00 U �Dezzo J = X LL ��op�w X>wZ_p= 3: ;t Lo 0-1 V) �0-i<*0 p �j2 Q -'z00~ i Li Q�U)9=O J JT- m CO OU x UQN9 N J �_� apX� z a x U= ox�LU = O XQ O H CO LO T LL LO N \ F-----1 i W`d38 -1S OcXZ I -M I WY38 L ----J _In -1 (C) NIVIA31 J Ol S1SIOIF 'X�] HV -1I ,a-,ZI J LU J -Z 00 U �Dezzo J = X LL ��op�w X>wZ_p= 3: ;t Lo 0-1 V) �0-i<*0 p �j2 Q -'z00~ i VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056 STAFF REPORT FROM THE DEPARTMENT OF Community Development William J. Cooney, AICP Ann Choi Director of Community Development Development Planner DATE: August 4, 2022 CASE NUMBER APPLICANT/PROPERTY OWNER PZ -08-22 Adam Hussey, Strata Contractors LLC / Mahir Buljina PUBLIC HEARING DATE PROPERTY ADDRESS/LOCATION August 11, 2022 321 W. Prospect Avenue BRIEF SUMMARY OF REQUEST The Petitioner, Adam Hussey of Strata Contractors LLC, on behalf of the property owner Majir Buljina, is seeking conditional use approval to allow dwelling units on the ground floor at 321 W. Prospect Avenue, also known as the Subject Property. The Village Comprehensive Plan designates the Subject Property as Downtown Mixed Use. This conditional use is consistent with and is supported by the Village's Comprehensive Plan. Staff is supportive of the request. 2022 Village of Mount Prospect Zoning Map EXISTING EXISTING LAND USE/SITE SURROUNDING ZONING & LAND USE SIZE OF ZONING IMPROVEMENTS North: 1-2 Railroad PROPERTY B-5 Central Medical office building East: B-5 Central Commercial 0.18 Acre Commercial South: R -A Single -Family Residence West: B-5 Central Commercial STAFF RECOMMENDATION APPROVE APPROVE WITH CONDITIONS DENY 1 19 BACKGROUND/PROPERTY HISTORY The Subject Property was annexed into the Village in 1917. The Subject Property is located just south of the railroad tracks on Prospect Avenue. The Subject Property is zoned B-5 Central Commercial and is bordered by 1-2 Railroad to the north, B-5 Central Commercial to the west and east, and R -A Single -Family Residence to the south. The Subject Property consists of three lots of record and contains an existing one-story medical office building that is currently vacant. The existing medical office building was constructed in the 1960s when the property was zoned low density residential. The Subject Property was rezoned to B-5 Central Commercial in the 1990s. PROPOSAL The Petitioner is proposing to convert the existing one-story medical office building into a two-story townhome development consisting of three separate rental units. The existing roof will be removed to accommodate an additional floor to be built above the existing structure. While this is an existing building that is being modified, the building department considers the proposal a change of use and mostly new construction. Units 1 and 3 (end units) will provide a total gross floor area of 2,561 square feet and Unit 2 (center unit) will provide a gross floor area of 2,779 square feet. Dwelling units on the ground floor in the B-5 District requires conditional use approval. The Petitioner is seeking conditional use approval as the property owner intends to reside in one of the units, and lease the additional two units. The various elements of the proposal are outline below: Site Plan — The attached site plan illustrates the proposed layout for the three -unit townhome development. The development consists of one building with the front elevation facing Prospect Avenue and the rear elevation along the alley to the south; vehicles will access the development from this alley. Six (6) outdoor parking spaces are provided at the rear of the building. Bulk Regulations —The plat of survey indicates the existing building complies with the B-5 District bulk requirements. The Petitioner does not intend to change the overall footprint of the building with the exception of introducing window wells and front stoops, and increasing the building envelope vertically with the addition of the second floor. Although the Subject Property is zoned B-5, setback regulations typically required for ground -up construction would not apply. Floor Plans —The Petitioner's proposal indicates each dwelling unit would have three (3) bedrooms; two bedrooms are located in the basement/lower level, and a master bedroom on the second floor. The first floor contains the communal living spaces including the family room, kitchen and living room. Each unit also includes a sunroom oriented to the north on the second floor. Building Elevations —The Petitioner has worked on two iterations of the building elevations. Per the Petitioner, the proposed architecture is not intended to fit a specific style and the proposed design is a modern interpretation of classical architecture to create a memorable street presence where the current one-story non-descript commercial structure goes unnoticed. The Petitioner describes the design as a new retrospective European Regency building that acknowledges the use of corner quoins and boxed pavilion 2 20 entries while paying tribute to an Art Deco theme with simplified balconies, trims, and decorations. Per the Petitioner, the residences pay homage to traditional Prairie and Farmhouse Vernacular with gray and black colors currently prevalent in design. Parking—The Village Code requires two (2) parking spaces per dwelling unit for multi -family dwellings containing three (3) bedrooms. The proposal contains six (6) outdoor parking spaces and zero guest parking spaces, and complies with Village parking requirements. Trash Enclosure — A new six-foot (6') tall fenced and gated trash enclosure is proposed at the rear of the Subject Property, just east of the sixth parking stall. The proposed enclosure provides screening on three sides for six waste and recycler toter carts. The trash enclosure also serves as screening for the three a/c units located to the rear of the enclosure. Landscaping—A variety of new landscaping is proposed on the Subject Property. The landscape plan indicates that shade and ornamental trees are proposed in the front yard of the Subject Property. Flowering shrubs will be installed in the front and side yards. Vines will be used to further infill the side yards. ADDITIONAL STAFF COMMENTS Fire —An NFPA 13 compliant fire sprinkler system is required. Fire sprinkler shop drawings, hydraulic calculation, and equipment cut sheets are required for permit submittal. Buildin —Submittal of a building code analysis is required. Public Works — Water and sanitary services through the bedrooms should be shown on the lower level. COMPREHENSIVE PLAN DESIGNATION The Village Comprehensive Plan's future land use map designates the Subject Property as "Downtown Mixed -Use". This land use category supports the development of a vibrant downtown through a viable mix of uses, and accommodates future growth in the community while preserving the character of single family residential neighborhoods. Townhomes are listed as one of the recommended secondary uses, and the provision of high-density residential uses that include a variety of unit types, price ranges, and ownership and rental options is encouraged. The Subject Property is located along a portion of Prospect Avenue that is composed of similarly scaled, low density commercial and residential buildings. CONDITIONAL USE STANDARDS The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following list is a summary of these findings: • The conditional use will not have a detrimental impact on the public health, safety, morals, comfort, or general welfare; • The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and • The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances 3 21 Although the commercial use is changing to an entirely residential use, the new use is compatible with the existing neighborhood. This particular stretch of Prospect Avenue south of the railroad (between I Oka Avenue and South Elmhurst Avenue) is lined with both residential and commercial buildings, including the 3 - unit rowhome development at 309-317 W. Prospect Avenue that was approved back in 2008. Staff is supportive of the proposed conditional use for ground floor dwelling units, and is comfortable with the revised elevations and design of the building. RECOMMENDATION Staff finds that the proposal meets the conditional use standards as listed in the Zoning Code. Therefore, staff recommends that the Planning & Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motions: "To adopt staff's findings in the staff report as the findings of the Planning and Zoning Commission and recommend approval of: 1. A conditional use to allow dwelling units on the ground floor at the property located at 321 W. Prospect Avenue, subject to the following conditions: 1. The development of the site shall be in general conformance with the plans and drawings prepared by The Structural Shop Ltd., bearing the latest revision date of July 27, 2022, and meet all code requirements; 2. The applicant shall submit a plat of consolidation application prior to building permit submittal; the plat shall be recorded with Cook County prior to the issuance of any Certificates of Occupancy. 3. The Petitioner shall submit a landscape plan which complies with Village Code requirements at time of building permit submittal; 4. The Petitioner shall submit a photometric plan which complies with Village Code requirements at time of building permit submittal; 5. The plans shall show water and sanitary services through the bedrooms on the lower level; 6. The pad under the trash enclosure and toter/dumpster roll-out apron shall be concrete; 7. The trash enclosure shall consist of screening on all sides of the trash area. The A/C units shall be fully screened from all rights-of-way (ROW); 8. Submittal of a preliminary and final building code analysis. The Village Board's decision is final for this case. INISTRATIVE CONT PLANS OTHER ATTACHMENTS: (Zoning Request Application, Responses to Plat of Survey, Site Plan, etc.) (Supplemental Information, Public Standards, etc... Comments Received, etc...) I concur: �4�4. ` William J. Cooney, AICP Director of Community Development 4 22 Village of Mount Prospect Community Development Department 50 S. Emerson Street Mount Prospect, Illinois 60056 Phone: (847) 818-5328 Zoning Request Application Official Use Only (To be completed by Village Staff) Project Name/Address . ..... . .. .. . 11. Zoning Request(s) (Check all that apply) Conditional Use: For ❑ Variation(s): To Zoning Map Amendment Rezone From To-,---, ❑ Zoning Text Amendment: Section(s) . ... . ....... . . El Other: IV. Applicant (all correspondence will be sent to the applicant) Narne! Adam Hussey Corporation: Strata Contractors, LLC Address, 405 VV Superior Ave, Suite 704 City, State, ZIP Code: Chicago, IL 60456 Phone: (708)935-8930 Email: ahussey@strata-as,com Interest in Property. Developer (e.g, owner, buyer, developer, lessee, architect, etc—) 1. 23 V. Property Owner Fj Check if Same as Applicant . .. . ......... Name: Mahir Bu1jina Corporation: Address: 514 W Northwest HWY City, State, ZIP Code: Mount Prospect, IL 60056 Phone: (224)392-9776 Email: mbuljina@bacadvisors.net In consideration of the information contained in this petition as well as all supporting documentation, it is requested that approval be given to this request. The applicant is the owner or authorized representative of the owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of the subject property. I hereby affirm that all information provided herein and in all materials submitted in association with this application are true and accurate to the best of my knowledge. Applicant: 462�a� ...... Date: 2/1/2022 (Signature)�� Adam Hussey (Print or Type Name) If applicant is not property owner: I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this Pr apploperty Owner:ication and the assoc' d ipportirp material. Date: ( ign Amkbe 6VL))0tn (Print or Type Name) 24 Affidavit of Ownership COUNTY OF COOK STATE OF ILLINOIS I„ l4OuLO'3'q -, under oath, state that I am (print name) the sole owner of the property an owner of the property Elan authorized officer for the owner of the property commonly described asj- (property address and PIN) 606576 and that such property is owned by 0 U L-,) i tj jq as of this date. (print name) Signature Subscribed and sworn to before me this day of ...... . . .. . ...... 20._ 0 FF`jr,IAL SEAL" OX OF ILLINOIS, tS 17c 1 SHANNON COX Notafy Public S STATE OF ILUNOIS� LtN40TARY PUBUC, , - 0 'OMt ExPIRES loll 12G24 MY 0 MISSoN 25 2/7/22. 10:39 AM Yahoo Mail - Payment Confirmation for Cook County Property Tax Payment Confirmation for Cook County Property Tax Firorn: Do Not Reply (noreply@payconnexion.com) ftr: mahir623@yahoo.com Date. Wednesday, January 19, 2022, 02:05 PM CST Cook County Treasurer's +diff°ic+ MARIA PAPPA S, TREASlJRER *** PLEASE DO NOT RESPOND TO THIS EMAIL *** Thank you for submitting your payment for Cook County Property Tax. This email is to confirm that on Jan -19-2022 02:04:12 PM, you authorized Cook County Treasurer Property Tax to debit the bank account listed below on the scheduled payment date. Confirmation Number: Confirmation Date (CT): Payer Name: Amount Due: Payment Amount Debited: Bill Year: Property Index Number (PIN) Volume: Tax Type: Tax Year : CCTPTX005017708 Jan -19-2022 02:04:12 PM Mahir Buljina $25,661.97 $25,661.97 2020 08-11-205-016-0000 049 0 2020 Bank Routing Number: 071000013 Bank Account Number: XXXXXXXXXXXXX8351 Bank Account Type: Checking Bank Account Category: Consumer If you have questions about this payment or need assistance, please view the payment online at li;ggis.;//wvpWnrinr.,t;;a��kcouuii;gyIErL�,5..u4.l;cir., irm. Thank you for using the Cook County Treasurer Property Tax electronic payment system. 1/26 6J.d,(A L PAX14G[)ISf111 CTI, E,[.3, A FZIJ3LJI I„','TO Y0LJ lZ"lll.rh`7I, ( Y Total Taxiing District IDebt Attributedto Your (Property: $35,164 (Property Value: $304,000 Total IDebt % Attributed to Your (Property Vallu e: 11.6% IF6 seethe 20 "year III°liil tory of Your Ilf)r 1peirty "'lll"'axe , click here,. Note: The above amounts are illustrations of how much government debt could be attributed to your property based on its 2020 value. See Details Here OV lI k%?Ir JI/I 1 -U Iruf,. I): i�IG,,1111Ai,�iI 08112050160000 07/26/2007 Property Location: 321 W PROSPECT AVE MOUNT PROSPECT, IL 60056-3152 Are Your Taxes Paid? Mailing Information: MAHIR BUJINA 222 N COLUMBUS DR#4006 CHICAGO, IL 60601-7966 Update Your Information Scrollll down for more 'information. 27 Tax Year 2019 (billed in 2020) "rotall Amouin-t IBillllede $26,2.04.59 I s I,, I "4S f/.L1, rL;1 T"""" /" r.,a1 ",0 9 2�dII'S f!.LLI/iL'J,f ,,,,,o,,, Ye a1 <r 9 Original Billed Amount: Original Billed Amount: $6,072.65 $20,131.94 Due Date: Due Date: 03/03/2020 08/03/2020 Tax: $0.00 Tax: $0.00 Interest: $0.00 Interest: $0.00 Current Amount Due: $0.00 Current Amount Due: $0.00 .Dotal Amount Due: $0,.00 Expand Payment Details Tax Year 2020 (billed in 2021) Totall Amount Mllllede $23,189.62 f Si I I S f /. .f rF,l' f - (� tir 20"Zo 2 fd I I , ['A frhI f rX l c�i�202,0 Original Billed Amount: Original Billed Amount: $14,412.52 $8,777.10 Due Date: Due Date: 03/02/2021 10/01/2021 Tax: $0.00 Tax: $0.00 Interest: $0.00 Interest: $0.00 Current Amount Due: $0.00 Current Amount Due: $0.00 Total Amount unt Due: $0,.00 Expand Payment Detail Tax Year 2021 (billed in 2022) Totall Amount IMlllleda $12,754.29 "Isl, I I S [A1,1, I "r - X Y,�"", 20Z"I Original Billed Amount: $12,754.29 Due Date: 03/01/2022 Tax: $12,754.29 Interest: $0.00 28 Current Amount Due: $12,754.29 Total Amount Due: $1112,754.29 Expand Payment Details 'W About payments: • Payments are recorded the date they are received. They appear on the website about three business days later. • The current amount due is as of Tuesday, February 22, 2022. Questions about payments? Contact Us. • To find out if taxes for this PIN are delinquent for Tax Year 2018 and earlier, search the Cook County Clerk's records. Download Your Tax Bill Open a PDF of your tax bill that can be printed and used to pay in person or by mail. Tax Year 2021 First Installment Due Tuesday, March 1, 2022 1A Tax Year 2020 Second Installment Due Friday, October 1, 2021 1A Tax Year 2019 Second Installment Due Monday, August 3, 2020 Stop receiving your tax bill by mail. � ",Sign up for eBilling Sign up for eBilling to receive future tax bills via email. Are There Any Overpayments on Your PIN? Our records do not indicate a irefund available on the PIN you have entered. Have You Received Your Exemptions in These Tax Years? 29 Type 2020 2019 2018 2017 Homeowner Exemption: NO NO NO NO Senior Citizen Exemption: NO NO NO NO Senior Freeze Exemption: NO NO NO NO Returning Veteran Exemption: NO NO NO NO Disabled Person Exemption: NO NO NO NO Disabled Veteran Exemption: NO NO NO NO iax Year 202.11 exeinrnpUoins granted by The Assessor will be reflected oin yourr Second linstallinneint tax Mill. Apply for a missing exemption You may also view lists of properties that may be entitled to missing senior exemptions for Tax Year 2018. 20 -Year Property Tax Bill History 'fax Year 2001: $2.5,051.92 .rax Year 2020: $2.3,159.62 Difference: $1,86830 Percent: Change: .. 7.46% See your complete property 'tax history. Read "The Pappas Study" 20 -Year Property Tax History Seethe Top 50 Largest Tax Increases since 2000 by Chicago ward and suburb Vater Turnout 2011-2020 Chicago and Cook County Suburbs s�Google Cook County Suburbs - Interactive Map Maps Chicago by Ward - Interactive Map Taxing District Debt Attributed to Your Property To -tall Taxiing IDistiriot Debt Attributed -to Your Property: 30 304,000 Total Debt % Attributed to Your Property Value: 11. 6% "1lb sea the 20°°Year III°history of Yoiuur Ill:�r 1p irty "'IlFa as, click here„ Note: The above amounts are illustrations of how much government debt could be attributed to your property based on its 2020 value. Select a taxing district name for detailed financial data. Your Taxing Districts Total Debts and District Property Property Value % of Taxing Liabilities Value District Debt Northwest Mosquito $201,274 $81,006,387,405 $301,000 0.0003753% Abatement Wheeling Metro Water Reclamation $4,441,253,000 $499,550,395,719 $304,000 0.0000609% Dist of Chicago Mt Prospect park District $22,904,967 $5,617,340,439 $304,000 0.0054118% Harper Coll Comm College $217,92.7,355 $56,309,049,495 $304,000 0.0005399% 512 (Palatine) Township HS District 214 $185,708,912 $28,064,717,720 $304,000 0.0010832% (Arlington Hts) Mount Prospect Public $26,635,157 $2,418,046,096 $301,000 0.0125721% School District 57 Village of Mount Prospect $220,531,863 $5,726,600,924 $304,000 0.0053086% Town of Elk Grove $466,294 $10,645,020,407 $304,000 0.0028558% Cook County Forest $517,794,937 $508,789,915,2.40 $304,000 0.0000597% Preserve District County of Cook $21,176,754,633 $508,789,915,2.40 $304,000 0.0000597% t�laI (;/Ilfg "'), Cr �').',x A,ti II11toj,,, l To iread "riraasuir it IPappas' Debt Study and use the interactive irmtalp, click here. Highlights of Your Taxing Districts' Debt and Pension Select a taxing district name for detailed financial data. Money Owed by pension and Your Taxing Healthcare Amounts Amount of Pension Your Taxing Districts Districts (minus by Your and Healthcare Employees Re promised Total Net Pension Taxing Districts Shortage Liability) Northwest Mosquito $231,779 $7,760,171 $73,862 22 31 Abatement Wheeling Metro Water Reclamation $3,294,323,000 $2,958,492,000 $1,219,143,000 1,953 Dist of Chicago Mt Prospect Park District $19,889,539 $32,407,456 $3,385,502 58 Harper Coll Comm College $217,927,355 $73,034,940 $73,034,940 832 512 (Palatine) Township HS District 214 $174,084,349 $270,533,348 ($10,941,244) 1,606 (Arlington Fits) Mount Prospect Public $3,548,068 $32,578,802 $15,961,461 228 School District 57 Village of Mount Prospect $146,353,994 $335,532,496 $89,834,413 320 Town of Elk Grove $935,482 $6,852,872 ($469,188) 17 Cook County Forest $233,103,051 $540,107,634 $328,420,280 630 Preserve District County of Cook $7,595,772,042 $26,972,931,181 $15,481,971,961 22,074 Reports and Data for All Taxing Districts View the financial reports filed by 547 local Taxing Districts across Cook County pursuant to the Debt Disclosure Ordinance authored by Treasurer Maria Pappas. • Read the Executive Summary • Read the Debt Report • Cook County Debt Map • Correlation Chart Between Debt and Higher Taxes • Search your property to find out what portion of local government debt is attributed to your property • Debt to Property Value by Municipality- Residential and Commercial • Debt and Disclosure Data • Browse all financial reports filed by a specific local government BEGIN A NEW SEARCH INISCILAIMIER: The information an this screen comes from many sources, few of which are in the control of the Cook County Treasurer's Office. Taxpayers are advised to take personall responsiNity for their F1111% 1prolperty location, taxpayer address, and(payment amounts posted due or 1paid, to be sure of their accuracy. 1 32 Chicago Title and Trust Company 1701 West Golf RUTower, 1*te-101.Rolling Meadows, |L0OOO84227 Phone: (847)758-48001 FAX: (847)758-4750 Settlement Date: June 12.2O18 Escrow Number: 18GT0218ORM Disbursement Date: June 12'2U18 Escrow Officer: Rosanne O'Connor Buyer: BAC Investment Properties, LLC (100,00000%) 222m. Columbus Drive Unit 4000 Chicago, |L0U8O1 Seller: Bliss Partners, LLC.an Illinois Limited Liability Company (108.00O00%) 321 West Prospect Avenue Mount Prospect, |LOU058 Property: 321West Prospect Avenue Mount Prospect, IL 60056 Parcel ID(s)� 08-11-205-016-0000 SELLER $ DEBITS $ CREDITS BUYER $ DEBITS $ CREDITS FINANCIAL CONSIDERATION 435.000.00 Sale Price of Property 435'000.00 Deposit n,earnest money 5.000.00 Retained bv|PmpvrtinoInc ($5.OU0,0O) PROR/T0NS/ADJ%STMENT3 4,4e5.e6 County Taxes 4.4e5.66 01/01/18t"06/12Y18 4.793.80 2nd Inst 2017County Taxes 4.793x0 TITLE & ESCROW CHARGES 125o0 nue-comm|moontupgate Fee mmiraoLaw, L.L.C. Title CPL Fee mBuyer mChicago Title Insurance 25o0 Company 0000 nue-CrLrcemscUertoChicauoTNe\nvunonro Company 750.00 TiUe-EsomwFeesuoChicagnTit|eandTmst 750o0 Company o»».«o nuo GAP Coverage (NYS Closing Fee) to 250.00 Chicago Title Insurance Company riuu Policy upooto Fee to M|rav'mw. L.L.C. 125.00 Title ' Recording Service Fee ^oChicago Title 15o0 Company, LLC »oo TiUe-SipteofU|inoisronryRagiotmuunpontn Chicago Title Insurance Company Tu|o-UnusdyingounumentCopinsmChinaov 75�88 Land Agency Services Title Wire Fee toBuyer v,Chicago Title and Trust «o.00 Company 40.00 Title Wire Fee «` Seller toChicago Title and Trust Company 2.180.00 Title ' Owner's Title Insurance mwirae Law'L.L.o. SELLER $ DEBITS $ CREDITS BUYER $ DEBITS $ CREDITS Policies to be issued: Owners Policy Coverage: $435,000.00 Premium: $2,180,00 Version: ALTA Owner's Policy 2006 GOVERNMENT CHARGES Recording Fees to Cook County Recorder 54.00 217.50 County Transfer Tax to MYDEC Cook County Transfer Stamps 435.00 State Transfer Tax to MYDEC Cook County Transfer Stamps MISCELLANEOUS CHARGES 8,700.00 Commission to IProperties Inc 8,700.00 Commission to BHHS Real Estate 450.00 Seller's Attorney Fee to Mirae Law, L.L.C. 31,189.96 435,000.00 Subtotals 436,334.00 14,289.46 Balance Due FROM Buyer 422,044.54 403,810.04 Balance Due TO Seller 435,000.00 435,000-00 TOTALS 436,334.00 436,334.00 I have carefully reviewed the Settlement Statement and to the best of my knowledge and belief, it is a true and accurate statement of all receipts and disbursements made on my account or by me in this transaction. I further certify that I have received a copy of the Settlement Statement. SELLER: BUYER: Blis Pa r , LLC, an Illinois Limited Liability BAC Investment Properties, LLC Co pan BY:% V-r� 44-- BY: ' �b Tot e e e est my kn edgo, the Settlement Statement which I have prepared is a true and accurate account of the funds which werp receiv d and have been or will be disbursed by the undersigned as part of the settlement of this transaction, Chicago Title and Trust Company Settlement Agent Page 2 of 2 (1 8ST0218ORM/37) June 12, 2018 3:14PMC 34 WARRANTY DEED Statutory (ILLINOIS) THE GRANTOR(S), BLISS PARTNERS, LLC, an Illinois Limited Liability Company, for and in consideration of the, sum of TEN and 00/100 DOLLARS, and other good and valuable consideration in hand paid, CONVEYS and WARRANTS to GRANFRE(S),4y��,as 5p,r_, pulov-ece-rr t C��, j 00�`The following described Real Estate situated 0' ' 9 in the County of Cook, Stale of Illinois to it)fi wit: LEGAL DESCRIPTION: Doc#. 1617049064 Fee: $50-00 Karen A.Yarbrough Cook County Recorder of Deeds Date: 0611 W2018 09:40 AM Pg: I of 2 Dec ID 20180501595493 STICO Stamp 0-152-141-088 ST "fax 5435.00 CO Tax $217.50 Lots 14,35 and 36 in H. Roy Berry 1 Company's Colonial Manor, being , Subdivision of part of the Northeast 114 of Section I I and part of the Northwest L/4 of Above Space for Recorder's Use Only Sect 12, all in Township 41 North, Range 11, 'st of the Third Principal Meridian, in Cook County, Illinois PIN NO.: 08- 11-205-016-0000 PROPERTY ADDRESS; 321 West Prospect Avenue, Mount Prospect, IL 60056 SUBJECT TO: GENERAL TAXES FOR 2017 AND SUBSEQUENT YEARS, BUILDING LINES AND BUILDING RESTRICTIONS OF RECORDS, ZONING AND BUILDING LAWS AND ORDINANCES, PUBLIC AND UTILITY EASEMENTS; COVENANTS AND RESTRICTIONS OF RECORD AS TO USE AND OCCUPANCY; AND ACTS DONE OR SUFFERED BY OR THROUGH THE PURCHASER Hereby releasing and waiving all rights under and by virtue of the Homestead Exemption Laws of the State of Illinois. Dated this day of 7�ne 12018. .1- 4A (Seal)"........ BL 8?�`, inois Limited Liability c6r#papy ifs zii"agi member, ME ByJVN'G CHUN 98 VU AGE OF AMAL EST JUN 13 2Qt 4598 1 of 2 35 1817049064 Page 2 Of 2 STATE OF ILLINOIS COUNTY OF COOK 1, the undersigned, a Notary Public, in and for the County and State aforesaid, DO HEREBY CERTIFY, that FEE JUNG CMJNG, personally known to me to be die "me persons whose name are Subscribed to the foregoing instrument, appeared before me this day in person and acknowledged that they signed, sealed and delivered the said instrument as their own free and voluntary act for the uses and purposes therein set forth, including the release and waive of the right of homestead. Given u dex MY nd and official seat, this 2018. T NOTARY Ic qOT l(` My corruni Expires; com. , - PREPARED BY: Jane H. Park Mirae Law, LLC. 1701 Golf Road, Suite 1-1106 Rolling Meadows, IL 60009 MAIL TO: MAWiL 6QL.-)jA)A 2-2-7- 'j Daz C '60 _14�C44c) , 6o SEND SUBSEQUENI TAX BHI,,S TO: 1"4HI12 'Z7 Al CHtCLA<,70) Xl— EU N KYU NG LEE r ()ffl6al SnaV Notaty PublIc - State Of 111inOis 't My Commkslan EKptres Jul 18, 2021 fif'T' iYov�> /Jer 2 of 2 q Coe WARRANTY DEED Statutory (ILLINOIS) THE GRANTOR(S), BLISS PARTNERS, LLC, an Illinois Limited Liability Company, for and in consideration of the sum of TEN and 001'100 DOLLARS, and other good and valuable consideration in hand paid, CONVEYS and WARRANTS to GRANTEE(S), IbI, as L2>AC 1sj-4zsr1%6,jr 0,0 "o °ihe following described Real Estate situated (0,),:� ,fC I in the County of Cook, State of Illinois to pi r (,k 10j wit: & nit 4 t- �j � LEGAL DESCRIPTION: R�CORDE;?F �--CTRO IC�LLY 1D COL Datel"h-v/. Time d . �ijlk� iinp Y1`A,yvs1rVNf11e.cm1 80046P,S,,,5:7 Lots 34, 35 and 36 in H. Roy Berry Company's Colonial Manor, being a Subdivision of part of the Northeast 1/4 of Section I I and part of the Northwest 1/4 of Above Space lor Recorder's Use Only Sec9on 12, all in Township 41 North, Range 11, East of the Third Principal Meridian, in Cook County, Illinois. PIN NO.: 08-11-205-016-0000 PROPERTY ADDRESS: 321 West Prospect Avenue, Mount Prospect, IL 60056 SUBJECT TO: GENERAL TAXES FOR 2017 AND SUBSEQUENT YEARS, BUILDING LINES AND BUILDING RESTRICTIONS OF RECORDS, ZONING AND BUILDING LAWS AND ORDINANCES; PUBLIC AND UTILITY EASEMENTS; COVENANTS AND RESTRICTIONS OF RECORD AS TO USE AND OCCUPANCY; AND ACTS DONE OR SUFFERED BY ORTHROUGH THE PURCHASER Hereby releasing and waiving all rights under and by virtue of the Homestead Exemption Laws of the State of Illinois. Dated this //Aday of .7 -ane 2018. (Seat) BLISS PAR C, an Illinois Limited Liability Company By its managing member, IEE JUNG CHUNG JI 3 . . . . .. . 1M STATE OF ILLINOIS COUNTY OI" COOK 1, the undersigned, a Notary Public, in and for the County and State aforesaid, Do HEREBY CERTIFY, that HEE JUNG CHUNG, personally known to me to be the same persons whose name are subscribed to the foregoing instrument, appeared before me this day in person and acknowledged that they signed, sealed and delivered the said instrument as their own free and voluntary act for the uses and purposes therein set forth, including the release and waive of the right of homestead. Given u%der illy h �ad and official seal, this a4 ayof---A", 2018. . ....... . . NOTARY P lC My CommASS' Expires: PREPARED BY: Jane H. Park Mirae Law, LLC. 1701 Golf Road, Suite 1-1106 Rolling Meadows, 11., 60009 MAIL TO: merRIA S W2. -01 SEND SUBSEQUENT TAX BILLS TO: /(j CHICA6)61, WN KYUNG LEE official Seal Notary Public- State of lllino1s My Ccnirnissron Expires Jul 18, 2021 ,2 of) 1VT'Y006 - s / / +JjJ (� I ,1^ If l ^' '" I i Ii ,GSII 321 W Prospect Ave, Mt Prospect, 1L 60056 Conditional Use Standards: 1. The establishment, maintenance, or operation of the conditional use will not have a detrimental impact on the public health, safety, morals, comfort, or general welfare due to this being an infill of a vacant commercial asset to create a 3 -unit residential townhome asset 2. The conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which this new addition is located due to the current mix of residential and commercial assets surrounding this proposed new addition 3. The new establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in this district as the surrounding assets are a mix of residential and commercial assets, similar to the proposed new addition 4. The establishment will be provided with adequate public utilities, access roads, and drainage, as well as adequate ingress and egress to minimize congestion in the public streets due to the main parking for this asset being along the rear alleyway. The relocation of the utility pole and potential relocation of the utility services will ensure the adequate utilities for the asset 5. The request complies of the Conditional Use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances due to this asset being located in a zone with other assets similar to the proposed new addition Best Regards, Adam Hussey Project Manager Strata Contractors, LLC 405 W Superior, #704 Chicago, IL 60654 M: +1 (708) 935-8930 thus ((ey�Jstratacontractors.com l i,/ f r. /a ad r.tit;/,(f; f.. ( aq u;o 11 r 1 , 39 J J „", rYr ,,, f;�l _ ✓ .l ,.. C" e r;' A C I (), F�, 321 W Prospect Ave, Mt Prospect, IL 60056 Legal Description: Lots 34, 35, and 36 in H. Roy Berry Company's Colonial Manor, being a subdivision of part of the Northeast 1/4 of Section I 1 and part of the Northwest 1/4 Section 12, all in Township 41 North, Range 11, East of the Third Principal Meridian, in Cook County, Illinois. PIN No.: 08-11-205-016-0000 Property Address: 321 West Prospect Avenue, Mount Prospect, IL 60056 Best Regards, Adam Hussey Project Manager Strata Contractors, LLC 405 W Superior, #704 Chicago, IL 60654 M: +1 (708) 935-8930 ahussey ix,stratacorttractors.coni BOMA 41 T S S THE STRUCTURAL SHOP LTD CONSULTING ENGINEERS 9601 RIVER ST. SCHILLER PARK, IL 60176 (847) 349.1099 PHONE (847) 349.1098 FAX mail@thestructuralshop.com Renovation and Addition 321 West Prospect Avenue Mount Prospect, Illinois 60056 Village of Mount Prospect Zoning Ordinance July 14, 2022 The following is a reprint of the letter from the Village of Mount Prospect dated May 11, 2022 with subsequent responses and comments. Parcel Number - 08-11-205-016-0000 Lot Size - 0.018 acres (7,800 SF) Zoning - B5 Central Commercial Land Use - Existing Commercial Structure to be renovated as 3 Dwelling Units. Request - Conditional Use; approval to allow dwelling units on the ground floor (Sec. 14.1904) May 11, 2022 Adam Hussey Strata Contractors LLC 405 W. Superior Av, Ste 704 Chicago, IL 60456 Via e-mail: ahussey(&strata-as.com Re: 321 W. Prospect Av / Conditional Use for Ground Floor Dwelling Units / Review Comments Dear Mr. Hussey, The Village of Mount Prospect has reviewed the submittal requesting conditional use approval for ground floor dwelling units, and has the following review comments: Planning Division: 1. Site Plan: a. Sheet LA1.0 —please remove the background existing conditions information as this plan is difficult to read; or if the applicant would like to keep this information, produce an identical sheet without this infonnation. As per the meeting of 5/25/22 this plan will stay as is with the background screened for clarity. It is our belief that more information is better than less information. b. Provide proper dimensions of the parking stalls. This has been added to the Landscape Plan. 2. Floor Plans: a. Sheets A1.1, A1.2, A1.3 —please remove the electrical fixture and truss information. It is 42 difficult to read the floor plans. As per the meeting of 5/25/22 this plan will stay as is with the information screened for clarity. It is our belief that more information is better than less information. 3. Building Elevations: a. The proposed elevations need substantial improvement. The style of the proposed building is not in keeping with other recently approved and/or constructed residential developments in the downtown redevelopment area. The style of the building lacks character, is not reflective of a rowhome/townhome building, and the elevations appear incomplete. The proposed development should complement the existing downtown development and serve as inspiration for future downtown developments. As stated in the Downtown Implementation Plan, "the physical appearance of buildings and structures is a key component in creating and maintaining a vibrant downtown". Staff has provided examples of recently approved projects in and around the downtown area under Comment #3e. We have revised the elevations to coincide with the examples provided. b. Mansard roofs are typically used to scale down the height of a building and have origins in 16,, and IT, century French Baroque/French Provincial architecture and in the 19,x, century Second Empire architectural style. Over the last few decades, the application of mansard roofs in modern residential projects have been unsuccessful. True mansard roofs are a hybrid between a hip roof and a gambrel roof and typically wrap around the entire upper portion of the building. The proposed faux mansard roof runs mainly along the front elevation, small portions of the side elevations, and is entirely absent from the rear elevation. The proposed roof appears to be arbitrary and tacked on as an afterthought. Although quoins are proposed at the corners of the building, other architectural features reflecting this style(s) of architecture (traditional gable dormer windows, high arched windows, projecting porticos, deep bracketed eaves, bracketed window hoods, decorative window and door trim, etc.) are lacking throughout the elevations. We have revised the elevations to coincide with the examples provided. c. If the project does not stay true to a particular style of architecture, Staff would prefer to see a flat roof more reflective of contemporary design. The height limit for the B-5 district is 35 feet; there is also room to accommodate a more interesting roof line, if necessary. We have revised the elevations to coincide with the examples provided. d. As proposed, the building resembles an outdated and nondescript commercial building. Staff recommends revising the elevations to incorporate design elements that create architectural interest. The project should be perceived as a cohesive development but should also read as three separate units. Each unit can have slight variations in the plane of the front facade that would allow for separation, depth, and architectural interest to improve a flat facade. Suggested architectural elements can include, but are not limited to, canopies to highlight individual entry ways, projecting bay window units, flush bay windows with slight projections, small openings within the all masonry facades, cornices, accent bands, wall light fixtures, and accent sills and headers to frame the openings. We have revised the elevations to coincide with the examples provided. e. A list of approved nearby Mount Prospect rowhome developments are provided below: • Prospect Row at 309 W Prospect Av • Maple Street Lofts Rowhomes at 303 S. Elm St (multiple addresses) • Founders Row at 1-17 S. Emerson St • Park Terrace Rowhomes at 3-27 N. Elmhurst Av We have revised the elevations to coincide with the examples provided, nearly identical in style to the Maple Street Lofts and School Street Townhomes. f. Front stoops can play a huge role in the character of the rowhomes/townhomes but the elevations have not defined the walk-ups at all. The individual entry ways appear to hover above street level without a means to get up into the units. 43 This information has been added to the revised elevations. g. The proposed elevations do not specify any building materials, finishes, or colors. Building materials and improved elevations must be finalized prior to scheduling the public hearing. Based on the exterior wall section, Staff notes that the project will largely be composed of face brick (brick facades are preferred by the Village). Revised elevations fully identify materials. h. As presented, the most visible elevation facing Prospect Avenue lacks curb appeal. Revise the elevations to illustrate any private fences/low walls delineating the private front yard spaces from the public realm, landscaping features, planters, etc. The east and west elevation appear to lack windows — consider adding more windows along the sides of the buildings to introduce more air, light and visibility for future residents. The front elevation has been fully revised to match style example provided while windows and doors have been added to the side elevations. i. Provide elevations with materials, finishes and colors called out for the lower level at the rear elevation. These are currently depicted as blank walls. All elevations have been revised with materials clearly identified and a materials color sheet has been provided. j. Illustrate the railings and the low walls surrounding the rear stairways down to the lower level. Revised elevations depict the rear railings and area wells. k. Colored elevations would be helpful. To be helpful, a small partially colored front elevation has been provided on the material color samples drawing sheet. 4. Landscape Plan: a. During building permit submittal, a screening plan around the a/c units and documentation verifying why the units cannot be located at the rear of the structure shall be submitted and approved by the Director of Community Development per 14.319(C)(2). The AC units have been relocated to the rear yard behind the trash enclosure. 5. Trash Enclosure: a. Detailed plan and elevations of the trash enclosure shall be required prior to the public hearing. A Landscape drawing sheet has been added with details regarding the trash enclosure. 6. Photometric Plan — shall be required with the building permit submittal. This will be provided with the Building Permit submittal. 7. Plat of Consolidation — Although the property consists of one PIN number, the existing survey shows 3 separate lots of record (lots 34, 35 and 36); these lots will need to be consolidated along with vacating any easements. A condition of approval shall be added that will require the applicant to submit a plat application prior to building permit submittal, and any Certificates of Occupancy will not be issued until the plat is recorded. This will be provided prior to the Building Permit submittal. S. Responses to Conditional Use Standards — Elaborate on each response. Include specific references to the Village's Village -wide and long-range plans such as the Comprehensive Plan and Downtown Implementation Plan. This narrative will be provided by the applicant. Public Works Department: 9. Eng/PW has no objections to the requested Conditional Use. However, because of potential impact to the living space in the bedrooms, the applicant should show the water & sanitary services through the bedrooms on the lower level. Prior to the Building Permit submittal, coordination with the Mechanical Engineer will provide lower level utility areas as required. 10. The concrete wall noted along the common stair/walkway to the lower level along the alley should be extended 6" above the pavement grade. (Address prior to applying for Building 44 Permit.) This is identified on the Landscape Plan and Exterior Elevations and will be fully detailed with the Building Permit submittal. Building Division: 11. While this is an existing building that is being modified, it is also mostly new construction and is changing uses. As such the project will be treated as new construction. The adopted codes of the Village are the 2021 International Building, Residential, Mechanical, and Fuel Gas Code, 2020 National Electric Code, and the Illinois mandated Plumbing and Energy Codes. Understood. 12. A full building permit review will be conducted after approval by the Planning and Zoning Commission, however the applicant is advised to submit a full building code analysis addressing all the building planning items in chapter 3 of the IBC, construction types, separation wall requirements, areas, heights, etc. prior to completing construction documents. A presubmittal review meeting can be set up at the applicant's convenience. Understood. Fire Department: Please advise the petitioner of the following conditional approval comments from the Fire Department. The following items must be included in the building/site plans submittal: 13. A fire sprinkler system in accordance with NFPA 13D will be required for this project for all buildings. Ensure fire sprinkler shop drawings, hydraulic calculations, and equipment cut sheets are submitted for review. Village of Mount Prospect Fire Prevention Code, 24.202 Understood. 14. An egress plan must be provided for the space. This plan must include occupant loads, travel distances, egress widths and common path of travel distances. An egress plan will be required when the building plans are submitted for review. Additional exits may be required. Understood. 15. All egress doors are to use keyless locksets on the egress side. No flush bolts, dead or draw bolts, etc. will be allowed. Life Safety Code, 7.2.1.5.1 Understood. 16. Building addresses must be visible using numbers contrasting in color to its background, white if on glass. Addresses shall be a minimum of four inches (4") in height. Village of Mount Prospect Fire Prevention Code, 24.114 Understood. Thank you, The Structural Shop, Ltd. 45 T S S THE STRUCTURAL SHOP LTD CONSULTING ENGINEERS 9601 RIVER ST. SCHILLER PARK, IL 60176 (847) 349.1099 PHONE (847) 349.1098 FAX mail@thestructuralshop.com Renovation and Addition 321 West Prospect Avenue Mount Prospect, Illinois 60056 Village of Mount Prospect Zoning Ordinance July 27, 2022 The following is a reprint of the letter from the Village of Mount Prospect dated July 19, 2022 with subsequent responses and comments. Parcel Number - 08-11-205-016-0000 Lot Size - 0.018 acres (7,800 SF) Zoning - B5 Central Commercial Land Use - Existing Commercial Structure to be renovated as 3 Dwelling Units. Request - Conditional Use; approval to allow dwelling units on the ground floor (Sec. 14.1904) July 19, 2022 Adam Hussey Strata Contractors LLC 405 W. Superior Av, Ste 704 Chicago, IL 60456 Via e-mail: ahusseygstrata-as.com Re: 321 W. Prospect Av / Conditional Use for Ground Floor Dwelling Units / Review Comments Dear Mr. Hussey, The Village of Mount Prospect has reviewed the submittal requesting conditional use approval for ground floor dwelling units, and has the following review comments: Planning Division: 1. As previously requested, a point -by -point response letter addressing the issues raised in the review letter dated May 11, 2022. Provided under separate cover. 2. A narrative of the style of architecture presented, the particular colors that were chosen, and overall design intent — this will be incorporated into the staff report. 46 Not all architecture is intended to or should fit a specific style. We are not renovating an historic structure nor are we in filling a historically significant district. In Zoning Section 14.304.1, Design Standards, Item A. Downtown Design Guidelines, I cannot find any clear description requiring architectural elements/features be included to achieve a specific architectural style. Please advise to the section of the ordinance that establishes guidelines to meet the historic requirements of previous architectural styles. As a narrative for your staff report, please include the following: (The proposed 3 -unit 2 -story townhome project is a modern interpretation of classical architecture to create a memorial street presence where the current 1 -story non-descript commercial structure goes unnoticed. The new retrospective European Regency building acknowledges the use of corner quoins and boxed pavilion entries while paying tribute to an Art Deco theme with simplified balconies, trims, and decorations. Overall, the residences pay homage to traditional Prairie and Farmhouse Vernacular with gray and black colors currently prevalent in design.) 3. A clearer version of the colored rendering of the front elevation — the one that was provided is dark, small, and difficult to read and the proposed color(s) read very bold. Based on this colored elevation, Staff would suggest proposing colors that are more harmonious and complement the existing neighborhood/overall downtown area. Drawing sheet no. A3.2 has been added to include a full color rendering. We believe the colors selected are necessary to enhance the design intent. 4. A few more detailed comments/suggestions regarding the elevations: a. The purpose of this more modern style is to be sleek, simple, elegant, and devoid of major design elements. The gray painted brick with black accents is preferred. Not all architecture is intended to or should fit a specific style. In our presentation the painted brick and corresponding black accents are appropriate. b. The quoins and the detailed cornices do not fit this style of architecture. If the quoins were eliminated in favor of a rowlock band of bricks in the accent black, and another soldier course band all the way across would help. Generally, a different base is seen on some of these designs as well if you want to dress it up a bit more. Not all architecture is intended to or should fit a specific style. In our presentation the quoins and cornices are an interpretation of a desired aesthetic. c. The use of a stone header over the openings generally means there should be a sill. A rowlock of brick would work well. Not all architecture is intended to or should fit a specific style. In our presentation the lintels are an interpretation of the desired aesthetic. d. Any rowlocks or soldiers should be projected a bit to add a shadow line, so not all of the decorative elements need to be black. They can be painted gray and the projection will cast a shadow that will make it stand out. This is entirely subjective and will not achieve the aesthetic intended. e. The vertical siding on the boxed entry elements is questionable. A simple panel system may look and work better. The boxed entry cornices are already very tall elements. Adding vertical siding will emphasize the heights even more. A simple boxed panel would work nicely to alleviate that issue. Staff would also suggest 2 47 lowering the height of the boxed entry elements and introducing a simplified cornice detail that aligns with the second -floor window openings. Not all architecture is intended to or should fit a specific style. In our presentation the boxed entry cornices are an interpretation of the desired aesthetic and should not align with the second -floor windows. This box element adds desired depth to the recessed entries. In addition, these boxed features are nearly identical to the boxed elements depicted in the example of Maple Street Lofts we were told to emulate. 5. The A/C units shall be fully screened from all rights-of-way (ROW). The AC units have been fully screened from the alley right-of-way. 6. Photometric Plan — shall be required with the building permit submittal. This will be provided with the Building Permit submittal. 7. Plat of Consolidation — Although the property consists of one PIN number, the existing survey shows 3 separate lots of record (lots 34, 35 and 36); these lots will need to be consolidated along with vacating any easements. A condition of approval shall be added that will require the applicant to submit a plat application prior to building permit submittal, and any Certificates of Occupancy will not be issued until the plat is recorded. This will be provided prior to the Building Permit submittal. 8. Responses to Conditional Use Standards — Elaborate on each response. Include specific references to the Village's Village -wide and long-range plans such as the Comprehensive Plan and Downtown Implementation Plan. This narrative will be provided by the applicant. Public Works Department: 1. Eng/PW has no objections to the requested Conditional Use. However, because of potential impact to the living space in the bedrooms, the applicant should show the water & sanitary sei vices through the bedrooms on the lower level. Prior to the Building Permit submittal, coordination with the Mechanical Engineer will provide lower -level utility areas as required. 2. The site plan (Sheet A1.1) and Landscape Details (Sheet LA2.0) both refer to "pavers" under the trash enclosure. The pad under the trash enclosure and toter/dumpster roll-out apron should be concrete. The parking area is intended to be permeable pavers however, the notes and details have been revised to indicate a concrete pad for the trash enclosure. Building Division: 3. While this is an existing building that is being modified, it is also mostly new construction and is changing uses. As such the project will be treated as new construction. The adopted codes of the Village are the 2021 International Building, Residential, Mechanical, and Fuel Gas Code, 2020 National Electric Code, and the Illinois mandated Plumbing and Energy Codes. Understood. 4. A full building permit review will be conducted after approval by the Planning and Zoning Commission, however the applicant is advised to submit a full building code 48 analysis addressing all the building planning items in chapter 3 of the IBC, construction types, separation wall requirements, areas, heights, etc. prior to completing construction documents. A pre -submittal review meeting can be set up at the applicant's convenience. Understood. Fire Department: Please advise the petitioner of the following conditional approval comments from the Fire Department. The following items must be included in the building/site plans submittal: A fire sprinkler system in accordance with NFPA 13D will be required for this project for all buildings. Ensure fire sprinkler shop drawings, hydraulic calculations, and equipment cut sheets are submitted for review. Village of Mount Prospect Fire Prevention Code, 24.202 Understood. An egress plan must be provided for the space. This plan must include occupant loads, travel distances, egress widths and common path of travel distances. An egress plan will be required when the building plans are submitted for review. Additional exits may be required. Understood. All egress doors are to use keyless locksets on the egress side. No flush bolts, dead or draw bolts, etc. will be allowed. Life Safety Code, 7.2.1.5.1 Understood. 8. Building addresses must be visible using numbers contrasting in color to its background, white if on glass. Addresses shall be a minimum of four inches (4") in height. Village of Mount Prospect Fire Prevention Code, 24.114 Thank you, The Structural Shop, Ltd. 49 f r` i( / ... �I o, I'll, X +v, 1r'r 1 l fid, F 0 l,! William J. Cooney, AICP Director of Community Development Village of Mount Prospect 50 S. Emerson St. Mount Prospect, IL 60056 Via email: bcooney@mountprospect.org Dear Mr. Cooney, l t i ts iff bel cq" l r i f0hc� t, aru1 I Ia, iut °iirr= c August 9, 2022 The Planning and Zoning Commission recommended approval of our three (3) unit townhome re -development located on the .18 -acre parcel at 321 Prospect Ave. Our request is scheduled to go before Village Board for the ordinance's first reading August 16', 2022. We are requesting that the Village Board waive the second reading, tentatively scheduled for August 30th, 2022, and take final action at the August 16`h, 2022, meeting due to both our team and our client being very excited to break ground on this project. I appreciate your assistance in facilitating this request. Should you have any questions, feel free to contact me at shussey@strata-as.com Sincerely, Steven T. Hussey President — Strata Contractors, Ltd., as Agent for BAC Advisors 405',N7 Superior #704 773.348,8900 Chicano IL 60654 info@stratacontractors.com CONTRACTORS L T I7 Geral Contractor Lic: GC041 113B Masonry Lic: 1105923 50 From: Felicien Sirois To: Choi. Ann Subject: Case no. PZ -08-22 Date: Monday, August 8, 2022 7:03:47 PM Regarding the upcoming case PZ -08-22 that will be addressed this Thursday, as a homeowner just a block away from this property, I question why a business property needs to be "converted" into a living space. As the notice of July 27, 2022, reads, the existing property will be converted into a three -unit rowhome. There is more than ample housing available in this area and converting commercial property into residential has always been problematic in terms of a lack of accountability and maintenance on the part of the landlords and the renter. Oftentimes such conversions are used to house individuals who would not otherwise seek standard accommodations for a multitude of reasons, or who exceed the recommended capacity of inhabitants. If, on the other hand, the owner is choosing to level the current property and build a dedicated, proper residential property from scratch, with the appropriate zoning altered by proper legal/municipal pathways, then have at it. Felicien Sirois 51 ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE FOR GROUND FLOOR DWELLING UNITS FOR THE PROPERTY LOCATED AT 321 W. PROSPECT AVENUE, MOUNT PROSPECT, ILLINOIS WHEREAS, Steven Hussey of Strata Contractors LLC (Petitioner) has filed a petition for a conditional use to construct a three -unit row home with dwelling units on the ground floor for property located at 321 W. Prospect Avenue, Mount Prospect, Illinois (Property) and legally described as: LOTS 34,35 AND 36 IN H. ROY BERRY COMPANY'S COLONIAL MANOR, BEING A SUBDIVISION OF PART OF THE NORTHEAST '/ OF SECTION 11 AND PART OF THE NORTHWEST'/ OF SECTION 12, ALL IN TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. Property Index Number 08-11-205-016-0000; and WHEREAS, the "Petitioner" seeks a Conditional Use permit to construct a three (3) unit row home with dwelling units on the ground floor for the property located at 321 W. Prospect Avenue, as shown on the Petitioner's plans attached as Exhibit "A"; and WHEREAS, a Public Hearing was held on the request for the conditional use being the subject of PZ -08-22 before the Planning and Zoning Commission of the Village of Mount Prospect on the 11th day of August 2022, pursuant to proper legal notice having been published in the Daily Herald on the 27'h day of July, 2022; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the Mayor and Board of Trustees to approve the request being the subject of PZ -08-22; and WHEREAS, the Mayor and Board of Trustees of the Village of Mount Prospect have given consideration to the request herein and have determined that the request meets the standards of the Village and that the granting of conditional use for ground floor dwelling units for the subject property would be in the best interest of the Village. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS: SECTION ONE: The recitals set forth hereinabove are incorporated as findings of fact by the Mayor and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The Mayor and Board of Trustees of the Village of Mount Prospect do hereby grant a Conditional Use to construct a three (3) unit row home with dwelling units on the ground floor for the property located at 321 W. Prospect Avenue as shown on the Petitioner's plans dated July 27, 2022 attached as Exhibit "A." subject to the following conditions: a. "The development of the site shall be in general conformance with the plans and drawings prepared by The Structural Shop Ltd., bearing the latest revision date of July 27, 2022, and meet all code requirements; b. The applicant shall submit a plat of consolidation application prior to building permit submittal; the plat shall be recorded with Cook County prior to the issuance of any Certificates of Occupancy; 52 c. The Petitioner shall submit a landscape plan which complies with Village Code requirements at time of building permit submittal; d. The Petitioner shall submit a photometric plan which complies with Village Code requirements at time of building permit submittal; e. The plans shall show water and sanitary services through the bedrooms on the lower level; f. The pad under the trash enclosure and toter/dumpster roll-out apron shall be concrete; g. The trash enclosure shall consist of screening on all sides of the trash area. The A/C units shall be fully screened from all rights-of-way (ROW); h. Submittal of a preliminary and final building code analysis." SECTION THREE: The Village Clerk is hereby authorized and directed to record a certified copyof this Ordinance and Exhibit "A" with the Recorder of Deeds of Cook County. SECTION FOUR: This Ordinance shall be in full force and effect from and after its passage, approval and publication in in the manner provided by law. AYES: NAYS: ABSENT: PASSED and APPROVED this day 16th of August 2022. Paul Wm. Hoefert, Mayor ATTEST: Karen M. Agoranos Village Clerk 53 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -08-22 Hearing Date: August 11, 2022 PROPERTY ADDRESS: 321 W. Prospect Avenue PETITIONER: Steven Hussey, Strata Contractors LLC PUBLICATION DATE: July 27, 2022 REQUEST: CU: Ground Floor Dwelling Units MEMBERS PRESENT: Joseph Donnelly William Beattie Donald Olsen Walter Szymczak Tom Fitzgerald Ewa Weir Greg Miller MEMBERS ABSENT: Norbert Mizwicki STAFF MEMBERS PRESENT: Connor Harmon, Senior Development Planner Ann Choi, Development Planner Emily Bettler, Planning Intern INTERESTED PARTIES: Ed Stover, Ken Veach Chairman Donnelly called the meeting to order at 7:01 PM. Commissioner Beattie made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on July 14, 2022. The minutes were approved 7-0. Chairman Donnelly introduced case PZ -08-22 321 W. Prospect Avenue, which is a request for a conditional use for dwelling units on the ground floor at the subject property. The Village Board's decision is final for this case. Ms. Choi explained that the subject property is located south of the railroad tracks on Prospect Avenue, and contains a vacant one story medical office building. The subject property is zoned B-5 Central Commercial and is bordered by 1-2 Railroad to the north, B-5 Central Commercial to the west and east, and R -A Single -Family Residence to the south. Ms. Choi stated that the existing medical office building was constructed in the 1960s when the property was zoned low density residential. The Subject Property was rezoned to B-5 Central Commercial in the 1990s. Ms. Choi stated that the Petitioner is proposing to convert the existing one-story medical office building into a two-story residential townhome development consisting of three separate rental units. The Petitioner does not intend to change the overall footprint of the building with the exception of introducing window wells and front stoops, and increasing the building envelope vertically with the addition of the Planning & Zoning Commission Meeting —August 11, 2022 PZ -08-22 54 second floor. The existing roof will be removed to accommodate an additional floor to be built above the existing structure. While this is an existing building that is being modified, the building department considers the proposal a change of use and mostly new construction. Dwelling units on the ground floor in the B-5 District require conditional use approval. The Petitioner is seeking conditional use approval as the property owner intends to reside in one of the units, and lease the additional two units. Ms. Choi explained that the development consists of one building, six outdoor parking spaces, a gated trash enclosure, and new A.C. condensers are provided at the rear of the building. Ms. Choi presented the layout of the floor plans. Each dwelling unit would have three bedrooms; two bedrooms are located in the basement/lower level and can be accessed at the lower level along the alley frontage. A stairwell will provide access to the three units at the lower level. The first floor contains the communal living spaces including the family room, kitchen and living room. The second level provides a master bedroom on the second floor. Each unit also includes a sunroom oriented to the north (towards Prospect Avenue) on the second floor. The end units will provide a total gross floor area of 2,561 square feet and the center unit will provide a gross floor area of 2,779 square feet. Ms. Choi explained that the Petitioner has worked on a couple of iterations of the building elevations. Per the Petitioner, the proposed architecture is not intended to fit a specific style and the proposed design is a modern interpretation of classical architecture to create a memorable street presence where the current one-story non-descript commercial structure goes unnoticed. The Petitioner describes the design as a new retrospective European Regency building that acknowledges the use of corner quoins and boxed pavilion entries while paying tribute to an Art Deco theme with simplified balconies, trims, and decorations. Per the Petitioner, the residences pay homage to traditional Prairie and Farmhouse Vernacular with gray and black colors currently prevalent in design. Ms. Choi further presented the colored renderings. Ms. Choi then presented the landscape plan and stated that the Village has no requirement for minimum open space for uses in the B-5 district. However, screening and perimeter landscaping requirements are required and regulated by the landscape regulations. A variety of new landscaping is proposed on the Subject Property. The landscape plan indicates that shade and ornamental trees are proposed in the front yard of the Subject Property. Flowering shrubs will be installed in the front and side yards. Vines will be used to further infill the side yards. Ms. Choi also presented a slide showing previously approved conditional uses for ground floor dwelling units, including nearby Prospect Row, located at the end of the block. Ms. Choi summarized the standards for a conditional use as the following: • The conditional use will not have a detrimental impact on the public health, safety, morals, comfort, or general welfare; • The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • There is adequate provision for utilities, drainage, and design of access and egress to minimize • congestion on Village streets; and • The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances Ms. Choi explained that the proposed conditional use for ground floor dwelling units meets the standards of the Village Code and that staff recommends approval of the following motion: Planning & Zoning Commission Meeting —August 11, 2022 PZ -08-22 55 "To adopt staff findings in the staff report as the findings of the Planning and Zoning Commission and recommend approval of: "A conditional use allowing dwelling units on the ground floor at 321 W. Prospect Avenue, subject to the conditions listed in the staff report." Ms. Choi stated that the Village Board's decision is final in this case and opened the floor to questions for both herself and the petitioner. Commissioner Weir asked staff if it would be possible for a resident to set up a business such as an office or other use that is permitted as an underlying use of the B-5 district, while the use remains residential. Mr. Connor responded in the affirmative. If the resident met the home occupation guidelines and property functioned like a residential property without a lot of people going in and out of the unit, then an office could be located there. The resident would not need to apply for a business license. Chairman Donnelly stated that the zoning would not be changing, and that the property would remain B-5 and would function much like a planned unit development and would be subject to the requirements of what we are agreeing to tonight. Commissioner Weir stated that if someone was a lawyer and wanted to entertain clients there, they had that ability. Chairmen Donnelly swears in the representatives for the petitioner, Mr. Edward Stover, 5469 W. 101ST Avenue, Crown Point, Indiana 46307, and Ken Veach, 425 East Church Street, Elmhurst, Illinois 60126. Chairman Donnelly asked how the individuals were related to the property. Mr. Stover stated he was a principal from Strata Contractors and Mr. Veach stated he was a principal for the Structural Shop. Chairman Donnelly requested that Mr. Stover and Mr. Veach explain their project. Mr. Stover explained that the project is an existing medical building with a half basement. On the first floor, they intend to take the roof off, extend the masonry walls upward, add a new roof, and turn it into a three -unit residential building. Chairman Donnelly asked if one of the units would be occupied immediately. Mr. Stover replied that the property owner intends to live in one of the units. Chairman Donnelly asked if the property owners have any relationships with other individuals to fill the remaining two units. Mr. Stover answered that he did not know. Chairman Donnelly asked the commissioners if they had any other questions for the Petitioner. Commissioner Weir asked if the basement had a second means of exiting and if there were any provisions for the ejection of stormwater. Mr. Stover replied that the window wells would serve as the second means of existing and that there is an existing system for stormwater in place. Chairman Donnelly added that they would need to meet all Village Code requirements. Commissioner Beattie asked about the townhomes on the corner (309-313 W. Prospect Avenue) has a little retention area and asked if the proposed development would have something similar or is the retention area a feature of that particular lot. Mr. Stover responded that they would not be changing the building footprint. Chairman Donnelly asked if there were any other questions and asked the audience if there was anyone else there to address the case. Planning & Zoning Commission Meeting —August 11, 2022 PZ -08-22 56 Chairman Donnelly previously swore in Mr. W. J. Defilipps, 517 South Carol Lane. Mr. Defilipps requested if staff could show the slide of the front elevation rendering. Mr. Defilipps explained that he and his wife own the building that is immediately adjacent (east) to the proposed construction. Mr. Defilipps explained he is a certified public accountant and has practiced at the location for forty years, and noted that the existing medical office building has been in disrepair of 6 or 7 years. Disrepair items include an overfilled disposal unit at the rear, birds entering the building, and loose flashing along the top of the building. Mr. Defilipps noted that if the project proposes six parking spaces, they would need to be at an angle. And if the parking spaces are not angled, he pointed out an existing utility pole and asked if the existing utility pole would be removed. Ms. Choi stated there is planned relocation of the utility pole. Mr. Defilipps asked the following questions: 1. When is the proposed construction scheduled to begin and approximately how long that might take? 2. Is there a bond required to be posted for damage to the adjacent property? Mr. Defilipps stated it is a very narrow space between his property and the subject property. 3. What requirements does the Village have while the construction is in progress? Such as fencing around the property, etc. 4. Where is the location of the disposal unit (trash enclosure) Chairman Donnelly stated that there is usually construction fencing around the property and the construction has to stay within the subject property's property lines. Mr. Defilipps reiterated his concern over the parking spaces and noted he has three parking spaces along the rear of his property. Chairman Donnelly addressed the concerns on the location of the garbage cans, and noted they would be near southeast corner of the site, adjacent to Mr. Defilipps' property. Chairman Donnelly explained that the trash enclosure looks to be setback about 3 feet so the doors can swing open and not impede the alley. Mr. Defilipps lastly stated that he was concerned about the scale of the proposed building and believes the proposed building is too big and will take away from the overall look of their block. Chairman Donnelly called the Petitioners to the stand. Mr. Stover responded that the planned construction would occur around March/April of 2023 and completion would occur around October 2023. Commissioner Beattie asked how long it would take to complete the exterior shell of the building. Mr. Stover replied it would take approximately ten weeks. Chairman Donnelly estimated the exterior work would take until the summer of 2023 to complete. Chairman Donnelly stated that the loose flashing should not be an issue after construction begins. Mr. Stover stated that he was on site twice to check on the property for the property owner and stated he did not notice any issues with the flashing. Planning & Zoning Commission Meeting —August 11, 2022 PZ -08-22 57 Mr. Stover also stated that they would follow Village Code with regards to the construction fencing. In regards to the parking spaces, Mr. Stover stated they might be able to angle the parking spaces if there was not sufficient room. Chairman Donnelly stated if the parking spaces need to be adjusted, these would need to be adjusted between now and the Village Board meeting. Ms. Choi stated that the proposed parking spaces are 9' by 20'. Chairman Donnelly asked the commissioners if there were any other questions. Commissioner Fitzgerald noted that Mr. Defilipps asked about the bond. Mr. Harmon responded that the Village would not require a bond for any sort of damage but the Village would require various inspection bond deposits based on permitting. Chairman Donnelly asked if the Village would require any insurance. Mr. Harmon stated that insurance would be required. Chairman Donnelly indicated that the Petitioner would be responsible for providing insurance for any damage incurred to neighboring properties and also noted that the subject property would have to drain on its own property which is a Village requirement. Commissioner Beattie asked where the drainage would go since there is not that much room in the side yards and only asphalt into the alley at the rear of the property. Mr. Stover replied that the front yard is pitched and the drainage would go towards the street, and there is a storm drain at the bottom of the staircase in the rear of the building. Chairman Donnelly asked Mr. Defilipps if all of his questions were addressed Mr. Defilipps stated that the alley is very narrow and that the Petitioner was overly optimistic about the six parking spaces, and this would affect the requirement that there be two parking spaces per each residential unit. Mr. Defilipps stated that this needs to be more carefully addressed. Chairman Donnelly stated that if there are items not addressed prior to the Village Board meeting or to Mr. Defilipps' satisfaction, that these items could be addressed and discussed at the Village Board meeting. Commissioner Miller asked when the utility pole would be relocated. Ms. Choi stated that she was uncertain about when the utility pole would be relocated and this is something that would need to be figured out during the building permit phase. Chairman Donnelly stated that here is no requirement for that utility pole to be removed. Mr. Veach stated that they look at moving the utility pole across the alley, but that if they are not required to move the utility pole, it would not be relocated. Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a motion. Commissioner Beattie made a motion seconded by Commissioner Weir to recommend approval of the following motion: Planning & Zoning Commission Meeting —August 11, 2022 PZ -08-22 58 1. A conditional use allowing dwelling units on the ground floor at 321 W. Prospect Avenue, subject to the conditions listed in the staff report. UPON ROLL CALL AYES: Fitzgerald, Szymczak, Weir, Olsen, Beattie, Miller, Donnelly NAYS: None The motion was approved by a vote of 7-0, with a positive recommendation to the Village Board for the scheduled meeting on August 16, 2022. After hearing one additional case, and seeing no citizens to be heard for non -agenda items, Commissioner Beattie made a motion seconded by Commissioner Fitzgerald and the meeting was adjourned at 8:08 PM. Ann Choi Development Planner Planning & Zoning Commission Meeting —August 11, 2022 PZ -08-22 59