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Home My WebLink About8.2 Motion to waive the rule requiring two readings of an ordinance and adopt AN ORDINANCE GRANTING A CONDITIONAL USE FOR A CONTRACTOR’S STORAGE YARD FOR PROPERTY LOCATED AT 2400 E. OAKTON STREET, MOUNT PROSPECT, ILLINOIS (PZ-22-23)M+awn �'xytlts=e Item Cover Page Subject Motion to waive the rule requiring two readings of an ordinance and adopt AN ORDINANCE GRANTING A CONDITIONAL USE FOR A CONTRACTOR'S STORAGE YARD FOR PROPERTY LOCATED AT 2400 E. OAKTON STREET, MOUNT PROSPECT, ILLINOIS (PZ -22-23) Meeting February 6, 2024 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD Fiscal Impact (Y/N) Dollar Amount Budget Source Category NEW BUSINESS Type Action Item Information The Petitioner, Mark DiMeo of DiMeo Brothers Inc., is requesting conditional use approval to construct a contractor's storage yard at 2400 E. Oakton Street, also known as the Subject Property. The Village Zoning Code designates the Subject Property as I-1 Limited Industrial. The proposal requires Village Board approval for the conditional use. The proposal meets the requirements and standards related to the Village Code, and staff is supportive of the request. The Subject Property was annexed into the Village of Mount Prospect (Village) in 2017 as part of an annexation including approximately 40 acres of industrial and commercial property in unincorporated Cook County. The Subject Property is bound by Oakton Street to the south, Terminal Drive to the north, Badger Road to the west, and I-1 zoned properties to the east. The Subject Property consists of three lots and is currently vacant. Based on historical aerial photography, an industrial building existed on the Subject Property, but it was demolished sometime between 2006 and 2007. The Subject Property currently provides two driveways along Oakton Street, and both Terminal Drive and Badger Road are privately maintained. Aside from a 2019 sign permit, no additional Village building permit history for the site exists. Most of the Subject Property is within the floodplain of Higgins Creek, an unmapped waterway that runs through South Mount Prospect, and along the north and eastern sides of the Subject Property. It is noted that the Subject Property has considerable drainage and flood control issues. Discussion Proposal: The Petitioner is a sewer and water contractor company that has been in operation since 1973 and is currently located in Elk Grove Village. The Petitioner is seeking to relocate to Mount Prospect and proposes to construct a two-story building consisting of office and warehouse space with related improvements. The proposed contractor's yard will provide 31 passenger vehicle parking spaces, 29 truck parking spaces, and storage for materials and heavy machinery including, but not limited to, material bins, trench and safety equipment, truck and trailers, and manholes and pipes. As proposed, the project requires conditional use approval for the contractor's storage yard. The various elements of the proposal are outlined below. Operations: Based on the Traffic Impact Statement (TIS) prepared by Kenig, Lindgren, O'Hara, Aboona (KLOA), the proposed contractor's storage yard would have 7 to 10 office employees, 5 to 6 garage employees, and 6 truck drivers. All employees would start their day at 7:00 AM and the majority of the field employees would travel directly to the job sites. The TIS assumes that all employees will arrive via a personal vehicle with the truck drivers leaving in a truck during the same hour. During the weekday evenings, the truck drivers will arrive back to the site in a truck and then all employees would leave in their personal vehicles. Site Plan: The proposed site plan indicates that an approximately 34,500 square -foot building will be constructed on the Subject Property. The proposed site layout proposes to keep the existing driveways on Oakton Street. The western driveway will be located approximately 60 feet east of Badger Road and will provide one inbound lane and one outbound lane with the outbound movements under stop sign control. The eastern driveway will be located approximately 190 feet east of Badger Road and will provide one inbound lane and one outbound lane with the outbound movements under stop sign control. Vehicles would enter from either of these two driveways; passenger vehicles would proceed directly to the south parking lot and exit through the opposite driveway; truck vehicles would enter only from the east driveway, proceed past the south parking lot via the drive aisle located east of the proposed building, and travel directly to the truck vehicle parking and storage yard located at the rear of the building. Trucks and construction vehicles would travel in a counterclockwise rotation around the material storage area and would have the option to park in the heavy machinery parking area located at the northeast corner of the Subject Property or within the truck parking area located south of the material storage area. Truck traffic would also exit to the east Oakton Street driveway via the drive aisle located along the east side of the proposed building. As currently designed, the parking lot setbacks along Oakton Street and along the north, east and west property lines will comply with the Village Code's minimum ten -foot (10') parking lot setback. The project also proposes a 20 -foot tall, dome -like accessory structure for outdoor material storage bins at the northwest corner of the Subject Property and an 8 -foot tall, solid -style, white vinyl perimeter fence. As part of the conditional use request, storage materials (such as dirt, asphalt, concrete, stone, topsoil, hard steel, hard plastic, and concrete) measuring up to a height of 12 feet would be visible above the 8 -foot tall perimeter fence. The site plan also indicates a trash enclosure will be located northwest of the building. Detailed drawings will be required with the building permit submittal. A large underground storm system is planned to help alleviate the existing drainage and flood control issues. Per the Petitioner, a hydraulic study of Higgins Creek was previously prepared and approved by the Illinois Department of Natural Resources - Office of Water Resources (IDNR-OWR) and is attached to the staff report. Per the Petitioner, the prior report will be updated to reflect the current site plan and will define the base flood elevation and floodway limits along Higgins Creek. Traffic and Parking: The Petitioner submitted a Traffic Impact Statement (TIS). The study concluded that the proposed facility will be a low traffic generator that will increase the volume of traffic on Oakton Street by less than one percent, and the proposed access system consisting of two full -movement access drives off Oakton Street will provide site access flexibility that will ensure efficient and flexible access is provided. The TIS also concluded that outbound movements from both access drives should be under stop sign control and that exclusive right -turn lanes will not be warranted on Oakton Street at either driveway. The Village Engineer has reviewed the TIS and requested confirmation that the TIS considers future/full use of the site since the report notes 6 drivers, but the plans show 24 truck parking spaces. Because of the proximity to Badger Road, the Public Works Department does not support two (2) driveways onto Oakton Street; however, the Village will defer to the Illinois Department of Transportation (IDOT) as Oakton is under their jurisdiction. Building Elevations: The attached elevations indicate the proposed building will be composed of precast wall paneling and clerestory windows. As shown, the proposed building will not exceed the maximum height of 40' permitted in the I-1 zoning district. The building height would measure twenty-seven feet six inches (27'-6") at its highest point. Landscaping: A significant amount of new landscaping is being provided site wide and the modifications to the site are an improvement to the existing conditions. The proposed landscape plan indicates a continuous row of permanent peripheral screening around the perimeter of the Subject Property. Staff has requested that the Petitioner remove all parkway trees from the landscape plan as the Village will determine the types and locations of the parkway trees. There are some minor revisions that need to be included in the current landscape plan; however, staff is confident that appropriate landscaping can be achieved on the site. Plat of Consolidation: The Village recommends that the Petitioner consolidate the three lots to eliminate the construction of improvements over existing lot lines. Water Distribution System: A public water main runs along the north side of Terminal Drive, just north of the Subject Property. The Village is considering the annexation of approximately 47 acres of unincorporated land near the southern border of the Village to provide municipal services to this area, including the provision of Village water. The Village is requesting a 10 -foot wide easement along the west property line of the Subject Property for a public water main that would connect the water distribution system along Terminal Drive to a future Oakton Street water main extension, and eventually to the potential future annexation properties. The Petitioner is agreeable and a condition of approval requiring the easement has been added to the conditional use request. Public Comment: As of this writing, staff has received one public comment letter. The public comment letter was submitted by the Subject Property's neighbor, West Shore Pipe Line Company and Wood River Pipelines, who noted the existence of four steel high pressure petroleum products pipelines, ranging from 6" to 16" in diameter along the east side of Badger Road. The aforementioned pipeline companies requested a grading plan to ensure that the grade elevations of the west side of the property are not altered in a way that would adversely impact the existing pipelines, cooperation between the aforementioned pipeline companies and the Petitioner to ensure that any future water lines do not interfere or threaten the integrity of the pipelines, and finally that any proposed landscaping does not threaten the integrity of the pipelines. Staff has spoken with the pipeline companies and assured them that these comments would be addressed during the building permit submittal. Public Hearing: At the Planning and Zoning Commission hearing on January 25, 2024, the Planning and Zoning Commission recommended approval of the project by a vote of 6-0. One member of the public voiced support for the project but asked the Village to consider a partnership with the Petitioner and MRWD to alleviate the existing flooding and drainage issues in the area and to improve the conditions of Higgins Creek. Staff stated that the Petitioner is required by MWRD to fix any issues related to the creek near the Subject Property and this would be the opportunity to review any specific plans that MWRD has that would be part of the MWRD permit process. Director Cooney added that this area is also within a TIF district and if there is Village contribution that would benefit the whole area, that is something the Village would consider. Staff Recommendation: Based on the information submitted, the surrounding uses, and the proposed development's compliance with the Village's long-range planning documents, staff recommends approval of the conditional use request. The proposed project would replace an underutilized industrial site with a suitable, alternative use on parcels that have remained vacant for a long time. The Petitioner is requesting that the Village Board waive the second reading and take final action at the February 6, 2024 meeting. Alternatives Approve a Conditional Use permit to allow for a contractor's storage yard, including the storage of construction materials, construction equipment, and construction vehicles, for the property located at 2400 E. Oakton Street, Case No. PZ -22-23, in general conformance with the drawings prepared by Civil & Environmental Consultants, Inc., bearing the latest revision date of 12/29/2023, subject to the conditions listed in the attached Ordinance. 2. Action at the discretion of the Village Board. Staff Recommendation Approval of: 1. Approve a Conditional Use permit to allow for a contractor's storage yard, including the storage of construction materials, construction equipment, and construction vehicles, for the property located at 2400 E. Oakton Street, Case No. PZ -22-23, in general conformance with the drawings prepared by Civil & Environmental Consultants, Inc., bearing the latest revision date of 12/29/2023, subject to the conditions listed in the attached Ordinance. Attachments 1. PZ -22-23 Plans 2. PZ -22-23 Staff Report 3. PZ -22-23 Administrative Content 4. Pz-22-23 2nd Reading Waiver Request 5. PZ -22-23 Public Comment 6. PZ -22-23 Minutes 7. PZ -22-23 Ordinance 8. PZ -22-23 Other 9. PZ -22-23 Traffic Impact Statement 10. PZ -22-23 Village Review Comments LEGEND PROPOSED 715 711 ST DESCRIPTIONS BOUNDARY PROPERTY LINE PROPERTY LINE RIGHT-OF-WAY UNDERLYING PROPERTY LINE CENTER LINE EASEMENT LINE SETBACK LINE SECTION LINE WATERS OF U.S. RIPARIAN BUFFER FLOODPLAIN BASE FLOOD ELEVATION (BFE) INDEX (MAJOR) CONTOUR INTERMEDIATE (MINOR) CONTOUR EXISTING FENCE LINE EXISTING WOOD FENCE LINE CURB AND GUTTER REVERSE PITCH CURB AND GUTTER EDGE OF PAVEMENT EDGE OF GRAVEL PAVEMENT SHOULDER STORM PIPE NORTH FND 3/4 " IP 00.22N&9.71E FND 1/2 " IF 00. 15'S & ONLINE M NHOL ` j` t=11i�, = 002, 05 x pall E�SE��VT r CY YPER-}O,�Z 23246500 x` 5' -- - - - - -E - J� co ENCE- oda w 7 i i i EXI.5l7NO COMMERCIAL BUILDING db �4J � .0 ASPHA L ,- 10 STORM E�SE��VT r CY YPER-}O,�Z 23246500 x` 5' -- - - - - -E - J� x111i r —__ — _ —–'-- —, j I–�` cx { 2..�j j FES tsVres vjzr .J6 e \ \ 0-1-�– _ /Ir ---- q 0.50'S NORTH GROSS BOUNDARY AREA NET BOUNDARY AREA ROW DEDICATED AREA PROPOSED PERVIOUS AREA PROPOSED IMPERVIOUS AREA BUILDING PAVEMENT/SIDEWALK COMPENSATORY STORAGE AT A RATE OF 1.5:1.0 TO BE PROVIDED UNDER THE PARKING LOT IN A STORMTRAP VAULT. SINGLETRAP VAULT WITH OPEN STONE BOTTOM AND LOUVERED FLOOD VENTS/OPENINGS TO ALLOW THE PASS THROUGH OF RISING FLOODWATERS ADJACENT TO HIGGINS CREEK. vy x j`, Q-0ver { X� x— 217,757 S.F. OR (5.00 AC.) 217,757 S.F. OR (5.00 AC.) N/A 57,455 S.F. (26.38%) 160,302 S.F. (73.62%) 29,330 S.F. 130,972 S.F. UNDERGROUND STORMTRAP STORMWATER MANAGEMENT DETENTIC A n x_ 15' SIDE YARD SETE n� —66 ------------- TV �— 5.35'x= =� A2.02 3 STAGGERED 7'-0"x3'-6" Al 1111AIAll IRA f I CAOQTn OX/ East 1 3/32" = V -0 - OVERHEAD 7'-0" LIGHTS. TYP. CLEARS - WINDOW. 3-TILIA 4 -CORNUS 3-JUNIPERUS 8 -CORNUS I -M ETAS EQ U I OA b-JUNIPERUS - 8 -CORNUS TERMINAL 352'-9" 0 Ftp w'� ��•��4F7R"w"�"7lsr* r "w"i. a� r �+, C,w�w'�._a.___ :�•,r�.®�r,��J �-.'�+r.',wv•'`��.•ririrw'"'vi�w'J•�rr�waly� iFv Avs�i �ijl�I �v��Yw1viF��"� �r�v s L�erl�e +- w J 12-HEUCHERA r 8 -IRIS I �- I I I 12-HEUCHERA I I 8 -IRIS I PARKING I I v , �, / ,,, s , / r '� 'r ,!i+ is `%; r � � !, i � �„ �i �� / % G/� � ( � � 1 ii G Ji / � II / i �, " VXDO' X19'H .A AL MOUNT FABRIS BUILDING 30" wide x 1 Ewell m oun t stora ffe building_ (shown with 4 high wall) 1 15' 1/ Height 9 s a E 01-0" Width FRONT Represents 12 Squares VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056 STAFF REPORT FROM THE DEPARTMENT OF Community Development William J. Cooney, AICP Director of Communitv Development DATE: January 18, 2024 CASE NUMBER PZ -22-23 PUBLIC HEARING DATE January 25, 2024 Ann Choi Development Planner APPLICANT/PROPERTY OWNER Mark DiMeo, DiMeo Brothers Inc. / Aleksander Mimic, 2400 Oakton Street LLC PROPERTY ADDRESS/LOCATION 2400 E. Oakton Street BRIEF SUMMARY OF REQUEST The Petitioner, Mark DiMeo of DiMeo Brothers Inc., is requesting conditional use approval to construct a contractor's storage yard at 2400 E. Oakton Street, also known as the Subject Property. The Village Zoning Code designates the Subject Property as 1-1 Limited Industrial. The proposal requires Village Board approval for the conditional use. The proposal meets the requirements and standards related to the Village Code, and staff is supportive of the request. EXISTING ZONING 1-1 Limited Industrial EXISTING LAND USE/SITE IMPROVEMENTS Vacant land 2023 Village of Mount Prospect Zoning Map r Unincorporated 4-L—I`. I f,,, _._. Cook County _ �N � �� SURROUNDING ZONING & LAND USE North: 1-1* Limited Industrial PUD (Petroleum tank farms) East: 1-1 Limited Industrial (Concrete cutting facility and other industrial uses) South: Restricted Industrial District (Unincorporated Cook County) West: 1-1* Limited Industrial PUD (Petroleum tank farms) SIZE OF PROPERTY 5.00 Acres STAFF RECOMMENDATION APPROVE APPROVE WITH CONDITIONS DENY BACKGROUND/PROPERTY HISTORY The Subject Property was annexed into the Village of Mount Prospect (Village) in 2017 as part of an annexation including approximately 40 acres of industrial and commercial property in unincorporated Cook County. The Subject Property is bound by Oakton Street to the south, Terminal Drive to the north, Badger Road to the west, and 1-1 zoned properties to the east. The Subject Property consists of three lots and is currently vacant. Based on historical aerial photography, an industrial building existed on the Subject Property, but it was demolished sometime between 2006 and 2007. The Subject Property currently provides two driveways along Oakton Street, and both Terminal Drive and Badger Road are privately maintained. Aside from a 2019 sign permit, no additional Village building permit history for the site exists. Most of the Subject Property is within the floodplain of Higgins Creek, an unmapped waterway that runs through South Mount Prospect, and along the north and eastern sides of the Subject Property. It is noted that the Subject Property has considerable drainage and flood control issues. PROPOSAL The Petitioner is a sewer and water contractor company that has been in operation since 1973 and is currently located in Elk Grove Village. The Petitioner is seeking to relocate to Mount Prospect and proposes to construct a two-story building consisting of office and warehouse space with related improvements. The proposed contractor's yard will provide 31 passenger vehicle parking spaces, 29 truck parking spaces, and storage for materials and heavy machinery including, but not limited to, material bins, trench and safety equipment, truck and trailers, and manholes and pipes. As proposed, the project requires conditional use approval for the contractor's storage yard. The various elements of the proposal are outlined below. Operations: Based on the Traffic Impact Statement (TIS) prepared by Kenig, Lindgren, O'Hara, Aboona (KLOA), the proposed contractor's storage yard would have 7 to 10 office employees, 5 to 6 garage employees, and 6 truck drivers. All employees would start their day at 7:00 AM and the majority of the field employees would travel directly to the job sites. The TIS assumes that all employees will arrive via a personal vehicle with the truck drivers leaving in a truck during the same hour. During the weekday evenings, the truck drivers will arrive back to the site in a truck and then all employees would leave in their personal vehicles. Site Plan: The proposed site plan indicates that an approximately 34,500 square -foot building will be constructed on the Subject Property. The proposed site layout proposes to keep the existing driveways on Oakton Street. The western driveway will be located approximately 60 feet east of Badger Road and will provide one inbound lane and one outbound lane with the outbound movements under stop sign control. The eastern driveway will be located approximately 190 feet east of Badger Road and will provide one inbound lane and one outbound lane with the outbound movements under stop sign control. Vehicles would enter from either of these two driveways; passenger vehicles would proceed directly to the south parking lot and exit through the opposite driveway; truck vehicles would enter only from the east driveway, proceed past the south parking lot via the drive aisle located east of the proposed building, and travel directly to the truck vehicle parking and storage yard located at the rear of the building. Trucks and construction vehicles would travel in a counterclockwise rotation around the material storage area and would have the option to park in the heavy machinery parking area located at the northeast corner of the Subject Property or within the truck parking area located south of the material storage area. Truck traffic would also exit to the east Oakton Street driveway via the drive aisle located along the east side of the 2 proposed building. As currently designed, the parking lot setbacks along Oakton Street and along the north, east and west property lines will comply with the Village Code's minimum ten -foot (10') parking lot setback. The project also proposes a 20 -foot tall, dome -like accessory structure for outdoor material storage bins at the northwest corner of the Subject Property and an 8 -foot tall, solid -style, white vinyl perimeter fence. As part of the conditional use request, storage materials (such as dirt, asphalt, concrete, stone, topsoil, hard steel, hard plastic, and concrete) measuring up to a height of 12 feet would be visible above the 8 -foot tall perimeter fence. The site plan also indicates a trash enclosure will be located northwest of the building. Detailed drawings will be required with the building permit submittal. A large underground storm system is planned to help alleviate the existing drainage and flood control issues. Per the Petitioner, a hydraulic study of Higgins Creek was previously prepared and approved by the Illinois Department of Natural Resources — Office of Water Resources (IDNR-OWR) and is attached to the staff report. Per the Petitioner, the prior report will be updated to reflect the current site plan and will define the base flood elevation and floodway limits along Higgins Creek. Traffic and Parking: The Petitioner submitted a Traffic Impact Statement (TIS). The study concluded that the proposed facility will be a low traffic generator that will increase the volume of traffic on Oakton Street by less than one percent, and the proposed access system consisting of two full -movement access drives off Oakton Street will provide site access flexibility that will ensure efficient and flexible access is provided. The TIS also concluded that outbound movements from both access drives should be under stop sign control and that exclusive right -turn lanes will not be warranted on Oakton Street at either driveway. The Village Engineer has reviewed the TIS and requested confirmation that the TIS considers future/full use of the site since the report notes 6 drivers, but the plans show 24 truck parking spaces. Because of the proximity to Badger Road, the Public Works Department does not support two (2) driveways onto Oakton Street; however, the Village will defer to the Illinois Department of Transportation (IDOT) as Oakton is under their jurisdiction. Building Elevations: The attached elevations indicate the proposed building will be composed of precast wall paneling and clerestory windows. As shown, the proposed building will not exceed the maximum height of 40' permitted in the 1-1 zoning district. The building height would measure twenty-seven feet six inches (27'-6") at its highest point. Landscaping: A significant amount of new landscaping is being provided site wide and the modifications to the site are an improvement to the existing conditions. The proposed landscape plan indicates a continuous row of permanent peripheral screening around the perimeter of the Subject Property. Staff has requested that the Petitioner remove all parkway trees from the landscape plan as the Village will determine the types and locations of the parkway trees. There are some minor revisions that need to be included in the current landscape plan; however, staff is confident that appropriate landscaping can be achieved on the site. Plat of Consolidation: The Village recommends that the Petitioner consolidate the three lots to eliminate the construction of improvements over existing lot lines. Water Distribution System: A public water main runs along the north side of Terminal Drive, just north of the Subject Property. The Village is considering the annexation of approximately 47 acres of unincorporated 3 land near the southern border of the Village to provide municipal services to this area, including the provision of Village water. The Village is requesting a 10 -foot wide easement along the west property line of the Subject Property for a public water main that would connect the water distribution system along Terminal Drive to a future Oakton Street water main extension, and eventually to the potential future annexation properties. The Petitioner is agreeable and a condition of approval requiring the easement has been added to the conditional use request. LONG-RANGE PLANNING The Village Comprehensive Plan's existing land use map designates the Subject Property as vacant, and the Future Land Use map as "mixed-use district" which includes as primary uses: commercial, heavy industrial, manufacturing, office, research, solid waste handling, warehousing uses, and uses that benefit from the proximity to the 1-90 tollway and secondary uses that include screened outdoor storage. Key characteristics of the district include encouraging larger sites to allow for large-scale employment facilities, with lot consolidation in areas that would benefit from redevelopment. The Connect South Mount Prospect 2020: Subarea Plan designates the property as an opportunity site and recommends manufacturing, office, warehousing/distribution, or storage related uses within the site. The proposed development is a redevelopment site and will provide storage -related uses within a state-of- the-art facility; therefore, the Petitioner's proposal does not conflict with the long-range goals of the Comprehensive Plan. CONDITIONAL USE STANDARDS The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following list is a summary of these findings: • The conditional use will not have a detrimental impact on the public health, safety, morals, comfort, or general welfare; • The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and • The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances The Petitioner has stated that the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger, the public health, safety, morals, comfort, or general welfare. The Petitioner states that they have been in business for over 50 years and have never posed a threat to the local community, nor been cited for any law violations. The Petitioner also states that the proposed development would be a benefit to the surrounding community by providing repair and remediation services on an emergency or contract basis. Further, the Petitioner states that adequate public utilities, access roads, drainage, and/or necessary facilities have been or will be provided, and current utilities are essentially sufficient to serve the proposed development. Finally, the Petitioner states the proposed development will provide a stable tax source for the Village, and elevate the standard for future Village projects and developments. Based on the information submitted, the surrounding uses, and the proposed development's compliance with the Village's long-range planning documents, staff recommends approval of the conditional use request. The proposed project would replace an underutilized industrial site with a suitable, alternative 0 use on parcels that have remained vacant for a long time. Staff finds that the conditional use request meets the standards. Based on these findings, staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "To approve: 1. A conditional use to allow for a contractor's storage yard, including the storage of construction materials, construction equipment, and construction vehicles, for the property located at 2400 E. Oakton Street, Case No. PZ -22-23, subject to the following conditions: a. The Petitioner shall address all comments included in the Village review letters dated January 8, 2024 and January 12, 2024; b. The construction materials, construction equipment, and construction vehicles shall not exceed a maximum height of twelve feet (12'-0"); c. 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; d. A ten -foot (10') wide easement dedicated exclusively to the Village for water main purposes that runs along the entire length of the west lot line shall be provided by the Petitioner. The easement shall be recorded with the property prior to the issuance of a building permit; e. The design shall meet all Village, and other agency (MWRD, IDNR, IDOT, FEMA, etc.) requirements. This includes the possibility of obtaining a Conditional Letter of Map Revision (CLOMR) from FEMA prior to beginning construction; f. The appropriate code analysis, architectural, structural, mechanical, electrical, plumbing, energy, and accessibility drawings shall be prepared for permit application review to the Village; and g. Compliance with all applicable Village Code requirements, including, but not limited to, zoning, fire code, sign code regulations, environmental health, and building regulations." The Village Board's decision is final for this case. MINISTRATIVE CONTE PLANS OTHER ATTACHMENTS: (Zoning Request Application, Responses to Plat of Survey, Site Plan, etc.) (Supplemental Information, Public Standards, etc... Comments Received, etc...) I concur: William J. Cooney, AICP Director of Community Development 5 INVillage of Mount Prospect Community Development Department 50 S. Emerson Street Mount Prospect, Illinois 60056 Phone: (847) 818-5328 Zoning Request Application Official Use Only (To be completed by Village Staff) Case Number. P&Z - PZ -22-23 Date of Submission: 11/27/2023 Hearing Date: 1/25/2024 Project Name/Address: 2400 E. Oakton Street I. Subject Property Address(es): 2400 E Oakton, Mount Prospect, IL 60056 Zoning District (s): 1-1 Property Area (Sq.Ft. and/or Acreage): 5.02 Acres Parcel Index Number(s) (PIN(S). 08-7-3-400-009-0000,08-23-400-010-0000,08-23-400-011-0000 11. Zoning Request(s) (Check all that apply) ❑■ Conditional Use: For Outdoor Equipment and Material Storage Contractor's storage yard ❑ Variation(s): To ❑Zoning Map Amendment: Rezone From To ❑ Zoning Text Amendment: Section(s) ❑ Other: lil. Summary of Proposal (use separate sheet if necessary) See Attached Exhibit "A" IV. Applicant (all correspondence will be sent to the applicant) Name: Mark DiMeo Corporation: DiMeo Bros. Inc Address: 720 Richard Lane City, State, ZIP Code: Elk Grove Village, IL 60007 Phone: 847-640-2240 Email: john@dimeobros.com Interest in Property: Buyer and Developer for DiMeo Bros (e.g. owner, buyer, developer, lessee, architect, etc...) 1 ..; Aleksandar Mimic Comoradon-, Oiakton Street LLC Address: w m Pd I •r Phone: 630-993-3862 =1 %'n"Va"a 10 a aA �-10 *1 A 14 �' lie subjtmt-M A7 'M' hereby u, that allInfornallon provided herelnandIn all materials subrnntedIn amoclationWuh this application az� v a w" of my m� „M t a p ' «+'. . ....... ... .. LIC"N., �W k`. o (Print or Type Darns) It applicant to nr t property omer hereby designate the 'pt nt to act as my agent for the purposeung the zoning t() descrbW In this application and the supporting materIaL Property Owner: L= Date. U t 14 L) (ftn r ) Aleks,andar KI DiMeo Bros., Inc. 720 Richard Lane Elk Grove, IL 60007 "EXHIBT A" Nov 21, 2023 Village of Mt Prospect Attn: Moiez Khan 50 S Emerson St Mt Prospect, IL 60056 Dear Mr Khan, Phone 847.640.2240 Fax 847.640.2221 We want to sincerely thank you for considering our move into your flourishing town. DiMeo Brothers has been around for over 50 years. It was started by my father and uncle in 1973 out of necessity, that special kind of inspiration called The American Dream. Now, my brother John and I continue to bring that dream to life each day. We propose to purchase 2400 Oakton, remediate the property, and construct a state-of-the-art office building and shop like the one we currently operate in Elk Grove. Except more in line for this modern age. As it stands, 2400 Oakton is zoned 1-1 and would allow for our contractor offices. However, we would require and are seeking a conditional -use permit to allow for the outdoor storage of our equipment and material. Based on our observations, the surrounding area accommodates multiple businesses with similar work practices and in need of outdoor storage. DiMeo Brothers operates a profitable construction business that has grown into $40-50 million in revenue over recent years. We run a successful operation because we invest our resources in both people and the technology that will help our employees perforin at high levels. Therefore, it is the right step forward to continue on that path and invest in a new facility to help bring DiMeo Brothers to new heights. Our move is also the right step for Mt Prospect since we will bring myriad benefits to your village. First, we are a sewer -and -water contractor that can be a valuable resource for repairs on public and private property. Second, we can become an even more competitive bidder on public projects as efficiencies are realized. Third, we can be looked to for employment opportunities as we try to maintain and possibly increase our base of 70-75 employees. Fourth, there will be an immediate economic impact for local businesses as our subcontractors are in need of resources, such as fuel and accessories, and our employees frequent the area. It has been a very trying time in deciding where to move DiMeo Brothers after decades of stability and prosperity. It is with confidence and optimism that we have chosen Mt Prospect to be our next home and epicenter for years to come. Sincerely, Mark DiMeo, DiMeo Bros, Inc. John DiMeo, DiMeo Bros., Inc. Affidavit of Ownership C•�+ITI: tZ•I��•I•1:i STATE OF ILLINOIS ) I, At.CC! k-JOtt- . under oath, mate that I am (print name) 9the sole owner of the property an owner of the property ❑ an authorized officer for the owner of the property commonly described as 2400 Oakton St. Mount Prospect, IL 60005 (property address and PIN) 08.23-400-008-0000► 08-23-400-010-0000, 08-23-400-011-0000 and that such property Is owned by hi-004AW44m" /"4 )'*O� as of this date. (print name) ,AA signature subscribed and sworn to before me this °� day of noy`uu.br-'r Notary NNW oF;RCAL SEAL HRMACOBIC NOTARY PUBLIC, STATE OF ILUHOIS MY COMMMSION 1IM168I ?125fM PREPARED BY: Rock Fusco & Connelly, LLC 321 N. Clark Street, Suite 2200 Chicago, Illinois 60634 Attention: Patrick Clancy AFTER RECORDING RETURN TO: Rock Fusco & Connelly LLC John J. Rock 321 N. Clark Street, Ste. 2200 Chicago, Illinois 60654 TAX BILL MAIL TO: 2400 Oakton Street LLC 621 IL Rt. 83, Ste. 240 Bensenville, Illinois 60106 CT# 20CNW643012RM Doc#. 2103406263 Fee: $98.00 Karen A. Yarbrough Cook County Clerk Date: 02/0312021 11:19 AM Pg: 1 of 5 Dec ID 20201201681054 STICO Stamp 0-413-450-256 ST Tax $3,200.00 CO Tax $1,600.00 SPECIAL WARRANTY DEED Ic December V, 2020 THE GRANTOR, MAYO PROPERTIES, LLC, an Illinois limited liability company (hereinafter referred to as "Grantor"), for and in consideration of the sum of Ten Dollars ($10.00) in hand paid to Grantor by 2400 OAKTON STREET LLC, an Illinois limited liability company (hereinafter referred to as "Grantee"), whose mailing address is 621 IL Rt. 83, Ste. 240, Bensenville, Illinois 60106, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, by these presents does GRANT, SELL, and CONVEY unto Grantee and its successors and assignees forever all of Grantor's rights, title, and interests in and to that certain tract of real property located in Cook County, Illinois and more particularly described in Exhibit A attached hereto, together with any and all rights appertaining thereto, and any and all of the improvements located thereon (said real property together with any and all of the related improvements, rights, and appurtenances belonging or appertaining thereto, and any and all of the improvements located thereon, being collectively referred to as the "Property"). TO HAVE AND TO HOLD the Property unto Grantee and its heirs, executors, administrators, legal representatives, successors and assignees forever; and Grantor hereby binds itself and its successors and assignees to WARRANT AND FOREVER DEFEND the Property unto Grantee and its heirs, executors, administrators, legal representatives, successors and assignees against every person lawfully claiming by, through, or under Grantor, but not otherwise; provided that this conveyance and the covenants and warranties of Grantor herein contained are subject to the matters described in Exhibit B attached hereto. Signature page follows. C ! kFI.L.A,al! rya M0114 T ?rte;,; n -%T y4 MAL E!;TAiFinANSVE.AYAX f I Ift,`elf PREPARED BY: Rock l'usco & Connelly, LLC 321 N. Clark Street, Suite 2200 Chicago, Illinois 60654 Attention: Patrick Clancy Al -TER RECORDING RETURN TO: Rock Fusco & Connelly LLC John J. Rock 321 N. Clark Street, Ste. 2200 Chicago, Illinois 60654 'FAX BILL MAIL TO: 2400 Oakton Street LLC 621 It, Rt, 83, Ste. 240 Bensenville, Illinois 60106 CT# 20CNW643012R,M SPECIAL WARRANTY DEED ( t> December 0, 2020 THE GRANTOR, MAYO PROPERTIES, LLC, an Illinois limited liability company (hereinafter referred to as "Grantor"), for and in consideration of the sum of Ten Dollars ($10.00) in hand paid to Grantor by 2400 OAKTON STREET LLC, an Illinois limited liability company (hereinafter referred to as "Grantee"), whose mailing address is 621 11, Rt. 83, Ste. 240, Bensenville, Illinois 60106, and for other good and valuable consideration, the receipt and sufficiency of which is hereby acknowledged, by these presents does GRANT, SELL, and CONVEY unto Grantee and its successors and assignees forever all of Grantor's rights, title, and interests in and to that certain tract of real property located in Cook County, Illinois and more particularly described in Exhibit A attached hereto, together with any and all rights appertaining thereto, and any and all of the improvements located thereon (said real property together with any and all of the related improvements, rights, and appurtenances belonging or appertaining thereto, and any and all of the improvements located thereon, being collectively referred to as the "Property"). TO HAVE AND TO HOLD the Property unto Grantee and its heirs, executors, administrators, legal representatives, Successors and assignees forever; and Grantor hereby binds itself and its successors and assignees to WARRANT' AND FOREVER DEFEND the Property unto Grantee and its heirs, executors, administrators, legal representatives, successors and assignees against every person lawfully claiming by, through, or tinder Grantor, but not otherwise; provided that this conveyance and the covenants and Warranties of Grantor herein contained are subject to the matters described in Exhibit B attached hereto, Signature page follows. , OUN F PROSPECT, REAL EI T as E; I RANSH- �4966 IN WITNESS WHEREOF, Grantor has executed and delivered this Special Warranty Deed as of the first date written above. CH t7:�►1ig�77 MAYO PROPERTIES, LLC, an Illinoibility company s limited 'a aoll� By: Michael D. Moran Its: Manager STATE OF ILLINOIS COUNTY OF COOK 1, the undersigned, a notary public in and for said County, in the State aforesaid, DO HEREBY CERTIFY, that Michael D. Moran as Manager of Mayo Properties, LLC, personally known to me to be the person whose name is subscribed to the foregoing instrument, appeared before me this day in person and swore and acknowledged under oath that he/she signed and delivered the said instrument as his/her free and voluntary act, for the uses and purposes set forth therein. GIVEN under my hand and notarial seal this 10 day of December, 2020. NO& PUBLIC My Commission Expires: 9" a3.2y (SEAL) TWeSA L4T( NOTARY ptMW STATE S W coMssiow*. JAM JAI ROTXAj A T 2!Oi41jjf 40 3TAT2 -) 8Uq YRATOW lv4vw:plHl9y3 ooic.",!Mmo: ,, 1.144, EXHIBIT A LEGAL DESCRIPTION THE SOUTH %z OF THE SOUTHWEST '/4 OF THE SOUTHEAST '/4 (EXCEPT THE EAST 974.00 FEET, AS MEASURED ON THE NORTH AND SOUTH LINES THEREOF, AND EXCEPT THE SOUTH 50.0 FEET THEREOF) IN SECTION 23, TOWNSHIP 41 NORTH, RANGE 1 I EAST OF THE THIRD PRINCIPAL MERIDIAN, COUNTY OF COOK, STATE OF ILLINOIS. PINS: 08-23-400-009-0000; 08-23-400-010-0000 AND 08-23-400-011-0000 COMMONLY KNOWN AS 2400 N. OAKTON STREET, MOUNT PROSPECT, ILLINOIS 60056 PERMITTED EXCEPTIONS • Taxes for the year 2020 and subsequent years. • Rights of Way for drainage tiles, ditches, feeders, laterals and underground pipes, if any. • Rights of the public, the State of Illinois and the municipality in and to that part of the Land, if any, taken or used for road purposes. • Terms and provisions of Ordinance No. 6318, annexing certain property to the Village of Mount Prospect as disclosed by instrument recorded May 5, 2017 as Document No. 1712513065. ___. ___. • Terms and provisions -of Ordinance No. 6327, annexing certain property to the Village of Mount Prospect as disclosed by instrument recorded May 31, 2017 as Document No. 1715129000. • Note: This policy shall not be construed as insuring any part of the Land falling in the East 974 feet of the South '/2 of the Southwest 'I/, of the South East '/, of Section 23, Township 41 North, Range 11, East of the Third Principal Meridian, aforesaid. (affects all of the Land except the North 478 feet thereof) • Grant of easement recorded January 13, 1975 as document 22960776 made by First Arlington National Bank of Arlington Heights, as trustee under trust number A521, to Northern Illinois Gas Company, its successors and assigns of a perpetual easement and right of way for the purpose of laying, maintaining, • operating, renewing, replacing and removing gas mains and any necessary gas facilities appurtenant thereto, together with the right of access thereto for said purposes, in, upon, under, along and across the West 10 feet of the East 35 feet and the North 10 feet of the South 195 feet of the Land. • Terms, provisions, covenants and conditions contained in easement grant recorded February 25, 1975 as document 23005388 made by First Arlington National Bank of Arlington Heights, as trustee under trust number A521 to the Metropolitan Sanitary District of Greater Chicago, a Municipal Corporation of Illinois its successors and assigns, the perpetual easement and the temporary easement, right, permission and authority to construct, reconstruct, repair, replace, operate and maintain the intercepting sewer under and through the Land described in said instrument. (permanent easement over the South 20 feet of the Land temporary easement over the North 20 feet of the South 40 feet of the Land). • Electric and telephone facilities agreement recorded March 3, 1975 as document 23009657 made by First Arlington National Bank of Arlington Heights, as trustee under trust number A521 to the Commonwealth Edison Company and the Illinois Bell Telephone Company their successors and assigns of an easement for public utilities purposes to install their respective electrical facilities and communication facilities in and upon the Land described in said instrument. • Grant of easement recorded October 7, 1975 as document 23246500 made by First Arlington National • Bank of Arlington Heights, as trustee under trust number A521 to Union Oil Company of California, of an easement 10 feet in width, 5 feet on either side over, across and under the Land described in said instrument for purposes of constructing, inspecting, repairing, maintaining, replacing and removing a 12 inch diameter storm sewer line to empty into a run-off stream commonly referred to as Higgins Creek. (affects the East 10 feet of the West 350 feet of approximately the North 15 feet of the Land) • Notice of requirements for storm water detention dated June 24, 1978 and recorded August 24, 1978 as document 24597815 executed by Lakeview Trust and Savings Bank. • Rights of the owners of Land bordering Higgins Creek in respect to the waters of said Higgins Creek. • Possible easement for utilities along the Southerly line of the Land as disclosed by Wood Utility Poles shown on survey 81.101 by George D. Harlser. • Encroachment of the 2 story Brick Building and one story brick building concrete foundation located mainly on the Land onto the easement shown herein at exception reference letter(s)'N' as shown on plat of survey number 950233 prepared by George D. Harker & Associates dated December 1, 1995. (affects the South 241.0 feet of the Land) lu LAW OFFICES ROCK Fusco & CONNELLY, LLC PATRICIA SAN MARTIN 321 NORTH CLARK STREET DIREM (312) 970-3405 SUITE 2200 CHICAGO, ILLINOIS 60654 (312) 494-1000 FAX (312) 494-1001 WWW.RFCLAW.COM October 19, 2021 2400 Oakton Street LLC 621 IL Rt. 83, Ste 40 Bensenville, IL 60106 RE: 2400 N. Oakton Street, Mount Prospect, IL 60056 Dear Sir or Madam: PSANMARTIN(0)RKLAW.COM Enclosed you will find the original recorded Quit Claim Deed for the above referenced captioned matter. Please keep this document in safe place for future reference. Thank you for the opportunity of representing you in this matter. Should you have any questions or need further assistance, please do not hesitate to contact me. Sincerely, ROCK FUSCO & CONNELLY, LLC Patricia San Martin, Real Estate Legal Assistant Enclosures I "A L I j"', .. .. . . . 'f() MUF 'I,' f, T P' i I ", Total Taxing District Debt Attributed to Your Property: $77,644 Property Value: $789,130 Total Debt % Attributed to Your Property ValUe: 9.8% 'ro see the 20 -Year History Of YOM' Property'laxes, click here. Note: The above amounts are illustrations of how much government debt could be attributed to your property based on its 2021 value. See Details Here Incorrect Image? Click Here. F-ITTATAT Property Location: 2400 E OAKTON ST ARLINGTON HEIGHTS, IL 60005.4820 Volume: 050 Tax Year 2021 (billed in 2022) Total AmOUIlt Billed: $22,548.35 Hi G I N A r! Ir V a .,C r' Q C . N Scroll down for more information, Mailing Information: 2400 OAKTON STREET LLC 677 N LARCH AVE ELMHURST, IL 60126-1521 Update Your IrIfOrMation Total Amount Due: $Mo Expand Payment Details w Original Billed Amount: $12,069,38 Original Billed Amount: $10,478,97 Due Date: 03/01/2022 Due Date: 12/30/2022 Tax: $0.00 Tax: $0.00 Interest: $0.00 Interest: $0.00 Current Amount Due: $0.00 Current Amount Due: $0.00 Total Amount Due: $Mo Expand Payment Details w Tax Year 2022 (billed in 2023) Total Amount Billed: $19,742.54 I'N 1, , U, 1, " f/i , 1 , T �,r 2nd H � j f YeJ, )0")2 Original Billed Amount: $12,401.59 Original Billed Amount: $7,340.95 Due Date: 04/03/2023 Due Date: 12/01/2023 Tax: $12,401.59 Tax: $7,340.95 Interest: $1,488.16 Interest: $0.00 Current Amount Due: $13,889.75 Current Amount Due: $7,340.95 Total Amount Due: $21,230.70 PENIANG ONLINE FIAYNIEINTAUHRT: Aro onhne payrnei,A of ;,321,23,070,ovas knitwkB d on'hjesdray, 9,Jovernbc,r 21, 2023 Your 7(:�tM ArrouW Due VIM uIpda�e Once fum'k; iinve beon recpived horn yc'iur Imunk Collapse Payment Details A& No payment detail records have been found. 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 Wednesday, November 22, 2023. Questions about payments? Contact Us. • To find out if taxes for this PIN were sold or are delinquent for Tax Year 2020 and earlier, search the Cook COLIMY 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 Second Installment Due Friday, December 30, 2022 Tax Year 2022 Second Installment Due Friday, December 1, 2023 Stop receiving your tax bill by mail. A ", Sign up for eBilling to receive fUtUre tax bills via email. Our records do not indicate a refund available on the PIN You have entered. DiMeo Bros., Inc. 720 Richard Lane Phone 847.640.2240 Elk Grove, IL 60007 Fax 847.640.2221 "EXHIBIT D" Nov 21, 2023 Village of Mt Prospect Attn: Moiez Khan 50 S Emerson St Mt Prospect, IL 60056 Dear Mr Khan, DiMeo Brothers intends to purchase the property located at 2400 Oakton in Mt Prospect, remediate the property, and construct a state-of-the-art office building and shop like the one we currently operate in Elk Grove. Except more in line for this modern age. The property would be used solely for the purposes of DiMeo Brothers and related entities. As it stands, 2400 Oakton is zoned I-1 and would allow for our contractor offices. However, we would require and are seeking a conditional -use permit to allow for the outdoor storage of our equipment and material. Thank you very much for your attention to these matters. Sincerely, III'""JIIIf le II I'" III mlllml Mark DiMeo DiMeo Bros., Inc. John DiMeo DiMeo Bros., Inc. TITLE NOTES STEWART TITLE GUARANTY COMPANY COMMITMENT NO. 19000033865 WITH AN EFFECTIVE DATE OF JULY 02, 2019 HAS BEEN REVIEWED IN CONJUNCTION WITH THE PREPARATION OF THIS SURVEY. THIS SURVEY MAY NOT REFLECT MATTERS OF TITLE THAT MAY BENEFIT OR BURDEN THE PROPERTY UNLESS THEY ARE EVIDENT FROM THE FIELD SURVEY OR THEY ARE CONTAINED IN THE ABOVE TITLE COMMITMENT. THE FOLLOWING NOTES ARE RELATED TO CERTAIN TITLE EXCEPTIONS CONTAINED IN THE ABOVE COMMITMENT. (EXCEPTION 6) THE SURVEYED PROPERTY IS SUBJECT TO ELECTRIC AND TELEPHONE FACILITIES AGREEMENT RECORDED MARCH 3, 1975 AS DOCUMENT 23009657 MADE BY FIRST ARLINGTON NATIONAL BANK OF ARLINGTON HEIGHTS, AS TRUSTEE UNDER TRUST NUMBER A521 TO THE COMMONWEALTH EDISON COMPANY AND THE ILLINOIS BELL TELEPHONE COMPANY THEIR SUCCESSORS AND ASSIGNS OF AN EASEMENT FOR PUBLIC UTILITIES PURPOSES TO INSTALL THEIR RESPECTIVE ELECTRICAL FACILITIES AND COMMUNICATION FACILITIES IN AND UPON THE LAND DESCRIBED IN SAID INSTRUMENT. (SEE DOCUMENT FOR PARTICULARS) (EXCEPTION 8) THE SURVEYED PROPERTY IS STORM WATER DETENTION DATED JUNE 24, DOCUMENT 24597815 EXECUTED BY LAKEVIEW (SEE DOCUMENT FOR PARTICULARS) SUBJECT TO NOTICE OF REQUIREMENTS FOR 1978 AND RECORDED AUGUST 24, 1978 AS TRUST AND SAVINGS BANK. INDEX TO SCHEDULE B SCHEDULE B EXCEPTION TABLE EXCEPTION DOCUMENT DESCPJPTIONNUMBER ! ! NUMBER IlkAA -r-= mcn T3 IAT A rim r- A mc' rflt-f Ti ir- FOUND 1/4 SEC CORN PER MONUMENT RECO1 CROSS TIES P DOCUMENT NO. 990748 OWN NORTH LINE OF THE SW 1/4 OF SEC uHaU o DOWEED PER DEED DOCUMENT NO. 98255651 SMH I I ^ - STN 662. 660. ALTA/NSPS LAND TITLE SURVEY LEGAL DESCRIPTION THE SOUTH V2 OF THE SOUTHWEST/40F THE SOUTHEAST 1/4 (EXECEPT THE EAST 974.00 FEET, AS MEASURED ON THE NORTH AND SOUTH LINES THEREOF, AND EXCEPT THE SOUTH 50.0 FEET THEREOF) IN SECTION 23, TOWNSHHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDAN, COUNTY OF COOK, STATE OF ILLINOIS PROPERTYAREA 2181051 SQUARE FEET (5.006 ACRES) PROPERTYADDRESS 2400 E OAKTON STREET MOUNT PROSPECT, ILLINOIS DiMeo Bros., Inc. 720 Richard Lane Phone 847.640.2240 Elk Grove, IL 60007 Fax 847.640.2221 "EXHIBIT 7 Dec 29th, 2023 Village of Mt Prospect Attn: Ann Choi 50 S Emerson St Mt Prospect, TL 60056 Dear Ann, Pursuant to the DiMeo Brothers' proposal to purchase 2400 Oakton and rezone it for conditional use, allow this document to serve as Exhibit 1 in support of approval: The establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger, the public health, safety, morals, comfort, or general welfare. DiMeo Bros. has been in business for over 50 years and has never posed a threat to the local community, nor been cited for any law violations. Our company takes great pride in working with villages and serving the public good. The conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located. Our vision is to construct a state-of-the-art facility that will not only elevate the surrounding property values, but also the aesthetics of the local area. Additionally, DiMeo Bros. is currently located at the apex of a residential road, and has proven since its inception to conduct its business in a compatible fashion with its adjoining residential neighbors. Also, DiMeo Bros. would be a benefit to the surrounding area by being able to provide repair and remediation services on an emergency or contract basis. The establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. Our new state-of-the-art facility will bring a much-needed refreshing aesthetic to the surrounding community, while also helping to ignite growth in new business to the local area. DiMeo Bros. has recurring monthly shop, fuel, food, and miscellaneous supply expenses and is need of convenient local sources for fulfillment. Adequate public utilities, access roads, drainage, and/or necessary facilities have been or will be provided. Current utilities are essentially sufficient to serve DiMeo Bros. A large underground stormtrap is planned per our site plan by Civil and Environmental Consultants (CEC) to help alleviate drainage issues. We also intend to install newly paved areas for parking lot and access roads, while beautifying the site with modern landscaping touches. A concealed fence will surround and defend the property. Adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets. Two existing entrances will be sufficient to accommodate the needs of DiMeo Bros. Traffic flow for office personnel is limited to less than 15 vehicles, while traffic flow for business personnel is coordinated and streamlined with job activities each day. 6. The proposed conditional use is not contrary to the objectives of the current Comprehensive Plan for the Village. DiMeo Bros. has been in business over 50 years and will congruously assimilate with the local businesses in the surrounding area. Not only will our state-of-the-art property provide a stable tax source for the village, but it will also elevate the standard for future village projects and developments. The conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the Planning & Zoning Commission. DiMeo Bros. has been working in conjunction with the engineering firm CEC to develop a construction plan that meets the building codes and standards of Mount Prospect. Drawings have already been submitted for village review. Thank you very much for your attention to these matters. Sincerely, Mark DiMeo DiMeo Bros., Inc. John DiMeo DiMeo Bros., Inc. DIMeo Bros., Inc. 720 Richard Lane Elk Grove, IL 60007 "EXHIBIT S" January 29, 2023 Village of Mount Prospect Attn: Ann Choi 50 S. Emerson Street Mt Prospect, IL 60056 Phone 847.640.2240 Fax 847.640.2221 Re: Request for Waiver of Second Reading - 2400 Oakton Avenue - PZ -22-23 Dear Ann, Pursuant to the unanimous approval of our conditional -use application by the Village of Mount Prospect's Planning & Zoning Commission, DiMeo Bros. humbly requests that the requirement of a second reading be waived. Our request stems mainly from significant time concerns. First, our purchase of 2400 Oakton Avenue is subject to a 1031 property exchange, and certain advantages will be lost if we don't meet our tax deadline. Second, the development of our new site is tied to the review and approval of multiple third -party agencies, such as MWRD and IDNR. This oversight process can't begin until after we close, so getting started immediately is of the essence. Third, upon an expedited approval, we can help facilitate the Village's plan to install a new watermain along Oakton Avenue, part of which would be in the easement at 2400 Oakton. Thank you very much for your attention to this matter and trying to expedite our conditional -use approval. We look forward to the first reading scheduled for February 6, 2024, and are hopeful the Village Board is prepared enough to take affirmative action on our application. Sincerely, uquuuu,,,�� 'w Mark DiMeo John DiMeo DiMeo Bros., Inc. DiMeo Bros., Inc. From: Olthoff, Jana To: Choi. Ann Cc: Malley. William B.; Petrbok, Michael V. Subject: RE: Agenda Packet for 2400 E. Oakton St (Conditional Use Approval for a Contractor"s Storage Yard) Date: Thursday, January 25, 2024 12:58:30 PM Attachments: SitePlan DiMEO Bros Inc 2400 E Oakton St Site Improvements Conce tup al_2.Rdf Landscaoe Plan DiMEO Bros Inc 2400 E Oakton St Site Imorovements Conceotual.Ddf Good afternoon Ann, I performed a quick review of the proposed development and I have the following comments to provide on behalf of West Shore Pipe Line Company ("West Shore") and Wood River Pipelines LLC, a subsidiary Buckeye Partners, L.P. ("Wood River"): West Shore and Wood River accumulatively own and operate four (4) steel high pressure petroleum products pipelines, ranging from 6" to 16" in diameter along the east side of Badger Road. These pipelines are critical infrastructure and provide petroleum products to O'Hare airport and also to the surrounding community. Although the overall development of the property should not impact the pipelines there are a few details and a request I would like to provide to the Village of Mount Prospect to aide in their review. 1. A grading plan was not provided with the conceptual design package. It will be crucial to ensure the elevations of the west side of the property are not altered in a way that would adversely impact the existing pipelines. 2. The Site Plan (attached hereto) show for two proposed waterlines on the north side of the property, tying into the existing waterline on the north side of Terminal Drive. It is likely these waterlines will be crossing existing pipelines. West Shore/Wood River will work with the developer to design the crossing as to not interfere or threaten the safety of the pipelines. 3. The Landscape Plan (attached hereto) show trees and other decorative vegetation to be planted along Badger Drive. It is difficult to delineate the property boundary on this drawing, but West Shore and Buckeye politely request the plan to be redesigned to not include any trees or large woody vegetation along the west property boundary and at the corner of Oakton Ave and Badger Rd. These types of vegetation threaten the integrity of the pipelines. Also, the vegetation will be damaged if/when maintenance is necessary. The preference is to have only grass/sod along this corridor. I've attached an aerial showing the approximate location of the pipelines near and within the proposed project area. Do you feel it would be prudent for me to attend the meeting tonight or may these comments be addressed outside today's planned meeting? Rh::Ihi Way/R fll II t@t iri�J II) in ii�ue II'n „ ru l ui .... wie!:3t,If„' Iil::7,u,u 1_ CS.� PIPE I INF (:UMN/'4NY ii L� BUCKEYE PAI iI"NERS SHORE 5 l W Il'nc6lur II Viigllrww, .J,.fl 05 .... Cra:awin Il u�1C, Ilur6ana 1 0,;,w tl;:`aff'i el 2 I"a ° )ammo, , ,p) d; ell "g': 1 1 012011 Einaik jollthoffF buclke elr cam From: Choi, Ann <AChoi@mountprospect.org> Sent: Thursday, January 25, 2024 11:17 AM To: Olthoff, Jana <JOlthoff@buckeye.com> Subject: Agenda Packet for 2400 E. Oakton St (Conditional Use Approval for a Contractor's Storage Yard) Hi Jina, Please refer to the following link for the agenda packet for tonight's public hearing. hu ps://mountprospectil.portal.civiccierk.com/event/344/files/232 The zoning case for 2400 E. Oakton Street is Item 3.2 under New Business. Let me know if you have any questions. Thank you, Ann Choi, LEED® Green Associate TI Development Planner I Community Development Department Village of Mount Prospect 50 S. Emerson Street, Mount Prospect, IL 60056 P: (847) 818-5314 F: (847) 818-5329 W: mountprospect.org 11 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -22-23 Hearing Date: January 25, 2024 PROPERTY ADDRESS: 2400 E. Oakton Street PETITIONERS: Mark DiMeo, DiMeo Brothers, Inc. PROPERTY OWNER: Aleksandar Mimic PUBLICATION DATE: January 10, 2024 REQUEST: CU: Contractor's Storage Yard MEMBERS PRESENT: William Beattie Walter Szymczak Norbert Mizwicki Ewa Weir Donald Olsen Greg Miller MEMBERS ABSENT: Joseph Donnelly Thomas Fitzgerald STAFF MEMBERS PRESENT: William J. Cooney—Community Development Director Ann Choi — Development Planner INTERESTED PARTIES: John DiMeo, Mark DiMeo, Rob DiMeo Chairman Donnelly was absent from the January 25, 2024 meeting; therefore, Vice Chairman Beattie assumed the role as the acting Chairman. Chairman Beattie called the meeting to order at 7:01 PM. Commissioner Miller made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on December 14, 2023. The minutes were approved 6-0. After hearing one previous case, at 7:12 PM Chairman Beattie introduced case PZ -22-23: 2400 E. Oakton Street for conditional use approval for a contractor's storage yard. Ms. Choi introduced an aerial and stated that the subject property was annexed into the Village in 2017 as part of an annexation including approximately 40 acres of industrial and commercial property in unincorporated Cook County and noted that the property is zoned 1-1 Limited Industrial. Ms. Choi gave a description of the subject property and indicated that most of the subject property is within the floodplain of Higgins Creek, an unmapped waterway that runs through South Mount Prospect, and along the north and eastern sides of the Subject Property. Ms. Choi stated that the subject property has considerable drainage and flood control issues, and is bound by Oakton Street to the south, Terminal Drive to the north, Badger Road to the west, and 1-1 zoned properties to the east. Ms. Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 Choi noted that the site consists of three lots and is currently vacant. Ms. Choi further noted that the subject property currently provides two driveways along Oakton Street, and both Terminal Drive and Badger Road are privately maintained. Ms. Choi gave a brief description of the Petitioner and stated that the Petitioner is a sewer and water contractor company that has been in operation since 1973 and is currently located in Elk Grove Village. Ms. Choi stated that the Petitioner is seeking to relocate to Mount Prospect and proposes to construct a two-story 34,500 SF building consisting of office and warehouse space with related improvements. Ms. Choi further stated that the proposed project will provide 31 passenger vehicle parking spaces, 29 truck parking spaces, and storage for materials and heavy machinery including material bins, trench and safety equipment, truck and trailers, and manholes and pipes. Ms. Choi explained that the western driveway will be located approximately 60 feet east of Badger Road and will provide one inbound lane and one outbound lane with the outbound movements under stop sign control. Ms. Choi further explained that the eastern driveway will be located approximately 190 feet east of Badger Road and will provide one inbound lane and one outbound lane with the outbound movements under stop sign control. Ms. Choi explained the different circulation paths for different types of vehicles and stated that passenger vehicles would proceed directly to the south parking lot and exit through the opposite driveway; truck vehicles would enter only from the east driveway, proceed past the south parking lot via the drive aisle located east of the proposed building, and travel directly to the truck vehicle parking and storage yard located at the rear of the building. Ms. Choi indicated that trucks and construction vehicles would travel in a clockwise or a counterclockwise rotation around the material storage area and would have the option to park in the heavy machinery parking area or within the truck parking area located south of the material storage area. Ms. Choi further explained that truck traffic would also exit to the east Oakton Street driveway along the east side of the proposed building and that the parking lot setbacks along Oakton Street and along the north, east and west property lines will comply with the Village Code's minimum 10 -foot parking lot setback. Ms. Choi then discussed the accessory structures proposed including a 20 -foot tall, dome -like accessory structure for outdoor material storage bins at the northwest corner of the site and a 8 -foot tall, solid - style, white vinyl perimeter fence. Ms. Choi noted that as part of the conditional use request, storage materials (such as dirt, asphalt, concrete, stone, topsoil, hard steel, hard plastic, and concrete) measuring up to a height of 12 feet would be visible above the 8 -foot -tall solid perimeter fence. Ms. Choi stated that some construction equipment such as excavator arms would go up to 16 feet and that one of the conditions of approval would be modified to reflect the new height. Ms. Choi also pointed out that a trash enclosure will be located northwest of the building. Chairman Beattie asked where the construction material would be kept and if they would be stored inside and outside. Ms. Choi presented a slide that showed that the materials would be stored at the center of the site and within the accessory structure and would be open to the sky except for the materials stored in the dome accessory structure. Ms. Choi stated that a large underground storm system is also planned to help alleviate the existing drainage and flood control issues. Per the Petitioner, a hydraulic study of Higgins Creek was previously prepared and approved by the Illinois Department of Natural Resources — Office of Water Resources (IDNR-OWR) and is attached to the staff report. Per the Petitioner, the prior report will be updated to Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 reflect the current site plan and will define the base flood elevation and floodway limits along Higgins Creek. Ms. Choi stated that a public water main runs along the north side of Terminal Drive, just north of the subject property, and that the Village is considering the annexation of approximately 47 acres of unincorporated land near the southern border of the Village to provide municipal services to this area, including the provision of Village water. Ms. Choi explained that the Village is requesting a 10 -foot -wide easement along the west property line for a public water main that would connect the water distribution system along Terminal Drive to a future Oakton Street water main extension, and eventually to the potential future annexation properties. Ms. Choi noted that the Petitioner is agreeable and a condition of approval requiring the easement has been added to the conditional use request. Ms. Choi stated that a significant amount of new landscaping is being provided site wide and the modifications to the site are an improvement to the existing conditions. There are some minor revisions that need to be included in the current landscape plan; however, staff is confident that appropriate landscaping can be achieved on the site. Ms. Choi then advanced to the slides of the floor plans and noted the single floor of warehouse and two floors of offices. Ms. Choi presented the next slides including the building elevations and the renderings. Ms. Choi stated that the elevations indicate the proposed building will be composed of precast wall paneling and clerestory windows and as shown, the proposed building will not exceed the maximum height of 40' permitted in the 1-1 zoning district. The building height would measure 27'-6" at its highest point. Ms. Choi moved onto the Village's long-range planning documents and stated that the Comprehensive Plan's Future Land Use map designates the Subject Property as "mixed-use district" which includes as primary uses: commercial, heavy industrial, manufacturing, office, research, solid waste handling, warehousing uses, and uses that benefit from the proximity to the 1-90 tollway and secondary uses that include screened outdoor storage. Ms. Choi pointed out that key characteristics of the district include encouraging larger sites to allow for large-scale employment facilities, with lot consolidation in areas that would benefit from redevelopment. Ms. Choi further stated that the Connect South Mount Prospect 2020: Subarea Plan designates the property as an opportunity site and recommends manufacturing, office, warehousing/distribution, or storage related uses within the site. Ms. Choi wrapped up the presentation by stating that the proposed development is a redevelopment site and will provide storage -related uses within a modern industrial facility; therefore, the Petitioner's proposal does not conflict with the long-range goals of the Comprehensive Plan. Based on the information submitted, the surrounding uses, and the proposed development's compliance with the Village's long-range planning documents, Ms. Choi stated that staff recommends approval of the conditional use request. Ms. Choi maintained that the proposed project would replace an underutilized industrial site with a suitable, alternative use on parcels that have remained vacant for a long time. Ms. Choi stated that staff finds that the standards for a conditional use have been met. Based on these findings, staff recommends that the Planning & Zoning Commission make a motion to adopt staff's findings as the findings of the Planning & Zoning Commission and recommend approval of the following motion: Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 4 "A conditional use to allow for a contractor's storage yard, including the storage of construction materials, construction equipment, and construction vehicles, for the property located at 2400 E. Oakton Street, Case No. PZ -22-23, in general conformance with the drawings prepared by Civil & Environmental Consultants, Inc., bearing the latest revision date of 12/29/2023, subject to the following conditions: a) The Petitioner shall address all comments included in the Village review letters dated December 7, 2023, January 8, 2024 and January 12, 2024; b) The construction materials and construction vehicles shall not exceed a maximum height of twelve feet (12'-0"), and construction equipment shall not exceed a height of sixteen feet (16'-0"); c) 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; d) A ten -foot (10'-0") wide easement dedicated exclusively to the Village for water main purposes that runs along the entire length of the west lot line shall be provided by the Petitioner. The easement shall be recorded with the property prior to the issuance of a building permit; e) The design shall meet all Village, and other agency (MWRD, IDNR, IDOT, FEMA, etc.) requirements. This includes the possibility of obtaining a Conditional Letter of Map Revision (CLOMR) from FEMA prior to beginning construction; f) The appropriate code analysis, architectural, structural, mechanical, electrical, plumbing, energy, and accessibility drawings shall be prepared for permit application review to the Village; and g) Compliance with all applicable Village Code requirements, including, but not limited to, zoning, fire code, sign code regulations, environmental health, and building regulations." Ms. Choi stated that the Village Board's decision is final for this case. Chairman Beattie asked Ms. Choi why a conditional use is required if the zoning was already 1-1. Ms. Choi stated that the 1-1 district requires that all business be conducted indoors and that the contractor's storage yard is primarily outdoors and requires a conditional use. Chairman Beattie asked if there are any environmental concerns that come with storing materials outside. Ms. Choi noted that there are concerns related with the Higgins Creek but that the Metropolitan Water Reclamation District (MWRD) would have their own conditions that would address those environmental concerns. Chairman Beattie asked if there were any questions for staff. Commissioner Miller stated that since the site is within a flood zone, and water would not be able to get into the site, would the Village experience flooding elsewhere in other parts of the Village. Ms. Choi stated that the Petitioner is working on defining the limits of the flood plain and that the MWRD will also restrict the building of structures within the flood plain if this is not defined, and deferred questions on the flood plain issue to the Petitioner's civil engineer. Commissioner Weir asked if all water would be flowing into the storm trap or and if water would be flowing off the site and directly into Higgins Creek. Director Cooney responded that all the water would be going into the creek, whether the water is stored and slowly released at a rate that meets code, and some of the water on the fringes may go into the stream, but the majority of the water will be in the Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 basin. Commissioner Weir asked if filtration of the water to remove sediments will occur before it goes into the creek. Director Cooney stated he does not know if there is an filtration of sediments but deferred to the Petitioner's civil engineer. Chairman Beattie swore in the following individuals: • Petitioner, John DiMeo of DiMeo Brothers at 321 Grand Boulevard, Park Ridge, IL • Petitioner, Mark DiMeo of DiMeo Brothers at 737 Washington Avenue, Park Ridge IL • Anastos Sukurti, attorney for the Petitioner • Brendan May, traffic consultant with KLOA • Louis Wehrspann, civil engineer with Cicil & Environmental Consultants Chairman Beattie asked the Petitioners why they are looking to move to Mount Prospect. John DiMeo explained that they are looking to relocate to Mount Prospect because their business is rapidly expanding and they outgrew the location they are currently in and believe the location at 2400 E. Oakton Street is perfect for their company. Mr. John DiMeo explained that 70% of their clients are municipalities, including Mount Prospect, and they also do mass excavation in the private sector. The current site in Elk Grove is 2 acres and they are hoping to find a permanent home at the subject property in Mount Prospect. Mr. John DiMeo explained that their company specializes in sewer, water and excavation and that their employees approximately 50-70 people at its peak; approximately 15 of those employees are in the shop and offices and the others would go to the job sites including truck drivers at the site that would leave between 7-8 AM and come back in the evenings. Mr. John DiMeo stated that the use is not a high traffic use. Chairman Beattie asked how many trucks would be coming and leaving in the mornings and evenings at the facility. Mr. John DiMeo responded that there would be anywhere from 5 to 8 trucks. Chairman Beattie asked if everyone was coming and going off Oakton Street. Mr. John DiMeo stated that Badger Road is a private road and there would be no access to Badger Road or Terminal Drive so Oakton Street will be the primary entrance. Mr. John DiMeo stated that the west entrance would be for the shop employees and office users, and the east entrance located closer to the Higgin Creek would be for larger trucks and equipment. Chairman Beattie asked if the Petitioner or the Petitioner's civil engineer could address the earlier concern about sediment from the construction materials going into the creek. Mr. John DiMeo deferred to the engineer but stated that there would be coordination with the MWRD to eliminate contamination going into the creek. Commissioner Weir asked if it was a possibility to eliminate contamination or if the Petitioner was going to design this into the storm trap. Mr. John DiMeo stated that the engineers would design something to prevent any contaminants from going into the creek. Chairman Beattie noted that this was not included as part of the conditions of approval from the Village. Director Cooney responded that the Village would require approval from the MWRD and the IDNR. Chairman Beattie reiterated that the two agencies would make the decision as to whether or not filtration of contaminants would be necessary. Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 Chairman Beattie asked the civil engineer to reintroduce himself. Louis Wehrspann of 1230 E. Diehl Road, Naperville IL, introduced himself as the civil engineer for the project. Mr. Wehrspann addressed the question regarding the sediment basin and stated that this is a requirement of the MWRD who require sediment basins prior to the water entering the storm trap and then all that water will be released into the creek. Commissioner Weir asked if there was flood plain on the property and if this would be consolidated into the creek. Mr. Wehrspann responded in the affirmative and stated that portions of the property will be filled in and other portions of the property would be excavated. Commissioner Weir asked if the storm trap would serve as both regular detention and compensatory storage. Mr. Wehrspann stated that there will be one storm trap for detention and a second storm trap for compensatory storage. Commissioner Weir asked if the red rectangle would have a division in it. Mr. Wehrspann stated that there is a second rectangle that was not highlighted on staff's slide that would serve as compensatory storage. Chairman Beattie asked to see the slide that shows the rectangles. Mr. Wehrspann stated that the rectangle highlighted in blue would serve as detention and the area located towards the back of the site would serve as compensatory storage. Mr. Wehrspann noted that this area would be located under the parking area. Commissioner Weir asked if there would be any surface runoff into the creek. Mr. Wehrspann responded that any runoff would be from the areas outside of the curb lines within the grassy areas along the perimeter, and any water that falls on pavement within the curb lines would be treated and released to the detention system. Chairman Beattie asked where Higgins Creek is in relation to the site. Mr. Wehrspann stated that Higgins Creek is along the north and east sides of the site. Commissioner Weir asked if there are any wetlands on the property. Mr. Wehrspann stated there are wetlands on the property and they have already been delineated and noted the wetlands are of poor quality. Mr. Wehrspann stated that when the grading is restored around Higgins Creek, that they will be improving the wetlands by providing plantings in those areas. Commissioner Weir asked if the plantings would be native. Mr. Wehrspann stated that they would not be native but they would be plantings that would control erosion, stabilize the banks, and hopefully allow the creek to improve on its own. Commissioner Weir asked the traffic consultant if the truck traffic would only use the east driveway and if high level impacts were evaluated for Oakton Street. Mr. May with KLOA responded that the traffic impact statement that was prepared shows that Oakton Street carries approximately 20,000 to 21,000 vehicles per day and as was indicated earlier most of the employees would be traveling directly to the field. Chairman Beattie asked what kind of trucks and construction equipment would be coming in and out of the property. Mr. John DiMeo stated that there would be about 4-5 semis going in and out of that east entrance per day, and 2 low -boys that transport the construction equipment and are not used daily (project -based). Mr. May stated that this would translate to the addition of less than one percent of traffic that currently exists on Oakton Street, so there would be very minimal impact. Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 Commissioner Weir asked if there would be on-going operational procedures needed for maintaining erosion and dust control within the neighborhood, aside from the erosion control plan during construction. Mr. John DiMeo responded that they maintain their own dust control, and use tanks on trailers with sprayers to minimize dust, and noted that the materials stored in the accessory structure would be contained by concrete blocks with tarps on top of the materials so no materials would be blowing onto the neighbors' properties. Commissioner Weir asked if the materials would always be covered with tarp and if the materials would be open to the south. Mr. John DiMeo responded in the affirmative to both questions. There was an inaudible question from one of the commissioners. Mr. John DiMeo responded that the subject property would be their headquarters. Commissioner Mizwicki asked if the Petitioner had any other locations. Mr. John DiMeo stated they have one other location in Wilmette which is used more as a satellite yard to store additional materials and equipment for projects in the Northshore but there would be no office or staff there. Chairman Beattie asked about the totality of construction vehicles. Mr. John DiMeo stated they operate 5 semi -trucks and 2 low -boys. Chairman Beattie asked if it was standard operating procedure to have materials covered. Mr. John DiMeo stated that this is a general procedure they follow for construction materials loaded onto trucks, and that in Elk Grove they were not required to cover the materials on-site but are willing to do so to comply with Mount Prospect's codes. Chairman Beattie asked if there was anyone in the audience who had questions for staff or the Petitioner. Chairman Beattie swore in Randy Spitzer, 141\1569 Timber Ridge Drive, Elgin IL. Mr. Spitzer stated that he is a neighbor of the subject property and represents Citgo, Exxon, and West Shore, and noted the flooding problem in the area. Mr. Spitzer stated that MWRD has been tremendously helpful and welcomed the Petitioner into the community. Mr. Spitzer noted that there is an existing MWRD program that would help the flooding in this area if a partnership is formed between the Village and the Petitioner. Mr. Spitzer stated that Terminal Drive and Badger Road become flooded and semis need to drive through a couple of feet of water. About eight years ago, $1.5 million was invested in Higgins Creek on the south side of Oakton Street and shortened the flooding and drainage issues from one day to half a day. Mr. Spitzer asked if the Village could partner with MWRD to improve the creek conditions. Chairman Beattie stated he did not know if the Planning and Zoning Commission or Village Board have a recommendation on a partnership and that what they are doing is addressing the question of whether the conditional use for a contractor's storage yard should be approved. Director Cooney stated that he has spoken with Mr. Spitzer about this issue in the past and that the Petitioner is committed and required by MWRD for fixing up the creek and make it function for them and that this would be the opportunity to review any specific plan that MWRD has and would be part of the MWRD permit process. Director Cooney added that this area is also within a TIF district and if there is Village contribution that would benefit the whole area, that is something the Village would consider. Chairman Beattie stated that it sounds like the Village may already be considering what Mr. Spitzer is proposing. Mr. Spitzer commended the Petitioner on their excellent plans and the separation of truck traffic on the subject property and the truck traffic coming from Terminal Drive. Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 Commissioner Mizwicki stated that it would be a good idea for Mr. Spitzer to attend the next Village Board meeting to provide his support and ask questions for the Village Board. Director Cooney stated the next Village Board meeting will be held on February 6. Chairman asked if there were any further questions. Commissioner Weir asked staff if there was a possibility of incorporating an operational dust control condition into the approval or if this is something that cannot be monitored. Director Cooney responded that the Village has property maintenance regulations in place already so if there were any complaints made because of dust, the Village has the ability to address that. Commissioner asked if the approval can be conditioned based on a regional MWRD cooperation based on storm water detention. Director Cooney replied that MWRD has authority over the site and would need to sign off on the project. Chairman Beattie noted that as a condition of approval, the project would need to follow the other agencies' regulations. Hearing no further comments or questions, Chairman Beattie closed the hearing and asked for a motion. Commissioner Mizwicki made a motion seconded by Commissioner Miller to approve the following motion: "A conditional use to allow for a contractor's storage yard, including the storage of construction materials, construction equipment, and construction vehicles, for the property located at 2400 E. Oakton Street, Case No. PZ -22-23, in general conformance with the drawings prepared by Civil & Environmental Consultants, Inc., bearing the latest revision date of 12/29/2023, subject to the following conditions: a) The Petitioner shall address all comments included in the Village review letters dated December 7, 2023, January 8, 2024 and January 12, 2024; b) The construction materials and construction vehicles shall not exceed a maximum height of twelve feet (12'-0"), and construction equipment shall not exceed a height of sixteen feet (16'-0"); c) 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; d) A ten -foot (10'-0") wide easement dedicated exclusively to the Village for water main purposes that runs along the entire length of the west lot line shall be provided by the Petitioner. The easement shall be recorded with the property prior to the issuance of a building permit; e) The design shall meet all Village, and other agency (MWRD, IDNR, IDOT, FEMA, etc.) requirements. This includes the possibility of obtaining a Conditional Letter of Map Revision (CLOMR) from FEMA prior to beginning construction; f) The appropriate code analysis, architectural, structural, mechanical, electrical, plumbing, energy, and accessibility drawings shall be prepared for permit application review to the Village; and g) Compliance with all applicable Village Code requirements, including, but not limited to, zoning, fire code, sign code regulations, environmental health, and building regulations." Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 UPON ROLL CALL AYES: Szymczak, Weir, Mizwicki, Olsen, Miller, Beattie NAYS: None The motion was approved by a vote of 6-0. Chairman Beattie stated that it was Village Board Final and asked when the next Village Board meeting will be. Director Cooney answered that the next Village Board meeting will be February 6tn After hearing no more items of new business and no citizens to be heard, Commissioner Mizwicki made a motion seconded by Commissioner Miller, and the meeting was adjourned at 7:55 PM. Ann Choi Development Planner Planning & Zoning Commission Meeting—January 25, 2024 PZ -22-23 ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE FOR A CONTRACTOR'S STORAGE YARD FOR PROPERTY LOCATED AT 2400 E. OAKTON STREET, MOUNT PROSPECT, ILLINOIS WHEREAS, Mark DiMeo of JMD Land, LLC and DiMeo Brothers, Inc., (collectively, the Petitioner), have filed a petition for a Conditional Use permit with respect to property located at 2400 E. Oakton Street (Subject Property) and legally described as: THE SOUTH HALF OF THE SOUTHWEST QUARTER OF THE SOUTHEAST QUARTER (EXCEPT THE EAST 974.00 FEET, AS MEASURED ON THE NORTH AND SOUTH LINES THEREOF, AND EXCEPT THE SOUTH 50.0 FEET THEREOF) IN SECTION 23, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, COUNTY OF COOK, STATE OF ILLINOIS; PROPERTY INDEX NUMBERS: 08-23-400-009-0000, 08-23-400-010-0000, AND 08-23-400-011-0000; and WHEREAS, the "'Petitioner" seeks a Conditional Use permit to allow a Contractor's Storage Yard with outdoor bulk material storage, as provided in Section 14.604; and WHEREAS, a Public Hearing was held on the request for a Conditional Use permit being the subject of PZ -22-23 before the Planning and Zoning Commission of the Village of Mount Prospect on the 25th day of January, 2024, pursuant to proper legal notice having been published in the Daily Herald on the 10th day of January, 2024; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations of approval, with specific conditions, to the President and Board of Trustees in support of the request being the subject of PZ -22-23; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given consideration to the request herein and have determined that the same meets the standards of the Village and that the granting of the proposed Conditional Use permit would be in the best interest of the Village. PZ -22-23 NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS: SECTION ONE: The recitals set forth hereinabove are incorporated as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect do hereby grant a Conditional Use permit to allow for a contractor's storage yard, including the outdoor storage of construction materials, construction equipment, and construction vehicles, for the property located at 2400 E. Oakton Street, Case No. PZ -22-23, in general conformance with the drawings prepared by Civil & Environmental Consultants, Inc., bearing the latest revision date of 12/29/2023, and as shown on the Site Improvement Plan (Sheet CP03), a copy of which is attached hereto and hereby made part of Exhibit "A", subject to the following conditions: 1. The Petitioner shall address all comments included in the Village review letters dated December 7, 2023, January 8, 2024 and January 12, 2024; 2. The construction materials and construction vehicles shall not exceed a maximum height of twelve feet (12'-0"), and construction equipment when stored shall not exceed a height of sixteen feet (16'-0"); 3. 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; 4. A ten -foot (10'-0") wide easement dedicated exclusively to the Village for water main purposes that runs along the entire length of the west lot line shall be provided by the Petitioner. The easement shall be recorded with the property prior to the issuance of a building permit; 5. The design shall meet all Village, and other agency (MWRD, IDNR, IDOT, FEMA, etc.) requirements. This includes the possibility of obtaining a Conditional Letter of Map Revision (CLOMR) from FEMA prior to beginning construction; 6. The appropriate code analysis, architectural, structural, mechanical, electrical, plumbing, energy, and accessibility drawings shall be prepared for permit application review to the Village; and 7. Compliance with all applicable Village Code requirements, including, but not limited to, zoning, fire code, sign code regulations, environmental PZ -22-23 health, and building regulations. SECTION THREE: The Village Clerk is hereby authorized and directed to record a certified copy of 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 in the manner provided by law. AYES: NAYS: ABSENT: PASSED AND APPROVED this 6t" day of February, 2024 Paul Wm. Hoefert Mayor ATTEST: Karen M. Agoranos Village Clerk PZ -22-23 EXHIBIT A SITE PLAN 613E DATA IL GROSS BOUNDARY AREA 21J.J5J S.F. OR (5.00 ACJ PMKING REGUIREO NLIAGE E1 ZONING NET BOUNOART MG 21 J.JSJ S.F. OR (5.00 ACJ OFFICE 5,000 S.F. (4.D SPACES/1,OOD S.F.) 2D SPACES ROW DEDICATED N/A WAREHOUSE ZS.F. S.F. x (1.D SPACES/—) S.F.) 18 SPACE IXISTING 11 (UNITED INOUSiRV1)] B BBEA TOTAL 38 SPACES BUILDING SETBACK. I X k NORTH I PARKING PROVIDED FRONT WD OO FEET ( ) REGULAR SPACES 29 SPACES SIDE YARD 15 FEET \y�i PROPOSED PERVIOUS AREA 5],455 S.F. 2B.3BR "All EET> #__ TRUCK SPM6 29 SPACE LOT COVERAGE EAR D 20 0J3F6TR Z L PROPOSED IMPERVIOUS AREA 180..1 S.F. (JJ.82R) HWOIGP SPACE 2 sPACEs , BUILDING 39,330 S.F. E PAVEMEM/SIOEWPL( 130,9]2 S.F. fi0 SPACE FAR 0.13 3 � 4 REGRADE TO PROVIDE COMP.—FlA00 STORAGE VOWME ADJACENT TO HIGGINS CREEK J I Ai - NP UNDERGROUND STORMTRAP SfORNWATER MANAGEMENT DEI 01 B FACILITY PROPoSED STORMWATER R30 (MIN.) AT DRNEWAYS £ -- – – -- / MANAGEMENT STRUCTURE COMPENSATORY STORAGE ATA RATE OF 1,1: 'RTO BE WITH RESTRICTOR PROVIDED UNDER THE PARKING LOT IN A STORMT VAULT. SINGLETRAP VAULT N91H OPEN STONE BOTTOM ANO LOUVERED ROOD VENTS/OPENINGS TO ALLOW T1E y e L~ TO HIGGINS CREIX oUGH OF RISING PASWATERS ADJACENT = 15' SIDE YARD SETBACK G 121 STORM DMET TF ,.I TRUCK ENDWICE/IXR n � f.f EXISTING POW TO BE RELOCAETE00LL \ m m ' w' moNr rMo SETBACK r DiMeo Bros., Inc., 720 Richard Lane Phone 847.640.2240 Elk Grove, IL 60007 Fax 847.640.2221 "EXHIBIT 5" Dec 29th, 2023 Village of Mt Prospect Attn: Ann Choi 50 S Emerson St Mt Prospect, IL 60056 Dear Ann, Pursuant to the DiMeo Brothers' proposal to purchase 2400 Oakton and rezone it for conditional use, allow this document to serve as Exhibit Q in support of approval: DiMeo Bros. seeks compliance with and will abide by village ordinance Section 14.2104(G) regarding construction materials. Our proposed site will strictly serve as a maintenance and storage yard. Delivery to/from our site typically consists of dirt, asphalt, concrete, stone, and topsoil. Our onsite shop typically handles hard steel, hard plastic, and concrete. Our company does no manufacturing of any sort; and does not engage in the direct use or application of toxic and explosive materials. Thank you very much for your attention to these matters. Sincerely, Mark DiMeo DiMeo Bros., Inc. John DiMeo DiMeo Bros., Inc. o Illinois Department Natural, Resources ��_...a...................oColleen Callanan, Director ir ctor One Nat rdl C�.r;sova c,, Way �l�rr�r� i�� lrl; l k'rx yr ��:" 02 271 �r a�•s�U A h war w.drm filino!�r,go r ��r�r`" Office of Water Resources w 2050 West Stearns Road . Bartlett, Illinois 60103 April 20, 2022 SUBJECT: Permit No. NE2022024 2400 Oakton Street Development Higgins Creek Cook County, Application No. N20210075 Aleksandar Mimic 2400 Oakton 2400 East Oakton Street Arlington Heights, Illinois 60005 Dear Mr. Mimic: Enclosed is Illinois Department of Natural Resources, Office of Water Resources Permit No. NE2022024 authorizing the subject project. This permit does not supersede any other federal, state or local authorizations that may be required for the project. Please be advised that the Illinois Department of Natural Resources, Office of Realty & Capital Planning (ORCP) participates in the regulatory programs of the U.S. Army, Corps of Engineers (USACE) and may review this project if a USACE Section 10 or 404 permit is required. Issuance of a permit by the Office of Water Resources does not preclude ORCP's provision of comments and/or recommendations, primarily related to biological effects of the action, to the USACE and other federal agencies concerning your project. If any changes of the permitted work are found necessary, revised plans should be submitted promptly to this office for review and approval. Also, this permit expires on the date indicated in Condition (13). If you are unable to complete the work by that date, the permittee may make a written request for a time extension. Please contact Mark Hoskins of my staff at (847) 608-3116 if you have any questions. Sincerely, aa','�- Y 4�e� William T. Boyd, P.E. Chief, Northeastern Illinois Regulatory Programs Section WTB/MH; Enclosure cc: Chicago District, U.S. Army Corps of Engineers Cook County Department of Highways Dave Kamano, Civil and Environmental Consultants, Inc. PERMIT NO. NE2022024 DATE: April 20, 2022 State of Illinois Department of Natural Resources, Office of Water Resources Permission is hereby granted to: 2400 Oakton 2400 East Oakton Street Arlington Heights, Illinois 60005 to excavate and regrade the channel and install an outfall in the floodway of Higgins Creek in the Southeast Quarter of Section 21, Township 42 North, Range 11 East of the Third Principal Meridian in Cook County, in accordance with an application dated May 5, 2021, and the plans and specifications entitled: FINAL ENGINEERING PLANS, 2400 EAST OAKTON STREET, MOUNT PROSPECT, ILLINOIS, COVER SHEETS, C300, C301, C400, C401, C601, ALL DATED MAY 7, 2021, ALL RECEIVED MAY 12, 2021, AND FIGURE 10, DATED MARCH 2022, RECEIVED APRIL 4, 2022. Examined and William T. Boyd, Chi6f Northeastern IL Regulatory Programs Section h Wobig, ce of Wat4 Colleen Callahan, Director Department of Natural Res contained PERMIT NO. NE2022024 THIS PERMIT IS SUBJECT TO THE FOLLOWING CONDITIONS: 1) This permit is granted in accordance with the Rivers, Lakes and Streams Act "615 ILCS 5." 2) This permit does not convey title to the permittee or recognize title of the permittee to any submerged or other lands, and furthermore, does not convey, lease or provide any right or rights of occupancy or use of the public or private property on which the activity or any part thereof will be located, or otherwise grant to the permittee any right or interest in or to the property, whether the property is owned or possessed by the State of Illinois or by any private or public party or parties. 3) This permit does not release the permittee from liability for damage to persons or property resulting from the work covered by this permit, and does not authorize any injury to private property or invasion of private rights. 4) This permit does not relieve the permittee of the responsibility to obtain other federal, state or local authorizations required for the construction of the permitted activity; and if the permittee is required by law to obtain approvals frorr any federal or state agency to do the work, this permit is not effective until the federal and state approvals are obtained. If construction does not begin within two years of the date of this permit, the permittee must submit the project to EcoCat(http://dnr.illinois.gov/EcoPublic/) for an updated consultation under the Illinois Endangered Species Protection Act and the Illinois Natural Areas Preservation Act. 5) The permittee shall, at the permittee's own expense, remove all temporary piling, cofferdams, false work, and materia incidental to the construction of the project. If the permittee fails to remove such structures or materials, the Department may have removal made at the expense of the permittee. 6) In public waters, if future need for public navigation or other public interest by the state or federal government necessitates changes in any part of the structure or structures, such changes shall be made by and at the expense of the permittee or the permittee's successors as required by the Department or other properly constituted agency, within sixty (60) days from receipt of written notice of the necessity from the Department or other agency, unless a longer period of time is specifically authorized. 7) The execution and details of the work authorized shall be subject to the review and approval of the Department. Department personnel shall have the right of access to accomplish this purpose. 8) Starting work on the activity authorized will be considered full acceptance by the permittee of the terms and conditions of the permit. 9) The Department in issuing this permit has relied upon the statements and representations made by the permittee; if any substantive statement or representation made by the permittee is found to be false, this permit will be revoked; and when revoked, all rights of the permittee under the permit are voided. 10), In public waters, the permittee and the permittee's successors shall make no claim whatsoever to any interest in any accretions caused by the activity. 11) In issuing this permit, the Department does not ensure the adequacy of the design or structural strength of the structure or improvement. 12) Noncompliance with the conditions of this permit will be considered grounds for revocation. 13) If the construction activity permitted is not completed on or before Dec mbLar 2024 this permit shall cease and be null and void. DiMeo Bros., Inc. 720 Richard Lane Elk Grove, IL 60007 "EXH1131T 10" Dec 29th, 2023 Village of Nfi Prospect Attn: Ann Choi 50 S Emerson St Mt Prospect, IL 60056 Dear Ann, . 1 0 a - ; . # A 12;t� Pursuant to its purchase of the property located at 2400 Oakton, DiMeo Bros. seeks reimbursement From the Village ofMt Prospect 613/'FIF funding opportunities for small businesses. DiMeo Bros. has chosen and is aggressively pursuing making this property our new ]ionic. We estimate that DiMeo Bros. will need to invest roughly $12,485,000 to transform this vacant land into a state -of -the art facility that will meet our business needs. In addition to the purchase price near $3,850,000, we estimate additional funding of $3,635,000 for site remediation and approximately $5,000,000 in construction costs. DiMeo Bros. recognizes that it will be necessary to improve some village property as kvell. We intend to develop and upgrade the existing right-of-way on Oakton Avenue with new sidewalk and landscaping. This aesthetic measure will help spark future interest and development in the area. Also, we intend to remediate Higgins Creek, which will benefit. the drainage system for both our site as well as the surrounding at -ca. With these efforts in mind, please consider working with LIS in developing a plan for the use of 6B/'FIF funds, We welcome your Suggestions and guidance in helping to streamline this process. Thank you very much for your attention to these matters. Sincerely, 7W4"re(' Z)(I&O Mark DiMco, DiMeo Bros., Inc. �640zsZ)(V1601 .John DiMeo DiMeo, Bros., Inc. 2400 Oakton St. Mt. Prospect Projected Costs Civil / Site Development Land Acquisition Asphalt Paving Civil Engineering Concrete Curb / Sidewalks Excavation / Site Utilities Fencing Footings / Walls / Slab Landscaping Site Lighting Subtotal Building Development Architecture Alarms / Security Awnings Cabinets Carpentry Carpeting Doors Electircal / Lighting Furniture Garage Doors HVAC IT Mason Painting Plumbing Pre -cast Roofing Sign Steel Tile Windows Subtotal Grand Total $3,850,000 $750,000 $85,000 $250,000 $3,750,000 $200,000 $400,000 $50,000 $100,000 $9,435,000 $50,000 $60,000 $30,000 $25,000 $400,000 $30,000 $25,000 $250,000 $300,000 $70,000 $250,000 $25,000 $50,000 $150,000 $150,000 $400,000 $200,000 $10,000 $425,000 $50,000 $100,000 $3,050,000 $12,485,000 Kein'u , Li ndg ren,O'HaraAboona,Inc 6 9J' � I1 I rind 141kc, 1001 Rw,,,,mo[i[. lllhloi,, 60018 MEMORANDUM TO: John DiMeo DiMeo Brothers' Inc. FROM: Brendan May, PE, PTOE Senior Consultant Luay R. Aboona, PE, PTOE Principal DATE: January 15, 2024 SUBJECT: Traffic Impact Statement DiMeo Brothers HQ Relocation Mount Prospect, Illinois This memorandum summarizes the findings of a traffic impact evaluation prepared for the proposed relocation of the DiMeo Brothers HQ to 2400 East Oakton Street in Mount Prospect, Illinois. As proposed, the facility will contain a 29,330 square -foot building consisting of office and warehouse space. The site will provide 30 passenger vehicle parking spaces, 24 truck parking spaces, and storage for materials and heavy machinery. Access will be provided via two full - movement access drives off Oakton Street. The purpose of this memorandum was to document the existing roadway conditions, estimate the traffic projected to be generated by the facility, provide a general assessment of the impact the traffic will have on the adjacent roadway system, and to review the proposed access configuration. Figure 1 illustrates an aerial view of the site in relation to the area roadway network. ..RIMMOMM Oakton Street is an east -west principal arterial roadway that in the vicinity of the site provides two travel lanes in each direction. Oakton Street operates under free flow conditions at its intersection with Badger Road, Hamilton Road, Diane East and Elizabeth Drive. Oakton Street is designated as a class II truck route north per Illinois Department of Transportation (IDOT) Designated Truck Route map. Oakton Street carries an annual average daily traffic (AADT) volume of 20,500 vehicles (IDOT 2021), has a posted speed limit of 40 miles per hour and is under the jurisdiction of the Illinois Department of Transportation (IDOT). It should be noted that Badger Road borders the site on the west and Terminal Drive borders the site on the north and these roadways are private roadways that serve West Shore Pipeline and do not provide for any through traffic through the area. K H.i11i.„ Vena.., mid Pmkilig 11I<mining (A)m,wknnli , Site Location Figure 1 As proposed, the facility will contain an approximately 29,330 square -foot office building, 30 passenger vehicle parking spaces, 24 truck parking spaces, storage for heavy materials and machinery, with access proposed to be provided off Oakton Street at two locations: • The western driveway will be located approximately 60 feet east of Badger Road. The access drive will provide one inbound lane and one outbound lane with the outbound movements under stop sign control. This access drive will only serve passenger vehicles. The eastern driveway will be located approximately 190 feet east of the Badger Road. The access drive will provide one inbound lane and one outbound lane with the outbound movements under stop sign control. This access drive will provide access for both passenger vehicles and trucks and should be designed to with adequate width and radii to accommodate the truck traffic without encroachment. A copy of the proposed site plan is included in the Appendix. Based on the information provided by the operator, DiMeo Brothers' Inc. currently has seven to 10 office employees, five to six garage employees, and six truck drivers. All of the employees start their day at 7:00 A.M. With the relocation of the headquarters to Mount Prospect, there will not be a significant growth expected to the number of employees operating at the new location as majority of the employee increase will be field employees that go directly to the job sites. It should be noted that while 24 truck parking spaces will be provided, that these spots will be utilized for the parking of other heavy vehicles that are not utilized daily and that the number of truck trips during the peak hours is determined by the regular use of the six truck drivers. For the purposes of this evaluation, it was assumed that all of the employees will arrive via a personal vehicle with the truck drivers leaving in a truck during the same hour. Conversely, during the weekday evening peak hour, the truck drivers will arrive back to the site in a truck and then all employees would leave in their personal vehicles. Table 1 summarizes the estimated vehicle trip generation. As can be seen from Table 1, the proposed headquarters is estimated to generate a total of 50 to 60 (25 to 30 inbound and 25 to 30 outbound) trips on a typical weekday. Furthermore, the facility is only projected to generate 27 total trips during the weekday morning peak hour and 27 total trips during the weekday evening peak hour. 3 Table 1 ESTIMATED SITE GENERATED TRAFFIC VOLUMES Weekday Morning Weekday Evening Daily Peak Hour Peak Hour Two -Way In Out I Total In Out Total Traffic 1 5 10 Passenger Vehicles 22 1 22 0 22 22 .. Total 22 5 27 5 22 27 54 Traffic Evaluation When the estimated peak hour traffic volumes anticipated to be generated by the proposed facility are compared to the existing traffic volumes on the surrounding roadways, the facility -generated traffic will not have a detrimental traffic impact on the area roadways based on the following: • The proposed facility will generate approximately 27 trips during the weekday morning peak hour and the weekday evening peak hour. The site -generated trips will be distributed over two driveways, thus reducing the traffic load and potential delays. • When compared to the daily traffic on Oakton Street, the proposed facility will increase the traffic by less than one percent. As indicated earlier, access to the proposed facility will be provided off Oakton Street at two locations. The design of the access drives with one inbound lane and one outbound lane with outbound movements under stop sign control will ensure that efficient and adequate access will be provided. It should be noted that given that Oakton Street is under the jurisdiction of IDOT that the proposed access system will need to be reviewed and approved by IDOT. Based on the right -turn lane warrant criteria summarized in Chapter 36 of the IDOT Bureau of Design and Environment (BDE) Manual, the minimum threshold to warrant an exclusive right - turn lane is 40 vehicles during the peak hours. Since the proposed facility is projected to generate a total of 27 inbound trips during the peak hours which will be distributed over the two access drives with vehicles arriving from both directions, therefore a right -turn lane will not be warranted. CI Based on the preceding evaluation and recommendations, the following conclusions have been made: The proposed facility will be a low traffic generator that will increase the volume of traffic on Oakton Street by less than one percent. • The proposed access system consisting of two full -movement access drives off Oakton Street will provide site access flexibility that will ensure efficient and flexible access is provided. Outbound movements from both access drives should be under stop sign control. Exclusive right -turn lanes will not be warranted on Oakton Street at either driveway. ut 1 NORTH m I GROSS BOUNDARY AREA NET BOUNDARY AREA ROW DEDICATED AREA PROPOSED PERVIOUS AREA PROPOSED IMPERVIOUS AREA BUILDING PAVEMENT/SIDEWALK 217,757 S.F. OR (5.00 AC.) 217,757 S.F. OR (5.00 AC.) N/A 57,974 S.F. (26.62%) 159,783 S.F. (73.38%) 29,330 S.F. 130,453 S.F. [UNDERGROUND STORMTRAP STORMWATER MANAGEMENT DETENTIC OD - - - - - - - - - - - - - - - - - - - - - - MAYOR Paul Wm. Hoefert TRUSTEES Vincent J. Dante Agostino S. Filippone Terri Gens William A. Grossi John J. Matuszak Colleen E. Saccotelli VILLAGE MANAGER Michael J. Cassady [cunt Prospect VILLAGE CLERK Karen Agoranos 1 Phone: 847/962-6000 Fax: 847/962-6022 www.mountprospect.org Village of Mount Prospect 50 S. Emerson Street, Mount Prospect, Illinois 60056 December 7, 2023 Dimeo Bros. Inc. Attn: Mark DiMeo 720 Richard Lane Elk Grove Village, IL 60007 Via e-mail: 'o� hn(cdimeobros.com Re: 2400 E. Oakton Street / Conditional Use for Contractors' Storage Yard / Review #1 Comments Dear Mr. Dimeo, The Village of Mount Prospect has reviewed the submittal requesting conditional use approval for a contractors' storage yard and has the following review comments. A review response letter should be submitted with the revised plans stating how each comment was addressed: Planning Division: 1. Provide a Zoning Compliance Table on Sheet CP03. 2. Dimension front -yard, side yard, and rear yard setbacks on Sheet CP03. 3. Per Section 14.304.1: Design Standards: a. 14.3 04. 1 (B)(2)(a): When feasible, mechanical equipment should be located within the principal structure in order to minimize exterior visual impacts. b. 14.3 04. 1 (B)(2)(b): All rooftop mechanical equipment shall be hidden when viewed from ground level as viewed from the public right of way or property line of any adjacent residentially zoned property. If screening is required, it shall be a continuous, permanent, sound attenuating and noncombustible screen of a color compatible with the principal structure. For new construction, the screen should be designed as an architectural component of the structure in the form of a parapet wall. The addition or modification of rooftop equipment on existing buildings shall be screened to the extent that is feasible, as determined appropriate by the community development director. If structural modifications are required to accommodate screening of mechanical equipment, it shall comply with the building code in effect at the time modifications are made. Provide a site line diagram and roof plan to indicate this requirement is satisfied. Parapet wall should be designed as to screen all roof -top units. Village of Mount Prospect I Page 2 c. 14.304.1(13)(2)(c): All ground mounted mechanical and utility equipment that is six feet (6') or less in height shall be screened from view utilizing landscaping which will grow to the height of the ground based utility. Ground mounted mechanical and utility equipment taller than six feet (6') in height that is visible from the right of way or adjacent residential property shall be screened from view with an enclosure that is constructed to be consistent with the material of the principal structure, as determined appropriate by the community development director. 4. Parkway trees: a. Parkway trees will need to be provided for every forty feet (40') of right-of-way frontage. A cash deposit will need to be made with the Village. Cash deposit amount will be determined by Public Works Department [Sec. 14.2305, 15.502, 15.808, 16.902]. b. Provide a note on the landscape plan that parkway trees are to be planted by the Village. 5. Landscape Requirement: a. A Tree Preservation Plan/Tree Removal Plan/Irrigation Plan shall be required with building permit submittal. b. Submit a landscape plan showing the entire site as perimeter landscaping is required. c. There shall be at least fifty percent (50%) live coverage within a parking lot landscape island. Live coverage shall consist of a mixture of planting material, including evergreens, shrubs and perennials. d. Perimeters Abutting/Adjacent To Nonsingle-Family Residential Uses: i. Landscaping shall be provided across fifty percent (50%) of the abutting lot line to a minimum height of three feet (3'). For lot lines greater than one hundred feet (100') in length, plantings shall be placed in clusters, containing a minimum of seven (7) shrubs per cluster, spaced at intervals of approximately thirty five feet (35') along the lot line. ii. Shade trees shall be provided at the equivalent of seventy five feet (75') apart along the abutting lot line. 6. Per Section 14.314: Outdoor Lighting Regulations: Full cutoff luminaries with a total cutoff angle of not more than 90 degrees and flat lenses are required. Wall lights, where used, shall be full cutoff and fully shielded. a. Submit fixture cut sheets for all exterior lighting, including emergency lighting. Provide lighting fixture details/cut sheet. b. Provide details for proposed light poles and foundations. c. Provide maximum average footcandle for parking lot areas, which shall be equal to or less than 5.0 fc. [Sec. 14.314-B-3]. 7. Per Section 14.318(C)(3), fences used for the purpose of screening outdoor storage in industrial districts shall be of solid style. Per Section 14.2104(F)(2), for the outdoor storage of vehicles, storage areas may be open to the sky but effectively screened by a solid wall or fence, including any gates, not less than six feet (6') nor more than eight feet (8') in height. No stored materials shall be visible above the fence. Provide a solid wall or fence along the perimeter of the outdoor storage yard. A chain-link fence with slats or similar structure shall not be considered a solid fence. Village of Mount Prospect I Page 3 8. Demonstrate compliance with Section 14.2104(G): Noise, Vibration, Smoke and Particulate Matter, Fire and Explosion Hazard, Toxic Matter, Odorous Matter, and Glare Limitations. Provide a summary/narrative of the types of construction materials that will be stored on-site. 9. Provide a salt shed/dome-like structure for outdoor material storage bins. Per 14.306(A)(3)(b): No accessory building/structure shall exceed twenty feet (20') in height. 10. Per 14.306: Garbage Enclosures: a. Outdoor designated garbage dumpsters and recycling containers shall maintain the same setbacks as parking lots. b. Nonresidential Districts: Such dumpsters and containers shall be screened on all sides by a solid wood fence or equivalent screening material to a height not less than six feet (6'). Provide the location and drawings for the trash enclosure. 11. Off -Street Loading: Long berth minimum is 12' x 50'. The proposed truck parking is only 10' in width. Revise to meet Section 14.2208. 12. Note that Contractors' Showrooms are not permitted in the I1 district. 13. Revise the Responses to Conditional Use Standards and expand upon each response - do not simply restate the standard in the affirmative. 14. If Conditional Use is approved by the Village, a Plat of Consolidation will be required to consolidate the three lots into one. 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 Building Department: 15. No comments currently. Future comments may be provided based on revisions to plans. Public Works Department: Engineering/Public Works has no objections to the use proposed for the site. However, the following issues must be addressed before PW can recommend granting the requested Conditional Use: 16. Most of the site is within the floodplain (Flood Zone A) of Higgins Creek and is subject to all floodplain regulations. Because the floodway has not been defined in this area, per Section 22.108.13. La of the Village Code, the entire floodplain area will be subject to the restrictions associated with a floodway. This includes, but is not limited to, restricting development to those determined to be an "Appropriate Use". Per Section 22.107.13 of the Village Code, "Appropriate Uses do not include the construction or placement of any new structures, fill, building additions, buildings on stilts, excavation or channel modifications done to accommodate otherwise nonappropriate uses in the floodway, fencing (including landscaping or planting designed to act as a fence) and storage of materials except as specifically defined above as an appropriate use." As an alternative, the applicant will be required to have a hydraulic study of Higgins Creek performed in the vicinity of the project site to define the floodway. Any area then determined to be outside the limits of the floodway will not be subject the Appropriate Use or other floodway restrictions. (Note: MWRD preparing to do a study of Higgins Creek to establish BFE and areas in need of repair, including the stretch of creek along this property. Contact the MWRD for additional info.). 17. Per LOMA 06-05-BT58A, the Base Flood Elevation for the site has been determined to be 664.4. Section 22.102 of the Village Code defines the Flood Protection Elevation as the BFE + 2', so the Village of Mount Prospect I Page 4 FPE for this site is 666.4. Provide a preliminary Grading Plan on which it is confirmed that the finished floor elevation of the building is set at or above the FPE. 18. Per Section 401.3 of the Metropolitan Water Reclamation District's (MWRD's) Watershed Management Ordinance (WMO), "Soil stockpiles or other construction materials shall not be located within flood protection areas or their buffers." Confirm that all areas intended to store (or potentially may store) materials shall be elevated above the FPE. 19. The plan shows the new building to be constructed over ComEd and Nicor easements. These easements must be vacated before construction of the building can occur. The applicant must obtain statements from both ComEd and Nicor confirming that these easements can be vacated before granting the Conditional Use. The plats vacating these easement vacations be required before a Building Permit could be issued. 20. Confirm how sediment from all stockpiles and material storage areas will be prevented from running off into the stormwater management system. In addition, the following comments will have to be addressed before the Building Permit can be issued. They need not be addressed prior to receiving approval of the requested Conditional Use but are provided as a courtesy to facilitate the eventual Building Permit submittal/review process. 21. Known flooding problems exist upstream of this site. As part of this project, the creek will have to be cleaned of any debris, and the banks stabilized, adjacent to the project site. 22. The Village's water main is located in an easement on the neighboring property. The applicant will have to coordinate all with adjacent property owner. 23. Loop the proposed water service. The maximum length of a dead-end pipe may not exceed one pipe length. 24. Show where the trash enclosure will be located. 25. Modify the design of the public sidewalk as follows: - Align the proposed public sidewalk with the existing sidewalk west of Badger Road. Shift the walk toward the curb at the east driveway. - Specify that the public sidewalk shall be 5' wide, except where abutting the curb where the sidewalk shall be 7' wide. - Pour sidewalk separately thru driveways. 26. Provide pedestrian access from public sidewalk. 27. Additional permits needed from MWRD, IDOT & Elk Grove Township (for the sanitary service connection), IEPA (ILR10 Permit) and IDNR (for floodway determination & permitting). Fire Department: The petitioner is advised of the following conditional approval comments from the Fire Department: 28. Additional fire hydrants may be required for this project. Hydrants shall be provided around the perimeter of the building at a maximum of three hundred feet (300') spacing measured along access roads. Such hydrants shall be installed not more than fifty feet (50') nor less than twenty- five feet (25') from the building. Fire hydrants will be required within three hundred feet (300') (spacing) around the entire building. An additional fire water loop will be required along the front of the building based on the configuration around the building. A minimum of 10 -inch water main will also be required to meet minimum water flow requirements. Village of Mount Prospect I Page 5 The petitioner the following items must be included in the building/site plans submittal: 29. A fire sprinkler system following NFPA 13 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 30. A fire alarm system will be required for this project for all buildings. Ensure fire alarm shop drawings with point-to-point wiring diagrams, battery load calculations, and equipment cut sheets are submitted for review. Village of Mount Prospect Fire Prevention Code, 24.204 31. All new sprinkler risers and associated equipment shall be in a separate room with a minimum of one hour of construction. Fire hydrants are shown to be supplied from water mains throughout the new development. Water flow calculations will be required to verify that the new proposed water main sizes can meet the required fire flow GPM demand. The minimum fire flow for an industrial occupancy is 3000 gallons per minute at 20 PSI residual pressure. This documentation must be provided to the Village of Mount Prospects Public Works Engineering Department for review and approval with a copy to the Mount Prospect Fire Department. Village of Mount Prospect Fire Prevention Code, 16.403 C 32. A minimum of three feet (3') clear space shall be maintained around the circumference of any new or existing fire hydrant, fire department connection, fire protection control valve or any other fire protection system component. 33. 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. 34. 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 Please make the changes as noted above and submit a point -by -point response letter and pdf files of the drawings. You may e-mail the digital copy. Feel free to contact me at (847) 818-5314 / achoi@mountprospect.org if you have any questions. Sincerely, Ann Choi Development Planner c: File Community Development MAYOR Paul Wm. Hoefert TRUSTEES Vincent J. Dante Agostino S. Filippone Terri Gens William A. Grossi John J. Matuszak Colleen E. Saccotelli VILLAGE MANAGER Michael J. Cassady [cunt Prospect VILLAGE CLERK Karen Agoranos 1 Phone: 847/962-6000 Fax: 847/962-6022 www.mountprospect.org Village of Mount Prospect 50 S. Emerson Street, Mount Prospect, Illinois 60056 January 8, 2024 Dimeo Bros. Inc. Attn: Mark DiMeo 720 Richard Lane Elk Grove Village, IL 60007 Via e-mail: 'o� hn(cdimeobros.com Re: 2400 E. Oakton Street / Conditional Use for Contractors' Storage Yard / Review #2 Comments Dear Mr. Dimeo, The Village of Mount Prospect has reviewed the submittal requesting conditional use approval for a contractors' storage yard and has the following review comments. A review response letter should be submitted with the revised plans stating how each comment was addressed: Planning Division: 1. Revise the Responses to Conditional Use Standards #2 to correct the reference to "residential" in the third sentence. The subject property is located along industrial roads, and adjoining neighbors are industrial. 2. Landscape Plan (can be addressed during building permit submittal): a. Remove from the landscape plan all parkway trees and the parkway tree plant schedule specifying the trees to be planted by the Village as the Village will determine the types and locations of the parkway trees. b. Delete all perimeter shades trees that are located outside of the property boundaries. All required perimeter shade trees shall be planted within the property boundaries. c. Shrubs to be installed shall meet the minimum criteria at time of installation: i. Fifty percent (50%) of shrubs shall be deciduous and fifty percent (50%) evergreen. ii. For shrubs that mature at less than five feet (5') in height, minimum installation size shall be two feet (2'). iii. For shrubs that mature taller than five feet (5') in height, minimum installation size shall be three feet (3'). 3. Per Section 14.314: Outdoor Lighting Regulations: Full cutoff luminaries with a total cutoff angle of not more than 90 degrees and flat lenses are required. Wall lights, where used, shall be full cutoff and fully shielded. Village of Mount Prospect I Page 2 a. Tilt angles for "AWFD" light fixtures should be zero to comply with full cutoff requirement. b. Provide details for proposed light poles and foundations at time of building permit submittal. 4. Please provide the height of the stored construction material that will be visible above the proposed 8 -foot -tall perimeter fence. 5. If the Conditional Use is approved by the Village, a Plat of Consolidation will be required to consolidate the three lots into one. 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. 6. Page 1 of the Traffic Impact Statement states that Oakton Street is under the jurisdiction of the Village of Mount Prospect but this statement should be revised to state that Oakton Street is under the jurisdiction of IDOT. Building Department: 7. For the permit submittal, the appropriate code analysis, architectural, structural mechanical electrical plumbing energy and accessibility drawings shall be prepared for permit application review to the Village. This preliminary review does not constitute approval of the building permit application. Public Works Department: S. Engineering/Public Works has no objections to the use proposed for the site. However, it must be noted that several challenges exist to developing this site (the proximity of Higgins Creek and the associated floodplain, utility easements across the site, etc.). These challenges were detailed in our previous review, and discussed with the owner and design engineer. No Code variations or exceptions were requested or are recommended for approval. The design will have to meet all Village, and other agency (MWRD, IDNR, IDOT, FEMA, etc.) requirements. This includes the possibility of having to obtain a Conditional Letter of Map Revision (CLOMR) from FEMA prior to beginning construction. Fire Department: The petitioner is advised of the following conditional approval comments from the Fire Department: 9. Additional fire hydrants may be required for this project. Hydrants shall be provided around the perimeter of the building at a maximum of three hundred feet (300') spacing measured along access roads. Such hydrants shall be installed not more than fifty feet (50') nor less than twenty- five feet (25') from the building. Fire hydrants will be required within three hundred feet (300') (spacing) around the entire building. An additional fire water loop will be required along the front of the building based on the configuration around the building. A minimum of 10 -inch water main will also be required to meet minimum water flow requirements. The petitioner is advised that the following items must be included in the building/site plans submittal: 10. A fire sprinkler system following NFPA 13 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 I Page 3 Village of Mount Prospect Fire Prevention Code, 24.202 11. A fire alarm system will be required for this project for all buildings. Ensure fire alarm shop drawings with point-to-point wiring diagrams, battery load calculations, and equipment cut sheets are submitted for review. Village of Mount Prospect Fire Prevention Code, 24.204 12. All new sprinkler risers and associated equipment shall be in a separate room with a minimum of one hour of construction. 13. Fire hydrants are shown to be supplied from water mains throughout the new development. Water flow calculations will be required to verify that the new proposed water main sizes can meet the required fire flow GPM demand. The minimum fire flow for an industrial occupancy is 3000 gallons per minute at 20 PSI residual pressure. This documentation must be provided to the Village of Mount Prospects Public Works Engineering Department for review and approval with a copy to the Mount Prospect Fire Department. Village of Mount Prospect Fire Prevention Code, 16.403 C 14. A minimum of three feet (3') clear space shall be maintained around the circumference of any new or existing fire hydrant, fire department connection, fire protection control valve or any other fire protection system component. 15. 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. 16. 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 Please make the changes as noted above and submit a point -by -point response letter and pdf files of the drawings. You may e-mail the digital copy. Feel free to contact me at (847) 818-5314 / achoi@mountprospect.org if you have any questions. c: File Sincerely, Ann Choi Development Planner Community Development MAYOR Paul Wm. Hoefert TRUSTEES Vincent J. Dante Agostino S. Filippone Terri Gens William A. Grossi John J. Matuszak Colleen E. Saccotelli VILLAGE MANAGER Michael J. Cassady [cunt Prospect VILLAGE CLERK Karen Agoranos 1 Phone: 847/962-6000 Fax: 847/962-6022 www.mountprospect.org Village of Mount Prospect 50 S. Emerson Street, Mount Prospect, Illinois 60056 January 12, 2024 Dimeo Bros. Inc. Attn: Mark DiMeo 720 Richard Lane Elk Grove Village, IL 60007 Via e-mail: 'o� hn@dimeobros.com Re: 2400 E. Oakton Street / Conditional Use for Contractors' Storage Yard / Review #3 Comments on Traffic Impact Statement Dear Mr. Dimeo, The Village of Mount Prospect has reviewed the submittal requesting conditional use approval for a contractors' storage yard and has the following review comments on the Traffic Impact Statement that was submitted on 01/04/2024. Please be ready to address each comment in addition to the comments provided in the review letter dated 01/08/2024 at the public hearing and provide a review response letter addressing comments provided in both review letters. Public Works Department: PW's comments regarding the Traffic Impact Statement: 1. Correct the report to note that Oakton Street is under IDOT jurisdiction. 2. The report notes 6 drivers, but the plans show 24 truck parking spaces. Confirm that the TIS considers future/full use of the site. 3. Because of the proximity to Badger Road, PW does not support two (2) driveways onto Oakton Street. However, the Village will defer to IDOT. Please make the changes as noted above and submit a point -by -point response letter and pdf files of the drawings. You may e-mail the digital copy. Feel free to contact me at (847) 818-5314 / achoi@mountprospect.org if you have any questions. c: File Sincerely, Ann Choi Development Planner Community Development