HomeMy WebLinkAbout8.1 Motion to waive the rule requiring two readings of an ordinance and ADOPT AN ORDINANCE AMENDING ORDINANCE NO. 6699 (AN ORDINANCE AMENDING ORDINANCE NO. 6656) for the adaptive reuse of a vacant office building. An ordinance extending the variation's efM+awn �'xyt�lts�=e
Item Cover Page
Subject Motion to waive the rule requiring two readings of an
ordinance and ADOPT AN ORDINANCE AMENDING ORDINANCE
NO. 6699 (AN ORDINANCE AMENDING ORDINANCE NO. 6656)
for the adaptive reuse of a vacant office building. An ordinance
extending the variation's effective date for an additional six-
month period.
Meeting December 3, 2024 - REGULAR MEETING OF THE MOUNT
PROSPECT VILLAGE BOARD
Fiscal Impact (Y/N)
Dollar Amount
Budget Source
Category
Type
Information
W
NEW BUSINESS
Action Item
This ordinance amends Ordinance No. 6699, by extending the time period for a variation for
an additional six-month period to be effective through and including June 30, 2025.
Discussion
A zoning map amendment (I-1 to B-5) and a variation for increased density (16 dwelling
units/acre to 25 dwelling units/acre) was approved via Ordinance No. 6656 for the adaptive
reuse of a vacant office building into a twenty -unit multifamily residential building on
December 20, 2022. On October 17, 2023, the Board of Trustees enacted Ordinance No. 6699
amending Ordinance No. 6656 to extend the effective date of the variation granted in
Ordinance No. 6656 for a period of one year to be effective through and including December
20, 2024, requiring that permits must be issued and construction begun by said date. The
property was sold, and a new owner has since acquired the property. The new owner, OJ Isak
of 500 Central Rd LLC, is requesting a second extension. The new owner filed its first permit
request for the subject property in August of this year. Planning staff anticipates that the
permit will not be issued, nor will construction have commenced, by December 20, 2024.
The project includes extensive alterations for the existing three-story podium style building
including:
• twenty (20) dwelling units (one- and two-bedroom market -rate rental units),
• exterior facade improvements to replace the outdated office building with a more
modern aesthetic reflecting a multi -family residential building,
• a reorganization of the ground floor parking lot configuration,
• a new loading zone along the Central Road frontage for trash and delivery trucks, and
* substantial landscaping throughout the property.
Alternatives
1. Adopt an Ordinance amending Ordinance No. 6699 to extend the effective date of said
Ordinance, by extending the time period for a variation for an additional six-month
period to be effective through and including June 30, 2025.
2. Action at the discretion of the Village Board.
Staff Recommendation
Staff recommends that the Village Board approve the Ordinance extending the effective date
of the variation granted for the property located at 500 W Central Road for an additional six-
month period to be effective through and including June 30, 2025.
Attachments
1. Request for Extension Ord. 6699 (500 W Central Rd)
2. Ordinance Amending Ord 6699 (500 W Central Rd)
3. Ord 6656 12_20_2022 Granting a ZMA and a VAR 500 W. Central Road
4. 8.1 1st reading of AN ORDINANCE GRANTING A ZONING MAP AMENDMENT AND A
VARIATION FOR PROPERTY LOCATED AT 500 W
500 Central I111LLC
875 N Michigan Ave Ste 3100
Chicago IL 60611
Jason C. Shallcross, AICP, CEcD
Director of Community & Economic Development
Village of Mount Prospect, Illinois 60056
P: 847-818-5307
November, 18th 2024
Subject: Request for Extension of Zoning Approvals and Fee Waiver for 500 W Central Rd
Project
Dear Mr. Shallcross,
I am writing to formally request an extension of the zoning approvals for the redevelopment
project at 500 W Central Rd, Mount Prospect, IL, currently set to expire on December 20th,
2024.
' easoilii °fair IIII'.) IIIIay aiii,°�id I''Ie iwslIl��ed
The delay in progressing the project has primarily been due to unforeseen circumstances
related to the elevation design. We were unaware that the elevation view had been
approved by the previous owner and that we needed to adhere to it, which required us to
revise our plans. Additionally, our architect has been managing a high volume of work,
which has further delayed the revision process.
To ensure the successful completion of the project, we respectfully request a six-month
extension of the zoning approvals. If the review process proceeds quickly and our architect
is able to provide the necessary revisions promptly, we anticipate requiring much less time
than the requested extension.
IIeques11 Waive
In conjunction with the extension request, we also formally request a waiver of fees for this
project under the Redevelopment Agreement (RDA). We understand that all code -required
bonds and project escrows will remain necessary, and we are prepared to meet those
requirements.
- Corporate Name: 500 Central Rd LLC
- Corporate Address: 500 W Central Rd, Mount Prospect, IL
- Corporate Title for Agent Executing Agreement: OJ Isak, Member
exf S°NTs
Please let us know if additional documentation or information is required to process these
requests. We remain committed to moving this project forward and are available to discuss
further at your convenience.
Thank you for your understanding and support.
Sincerely,
OJ Isak
Member
500 Central Rd LLC
P: 773-877-9376
E: office@500central.com
ORDINANCE NO.
AN ORDINANCE AMENDING ORDINANCE NO. 6699
WHEREAS, the President and Board of Trustees of the Village of Mount
Prospect did grant a variation from Chapter 14 (Zoning Ordinance), as
requested by Thomas Budzik, being the subject of PZ -09-22, for property
located at 500 West Central Road, through passage of Ordinance No. 6656
and amended by Ordinance No. 6699; and
WHEREAS, pursuant to the regulations of the Village Code of Mount
Prospect, SECTION TWO of Ordinance No. 6699 provides that permits for
construction must be obtained on or before December 20, 2024; and
WHEREAS, while the Petitioner is desirous of pursuing the construction of the
conversion of the existing office building into a twenty -unit multifamily
residential building, being the subject of Ordinance No. 6656 and the
requirement for obtaining building permits prior to December 20, 2024, as set
forth in Ordinance No. 6699, will not be met; and
WHEREAS, the Petitioner has requested an amendment to Ordinance No.
6699 to extend the date of December 20, 2024, six (6) months so that the
variation shall be valid for a period through and including June 30, 2025.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS
ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS:
SECTION ONE: That the recitals set forth hereinabove are incorporated as
findings of fact by the President and Board of Trustees of the Village of Mount
Prospect.
SECTION TWO: That the President and Board of Trustees of the Village of
Mount Prospect do hereby amend SECTION TWO of Ordinance No. 6699 by
extending the date for obtaining building permits for six (6) additional months,
so that said variation shall be valid for a period through and including June 30,
2025.
SECTION THREE: That this Ordinance shall be in full force and effect from
and after its passage, approval and publication in the manner provided by
law.
AYES:
NAYS:
ABSENT:
PASSED AND APPROVED this 3rd day of December 2024
Paul Wm. Hoefert
Mayor
ATTEST:
Karen M. Agoranos
Village Clerk
ORDINANCE NO. 6656
AN ORDINANCE GRANTING A ZONING MAP AMENDMENT AND A VARIATION FOR PROPERTY
LOCATED AT 500 W. CENTRAL ROAD,
MOUNT PROSPECT, ILLINOIS
WHEREAS, Thomas Budzik ("Petitioner"), is seeking a Zoning Map Amendment from 1-1 Limited Industrial to
B-5 Central Commercial and a variation for increased density to allow twenty (20) residential dwelling units for
property located at 500 W. Central Road, Mount Prospect, Illinois (the "Subject Property') Mount Prospect and
legally described as:
LOT 'A" IN OWNER'S RESUBDIVISION OF LOT 3 (EXCEPT THE WEST 282,52 FEET THEREOF) OF
CHARLES'S BEHLENDORF'S DIVISION OF THE SOUTHWEST QUARTER OF THE NORTHWEST
QUARTER AND THE WEST 10.58 CHAINS OF THE SOUTHWEST QUARTER OF SECTION 34,
TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, {EXCEPT THE RIGHT
OF WAY OF THE CHICAGO AND NORTHWESTERN RAILROAD COMPANY) ACCORDING TO THE PLAT
THEREOF OF SAID OWNER'S RESUBDIVISION REGISTERED IN THE OFFICE OF THE REGISTRAR OF
TITLES OF COOK COUNTY, ILLINOIS ON DECEMBER 21, 1970 AS DOCUMENT NUMBER 2535801, IN
COOK COUNTY, ILLINOIS.
PI N(s): 03-34-326-008-0000
WHEREAS, the Petitioner seeks 1) Zoning Map Amendment to rezone the Subject Property from 1-1
Limited Industrial to B-5 Central Commercial 2) Variation for increased density to allow twenty (20)
residential dwelling units as shown on the Petitioner's Site Plan attached as Exhibit "A" and;
WHEREAS, a Public Hearing was held on the request for a Zoning Map Amendment and Variation being the
subject of PZ -09-22 before the Planning and Zoning Commission of the Village of Mount Prospect on the 8th
day of December, 2022, pursuant to proper legal notice having been published in the Daily Herald on the 23rd
of November; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the
Mayor and Board of Trustees in support of the request being the subject of PZ -09-22; and
WHEREAS, the Mayor and Board of Trustees of the Village of Mount Prospect have given consideration to the
request herein and have determined that the request meets the standards of the Village and that the granting
of the 1) Zoning Map Amendment from 1-1 Limited Industrial to B-5 Central Commercial and 2) Variation for
increased density to allow twenty (20) residential dwellings would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND BOARD OF TRUSTEES OF THE VILLAGE
OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE
POWERS:
SECTION ONE: The recitals set forth hereinabove are incorporated as findings of fact by the Mayor and Board
of Trustees of the Village of Mount Prospect.
;SECTION TWO: The Mayor and Board of Trustees of the Village of Mount Prospect do hereby grant 1)
Zoning Map Amendment from 1-1 Limited Industrial to B-5 Central Commercial for the Subject Property and 2)
Variation for increased density subject to the following conditions:
1. Development of the site in general conformance with the plans prepared by Thomas Architects, dated
9/14/2022;
2. The Petitioner shall address all comments included in the Village review letter dated October 228,
2022;
3. Submittal of landscape, tree inventory, irrigation, and photometric plans that comply with the Village
codes and regulations;
4. All ground and rooftop mounted mechanical equipment shall be screened according to Village Code;
5. Petitioner shall provide a complete building code analysis during the permitted process, which shall
comply with the requirements set forth in the adopted building codes and amendments as adopted by
the Village;
6. Prior to issuance of any certificate of occupancy, easements shall be confirmed/granted over the
public utilities (water and storm) that cross the east side of the site, in a form acceptable to the
Village;
7. The Petitioner shall make good faith efforts to modify the site plan to include two entrances into the
parking area from the existing curb cut in front of the subject property;
& Compliance with all applicable Village Code requirements, including but not limited to zoning, fire
code, sign code regulations, and building regulations."
SECTION THREE: The Village Clerk is hereby authorized and directed to record a certified copy of this
Ordinance and Exhibit "A" Site Plan with the Recorder of Deeds of Cook County on title to the Subject
Property.
S CTQN FOUR.- This Ordinance shall be in full force and effect from and after its passage, approval and
publication in in the manner provided by law.
AYES: Gens, Matuszak, Rogers, Saccotelli, Zadel
NAYS: Filippone
ABSENT: None
PASSED and APPROVED this 20th day of December,?q2
Paul Wm. Hofert, Mor
ATTEST:
Kare�MA oran
Village Clerk
H ACLKOMI MORDI NANCE2TZ-09-22
IL
Y1.rnauClid'+�t±�iecf,a/
Subject Ist reading of ORDINANCE GRANTING c
ZONING'' AMENDMENT AND A VARIATION
FOR PROPERTY L• 500 W. CENTRAL
• MOUNT PROSPECT,, ILLINOIS 1 .
Meeting December 20, 2022 - REGULAR MEETING OF THE MOUNT
PROSPECT VILLAGE BOARD -
Fiscal Impact false
Budget Source
Category NEW BUSINESS
Type Action Item
Information
The Thomas Budzik ("Petitioner") proposes to rezone 500 W Central Road
("Subject Property") from I-1 Limited Industrial to B-5 Central Commercial to
convert the existing, nearly 25,000 square foot, office building into a multi -family
residential building. The Petitioner is proposing extensive alterations for the
existing three-story podium style building including:
• the buildout of the second and third floors
• twenty (20) dwelling units (one- and two-bedroom market -rate rental units),
• exterior fagade improvements to replace the outdated office building with a
more modern aesthetic reflecting a multi -family residential building,
• a reorganization of the ground floor parking lot configuration,
• a new loading zone along the Central Road frontage for trash and delivery
trucks, and
• substantial landscaping throughout the Subject Property.
The project requires approval of a zoning map amendment and a variation.
The maximum density permitted on the site is 13 dwelling units (16 du/acre) and
the Petitioner is requesting to increase to 20 dwelling units (25 du/acre). The
project proposes 44 parking stalls for standard automobiles, including 2 accessible
and 4 guest parking stalls and a new loading zone for trash/delivery trucks is
proposed along the front of the building per staff's recommendation. A passive
i
recreational area consisting of outdoor furniture and thoughtful landscaping will
replace a portion of the existing parking lot to the east of the building decreasing
the site's existing lot coverage.
Building materials primarily consist of rain screen panels, vertical and horizontal
aluminum siding, and aluminum window frames and railings. From an appearance
standpoint, the addition of panels that will cover all of the existing exposed
aggregate concrete panels will modernize the existing fagade. The building will be
completely covered in panel or glass with no masonry elements. The design is
largely a combination of layered rectangular shapes, with a main horizontal
building body, that has applied vertical panels and windows to break up the
length. In addition, the existing precast structure adds vertical elements to the
project. Modern architecture stresses simplicity and geometry which is reflected in
the design of the building.
The Petitioner provided a traffic impact statement prepared by Kenig, Lindgren,
O'Hara, Aboona, Inc (KLOA), and the document summarizes the impact of the
traffic generated by the proposed apartment development on the area roadway
system. The memo notes that the proposed development and trip generation
estimates show significantly less traffic during the peak hours and on a daily basis
than either office use. The site -generated trips will increase the two-way traffic
volume along Central Road by one percent or less during the weekday morning
and evening peak hours. As such, the proposed apartment development will have
a reduced traffic impact on area roadways.
Zoning nn
Rezoning to the B-5 Central Commercial District would be in keeping with the
existing and proposed use of the property. The B-5 zoning designation will be
consistent with the Village's Comprehensive Plan's designation. In addition, the
rezoning will be compatible with the surrounding properties.
Variation
The Subject Property is unique and a hardship exists due to the physical
constraints of working with an existing building on an irregular-shaped lot. Per the
Petitioner, the adaptive re -use project dealing with alterations to an existing
building would limit the project to 12 dwelling units and lead to units that are too
large. The property owner has determined that the target market is for studio,
one- and two-bedroom units, and an increase to 20 dwelling units would provide a
good mix of unit types with rents ranging from $1,500 to $2,700. In terms of
providing context on other developments in the downtown area, the following
projects were all approved as planned unit developments, which provide relief
typically not granted under the strict reading of the zoning ordinance.
2
The table shows that previously approved residential projects in the downtown
area are all zoned B -5C. The B -5C district permits residential densities of 30
dwelling units per acre. The table demonstrates that all of these projects have
been approved for densities much higher than what code allows, ranging from 32
du/ac to 128 du/ac.
Per the Petitioner, medical office uses are no longer the best use of the Subject
Property as evidenced by the high vacancy rates. Staff believes the development
of the property can serve as an extension of the downtown area and also as a
catalyst to spur additional development along Central Road. The Subject Property
KI
No. of
Project
Address
Zoning
Lot Area in
Dwelling
Density
Name
Acres (AC)
Units
(DU/AC)
(DU)
1. The Lofts
40 E.
at Village
Northwest
B-5C*
1.0561
34
32.2
Centre
Hwy
20 S. Main
2. Village
St,
Centre
11 S. Wille
B-5C*
2.7617
205
74.2
Residences
5 W
Central .....R a.....
3. The
100S.
Emerson at
Emerson St
B-5C*
0.74
52
70.3
Village Centre
..... ...............
.....................................
4. 10 North
Main
10 N. Main
B-5C*
1.697
97
57.2
Apartments
...........................................
St
..............................................
............................
20 W.
5. 20 West
Northwest
B-5C*
1.2685
73
57.5
Hwy
6. Prospect
1-27
B-5C*
0.82
80
97.6
Place
Prospect Av
7. HQ
112 E.
Residences
Northwest
B-5C*
1.283
88
68.6
Hwy
S. Maple
215 E.
Street Lofts
B-5C*
Approx. 1.5
192
128
„A„
Prospect Av
9. Maple
235 E.
Street Lofts
„p„
Prospect Av
B-5C*
Approx. 0.54 65
120.4
The table shows that previously approved residential projects in the downtown
area are all zoned B -5C. The B -5C district permits residential densities of 30
dwelling units per acre. The table demonstrates that all of these projects have
been approved for densities much higher than what code allows, ranging from 32
du/ac to 128 du/ac.
Per the Petitioner, medical office uses are no longer the best use of the Subject
Property as evidenced by the high vacancy rates. Staff believes the development
of the property can serve as an extension of the downtown area and also as a
catalyst to spur additional development along Central Road. The Subject Property
KI
is close to public transportation and to the Village's downtown, and will provide
needed housing to the area.
The width of the driveways, the parking setback, the parking garage clearance
height and the proposed building height are noted as existing non -conformities
and will not require variations.
Public Hearing: At the Planning & Zoning Commission hearing on December 8,
2022, the Commission recommended approval of the project by a vote of 5-0. No
public comment was received before or during the hearing on this matter. The
Commissioners raised concerns related to providing only one vehicular entrance
and exit into the parking area and the state of the existing sidewalk within the
public right-of-way.
Staff explained that because the building is an existing structure, the manner in
which emergency vehicles access the site currently would remain unchanged. In
the event of an emergency, emergency vehicles are and would be staged on the
existing driveway or on Central Road. If an emergency vehicle needs to get onto
the site, the emergency vehicle can drive over the curb. Further discussions with
the fire department indicated that the fire department has no issues with the
proposed emergency vehicle access. If this was proposed as new construction, fire
access around the perimeter of the building would be required. The fire
department also indicated fewer emergency calls are anticipated under a
residential use; currently, most emergency calls have been generated by the
medical office uses within the existing building for ambulance services. Options to
include secondary access such as an additional curb cut along Central Road were
previously discussed with staff, but it had been determined that the proposed
option would be the less impactful and likely the most acceptable to IDOT. The
Planning and Zoning Commission therefore recommended to approve the project
with the addition of a condition to modify the site plan to include two
entrances/exits to the parking area from the existing single curb cut.
Regarding the sidewalk issue, the commissioners expressed that relocation of the
sidewalk closer to the project to accommodate some green space between the
sidewalk and traffic would be preferred. The commissioners also stated that the
existing sidewalk is in a state of disrepair. Due to a number of reasons, the Public
Works Department would like the public sidewalk to remain where is it currently
located, as there is an effort underway to study the location of bike routes Village -
wide. Note that relocating the public sidewalk to accommodate for parkway would
result in a need for an easement, as the sidewalk would be located on private
property. Also, the relocation of this sidewalk should be coordinated in conjunction
with the redevelopment of neighboring properties to provide a continuous
sidewalk along the entire block. With regards to the condition of the sidewalk
4
along the north side of Central Road, the Public Works department is aware that it
is not in great shape, and have been exploring plans to repair it. However,
Central Road is under IDOT's jurisdiction, which comes with its own
complications.
The Petitioner is requesting to waive the required second reading of the request.
STAFF TIO : Staff is confident that a viable site plan that
satisfies the concerns of the Planning and Zoning Commission, the Village, and the
property owner can be achieved. Therefore, staff recommends approval of the
zoning map amendment and variation requests with the additional condition
recommended by the Planning and Zoning Commission to modify the site plan to
include two entrances/exits to the parking area from the existing single curb cut
and approval to waive the second reading.
Alternatives
1. Approve a zoning map amendment from I-1 Limited Industrial to B-5 Central
Commercial at 500 W. Central Road; and
2. Approve a variation for increased density to allow 20 residential dwelling
units (26 dwelling units per acre), subject to the conditions of approval listed
in the attached Ordinance.
3. Action at the discretion of the Village Board.
Approval •
1. A zoning map amendment from I-1 Limited Industrial to B-5 Central
Commercial at 500 W. Central Road; and
2. A variation for increased density to allow 20 residential dwelling units (26
dwelling units per acre), subject to the conditions of approval listed in the
attached ordinance.
ATTACHMENTS:
PZ -09-22 Plans.pdf
PZ -09-22 Staff Report.pdf
PZ -09-22 Administrative Content.pdf
PZ -09-22 Request for Waiver of 2nd Reading.pdf
PZ -09-22 Traffic Impact Statement.pdf
PZ -09-22 Minutes.pdf
PZ 09-22 Ord 500 W Central_pdf
5
ADAPTIVE REUSE OF EXISTING OFFICE BUILDING TO 20 -UNIT
APARTMENT BUILDING:
500 W Central Rd
ZONING DATA
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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 Community Development
DATE: December 1, 2022
CASE NUMBER
PZ -09-22
PUBLIC HEARING DATE
December 8, 2022
Ann Choi
Development Planner
hxdk H�MOA,A
IN
APPLICANT/PROPERTY OWNER
Thomas Budzik, Thomas Architects /
Mohammed Younus, PCI, Inc.
PROPERTY ADDRESS/LOCATION
500 W. Central Road
BRIEF SUMMARY OF REQUEST
The Petitioner, Thomas Budzik, is requesting a zoning map amendment from 1-1 Limited Industrial to B-5
Central Commercial and a variation to the maximum density requirement at the Subject Property located at
500 W. Central Road. The Petitioner proposes to convert the existing office building into a residential
apartment building with 20 rental units and 44 standard and accessible handicap parking stalls and related
site improvements.
The proposal requires Village Board approval for the map amendment to B-5 Central Commercial and the
requested variation for increased density. The future land use map in the Village's Comprehensive Plan
notes the Subject Property as downtown mixed use, allowing for medium to high-density multi -family
residential uses. Further, the proposal meets the requirements and standards related to the Village Code,
and staff is supportive of the request.
2021 Aerial Image
T
2022 Village of Mount Prospect Zoning
EXISTING
EXISTING LAND USE/SITE
SURROUNDING ZONING & LAND USE
SIZE OF
ZONING
IMPROVEMENTS
North: I-2 Railroad
PROPERTY
1-1 Limited
Professional office building with
East: 1-2 Railroad
0.783
Industrial
an associated parking lot
South: R-3 Low Density Residence
Acres
West: 1-1 Limited Industrial
18
STAFF RECOMMENDATION
APPROVE APPROVE WITH CONDITION DENY
DISCUSSIONOF -•-•
BACKGROUND/PROPERTY HISTORY
The Subject Property is triangular in shape with retail and open parking (1-1 district) directly to the west,
apartment buildings (R-3) and a medical office building (13-1) across the street to the south, and the Union
Pacific Railroad (1-2) directly to the northeast. The Subject Property consists of an existing underutilized
office building. Previous zoning requests on the property include a request for an auto body repair facility
with auto storage of used cars in 1964 and a request for a sign variation for height in 1994. Permits have
previously been issued on the property for parking lot, signage, fire sprinklers, and interior remodels. The
existing office building is currently occupied with only two tenants.
PROPOSAL
The Petitioner is proposing extensive alterations for the existing three-story podium style office building
including the buildout of the second and third floors to include twenty (20) dwelling units, exterior facade
improvements to replace the outdated office building with a more modern aesthetic reflecting a multi-
family residential building, a reorganization of the ground floor parking lot configuration, a new loading
zone along the Central Road frontage for trash and delivery trucks, and substantial landscaping throughout
the Subject Property. The project requires approval of a zoning map amendment and a variation.
The Petitioner proposes to rezone the existing property from 1-1 Limited Industrial to B-5 Central
Commercial to convert the existing, nearly 25,000 square foot, office building into a multi -family residential
building consisting of twenty (20), one- and two-bedroom market -rate rental units. The Petitioner is also
requesting to increase the maximum density permitted on the site from 13 dwelling units (16 du/acre) to 20
dwelling units (25 du/acre). The project proposes 44 parking stalls for standard automobiles, including 2
accessible and 4 guest parking stalls. The existing lot coverage would be decreased by replacing large areas
of asphalt with additional landscaping.
Rezoning: The proposed residential use is not allowed in the 1-1 district as a permitted or conditional use.
"Dwelling units, located above the first floor" are a permitted use in the B-5 district. The Petitioner is
therefore seeking to rezone the Subject Property from 1-1 to B-5 to bring the proposal into code compliance.
Density: The Petitioner proposes to convert the existing, nearly 25,000 square foot, office building into a
residential building consisting of twenty (20), one- and two-bedroom market -rate rental units. The B-5
zoning district permits a density of 16 units per acre or 13 total dwelling units. The project proposes a
density of 26 units per acre or 20 total dwelling units, or a 53.81 increase over the allowable maximum
number of dwelling units and is seeking a variation to density.
Site Plan: The Subject Property currently has one access drive from Central Road and the proposed
improvements will maintain the existing curb cut. The site plan proposes a reorganization of the existing
parking lot to accommodate 44 parking stalls and a new loading zone for trash/delivery trucks is proposed
along the front of the building per staff's recommendation. The ground floor will remain parking with the
trash enclosure located to the rear of the property. No rooftop amenities are planned at this time. Staff
2
19
notes that the driveway along the northeast side of the property is only 17 feet 1 inch at the narrowest
portion and the westernmost drive aisle is only 22 feet 11 inches; code requires a 24 -foot width for two-way
traffic. The parking lot setback(s) are also less than the minimum required distance of 10 feet, and the
parking garage clearance of 6'-10" is less than the minimum required clearance of 7'-6". The width of the
driveways, the parking setback, and the parking garage clearance height are noted as existing non -
conformities and will not require variations.
A passive recreational area consisting of outdoor furniture and thoughtful landscaping will replace a portion
of the existing parking lot to the east of the building.
Traffic Impact Statement: The Petitioner provided a traffic impact statement prepared by Kenig, Lindgren,
O'Hara, Aboona, Inc (KLOA), and the document summarizes the impact of the traffic generated by the
proposed apartment development on the area roadway system. The traffic impact statement states that
Central Road has a capacity of approximately 23,100 vehicles per day, according to the Illinois Department
of Transportation (IDOT) in 2019, and further summarizes the trip generation estimates based on trip rates
in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th edition. The memo provides
estimates based on the multifamily housing low rise use, and estimated weekday morning peak hour to be
approximately 29 trips, and weekday evening peak hour to be approximately 29 trips. In comparison, the
existing 24,870 square foot office building generated between 48 and 66 weekday morning peak hour trips
and between 50 and 93 weekday evening peak hour trips for office and medical office uses. The memo
notes that the proposed development and trip generation estimates show significantly less traffic during the
peak hours and on a daily basis than either office use.
The memo states that the site -generated trips will increase the two-way traffic volume along Central Road
by one percent or less during the weekday morning and evening peak hours. As such, the proposed
apartment development will have a reduced traffic impact on area roadways.
Lot Coverage: The existing impervious lot coverage is approximately 75% which complies with the existing I-
1 district. Although the B-5 zoning district does not have a maximum lot coverage requirement, the project
will replace a substantial amount of asphalt/pavement east of the existing building with green space,
reducing the lot coverage to approximately 70%.
Building Elevations: The elevation drawings show that the existing building exceeds the maximum height of
35' permitted in the B-5 zoning district. The proposed height is 35'-8.5" to the top of the parapet walls. The
building height is noted as an existing non -conformity and will not require a variation. Building materials
primarily consist of rain screen panels, vertical and horizontal aluminum siding, and aluminum window
frames and railings. From an appearance standpoint, the addition of panels that will cover all of the existing
exposed aggregate concrete panels will modernize the existing facade. The building will be completely
covered in panel or glass with no masonry elements. The design is largely a combination of layered
rectangular shapes, with a main horizontal building body, that has applied vertical panels and windows to
break up the length. In addition, the existing precast structure adds vertical elements to the project.
Modern architecture stresses simplicity and geometry which is reflected in the design of the building.
Parking: Under the B-5 Central Area Parking regulations, Village Code requires 1.5 parking spaces for every
2 -bedroom multi -family dwelling unit, 1 parking space for every 1 -bedroom unit, and 1 parking space for
�3
20
every studio unit. The proposed project will provide sixteen (16) 2 -bedroom units, two (2) one -bedroom
units, two (2) studio units, and will require a total of twenty-eight (28) parking spaces to comply with Village
Code. Forty-four (44) standard and accessible handicap parking spaces are proposed.
Landscaping: Landscaping is proposed within all green space on the Subject Property. A variety of shade,
evergreen, deciduous, and ornamental trees and shrubs are proposed. Per staff's recommendation, the
Petitioner has provided an outdoor amenity for residents in the area where there was once parking. The
outdoor amenity is connected to the building's entrance by a walking path that leads to a thoughtfully -
landscaped area that provides benches for sitting. The development will be required to comply with all
applicable Village Code perimeter and screening landscaping requirements.
Lighting: Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total cutoff
angle of not more than 90 degrees, and requires flat lenses for all lighting fixtures. The attached
photometric plan includes ceiling and wall -mounted light fixtures. The development will be required to
comply with all applicable Village Code lighting requirements.
The Village Comprehensive Plan designates the Subject Property as Downtown Mixed -Use, which consists of
a diverse mix of uses and supports the development of a vibrant downtown. A key characteristic of the
district is to encourage the provision of high-density residential uses that include a variety of unit types,
price ranges, and ownership and rental options. Retail and medium to high-density multi -family residential
uses are primary and secondary uses in the district. The proposed development is consistent with the long-
range goals of the Village Comprehensive Plan.
ZONING MAP AMENDMENT STANDARDS
The standards for map amendments are listed in Section 14.203.D.8.a of the Village Zoning Ordinance.
When a map amendment is proposed, the Planning and Zoning Commission shall make findings based upon
the evidence presented to it in each specific case with respect to, but not limited to, the following matters:
• The compatibility with existing uses and zoning classifications of property within the general area of
the property in question;
• The compatibility of the surrounding property with the permitted uses listed in the proposed zoning
classification;
• The suitability of the property in question to the uses permitted under the existing and proposed
zoning classifications; and
• Consistency with the trend of development in the general area of the property in question, and the
objectives of the current Comprehensive Plan for the Village
Staff has reviewed the Petitioner's request to rezone the Subject Property and finds that the standards for a
map amendment have been met, as set forth in the Petitioner's response to the standards. Rezoning to the
B-5 Central Commercial District would be in keeping with the existing and proposed use of the property. The
B-5 zoning designation will be consistent with the Village's Comprehensive Plan's designation. In addition,
the rezoning will be compatible with the surrounding properties.
4
21
VARIATION STANDARDS
The standards for a variation are listed in Section 14.203.C.9 of the Village Zoning Ordinance and include
seven specific findings that must be made in order to approve a variation. The following list is a summary of
these findings:
• A hardship due to the physical surroundings, shape, or topographical conditions of a specific
property not generally applicable to other properties in the same zoning district and not created by
any person presently having an interest in the property;
• Lack of desire to increase financial gain; and
• Protection of the public welfare, other property, and neighborhood character.
Staff has reviewed the Petitioner's request for a variation and finds that the standards for a variation have
been met, as set forth in the Petitioner's responses to the standards. The Subject Property is unique and a
hardship exists due to the physical constraints of working with an existing building on an irregular-shaped
lot. Per the Petitioner, the adaptive re -use project dealing with alterations to an existing building would limit
the project to 12 dwelling units and lead to units that are too large. The property owner has determined
that the target market is for 1 and 2 bedroom units and an increase to 20 dwelling units would provide a
good mix of unit types. Per the Petitioner, medical office uses are no longer the best use of the Subject
Property as evidenced by the high vacancy rates. Staff believes the development of the property can serve
as an extension of the downtown area and also as a catalyst to spur additional development along Central
Road. The Subject Property is close to public transportation and to the Village's downtown, and will provide
needed housing to the area.
Staff finds that the zoning map amendment and variation standards as listed in the Zoning Ordinance have
been met and that granting the requests would be in the best interest of the Village. 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:
"A zoning map amendment from 1-1 Limited Industrial to B-5 Central Commercial and a variation to allow 20
residential dwelling units (26 dwelling units per acre) at the Subject Property, also known as 500 W. Central
Road, subject to the following conditions:
1. Development of the site in general conformance with the plans prepared by Thomas Architects,
dated 9/14/2022;
2. The Petitioner shall address all comments included in the Village review letter dated October 28,
2022;
3. Submittal of landscape, tree inventory, irrigation, and photometric plans that comply with Village
codes and regulations;
4. All ground and rooftop mounted mechanical equipment shall be screened according to Village Code;
5. Petitioner shall provide a complete building code analysis during the permitting process which shall
comply with the requirements set forth in the adopted building codes and amendments as adopted
by the Village;
6. Prior to issuance of any certificate of occupancy, easements shall be confirmed/granted over the
public utilities (water and storm) that cross the east side of the site, in a form acceptable to the
5
22
Village;
7. Compliance with all applicable Village Code requirements, including, but not limited to, zoning, fire
code, sign code regulations, and building regulations."
The Village Board's decision is final for this case.
rRATtVE!!ATTACHMENTS:
E��EEE� E
ndards, .,,omments Received, etc...
I concur:
William J« Co ney, AICP
Director of Community De elopment
H
23
Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Zoning Request Application
Official Use Only (To be completed by Village Staff)
Case Number,,, PZ Date of Submission: oel4o' Hearing
Project Name/Address:
I. Subject Property
... . .................. . ................ s._......................
Address(es): 500 W CENTRAL RD, MOUNT PROSPECT, IL 60056
Zoning District (s): 1-1 Property Area (Sq.Ft. and/or Acreage). 34,115 SF
Parcel Index Number(s) (PIN(s)03-34-326-008-0000
11. Zoning Request(s) (Check all that apply)
R Conditional Use: For
Variation(s)To 14.1905(A)l
Zoning Map Amendment: Rezone From 1-1 To B-5
F] Zoning Text Amendment: Section(s)
n Other:
I
24
V. Property Owner
❑ Check if Same as Applicant
Name: MOHAMMED YOUNUS
Address: 500 W CENTRAL RD
City, State, ZIP Code: MOUNT PROSPECT, IL 60056
Phone: 630-880-6348
Corporation: PCI, INC
Email: YOUNUSM01(a)GMAIL.COM
In consideration of the information contained in this petition as well as all supporting documentation, it is
requested that approval be given to this request. The applicant is the owner or authorized representative of the
owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount
Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of
the subject property.
I hereby affirm that all information provided herein and in all materials submitted in association with this
application are true.and urate t he b t of my knowledge.
Applicant:__.....,m..,_,....,_.,.rv.,.,.�... Date: 04/04/2022
(ignature)
THOMAS BUDZIK... __...................................................
(Printor Type Name)
If applicant is not property owner:
I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this
application and the associated supporting material.
Property Owner: wwww Date:
(Signat�, 2e)_���
MOHAMMED YOUNUS
(Print or Type Name)
25
Affidavit of Ownership
COUNTY OF COOK
STATE OF ILLINOIS
MOHAMMED YOUNUS under oath, state that I am
(print name)
❑ the sole owner of the property
❑ an owner of the property
an authorized officer for the owner of the property
commonly described as 500 W CENTRAL RD, MOUNT PROSPECT, IL 60056
(property address and PIN)
03-34-326-0080000
and that such property is owned by
Subscribed and sworn to before
me this day of
20Qa.
Project Consulting & Imp Inc
(print name)
as of this date.
7 Mg-nature—
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NICOLE
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Official Seal
Notary Public - State of Illinois
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Date: 07/23/15
File No: 1-409 701,512786 1
Settlement Agent:
Seller I-SREF.3 SAPPIRRE 2, LLC
Bityer M014AMMED YOLINUS
500 W. CENTRAL
Property Address: �MT% PROSPECT, ILUNOIS (0)56
To,, Settlement Agent
Settlement Agent/Escrow Holder/Closing Agent is released from and shall have no
liability, obligation or responsibility with respect to, (a) withholding of funds pursuant to
Section 1.445 of the Internal Revenue Code 1986 as amended, (b) advising the parties as
to the requirei-nents of such Section or (c) determining whether the transferor is a foreign.
person under such Section, acting as the Qualified Substitute or otherwise making any
inquiry concerning compliance with such Section for any party to the transaction.
PURCHASER(S):
C, h 0- -1
WVJRJ'M wip 6-24-15
) �'
28
PERSONAL UNDERTAKING
(G'AP)
WHEREAS, the Conipan, hereinafter referred to as the "Corn.pany", is about to issue. its title insurance policy or policies Or
commitments thereforl all . creilia-fter referred to as the "Title Insurance Policy', No. 1.401. 008978331 D2
in respect, to the land, described therein.
AND WHEREAS, the, Company has raised as title, exceptions on. the Title lnsurance Policy certain defects, liens, encumbrances,
adverse claims or other matters, all hereinafter referred to as "FxceptiOns to Title", described as follows:
All fights, interests, liens, claims, encumbrances, or defects in title or any of them, of any rights existing by reason of
the consequence thereof of growing out thereof subsequent to 05/07/2015
AND WHEMA'S, the Company has been requested to issue the Title Insurance Policy, and may hereafter, in the ordinary course
corn o used of its business, isssiw title, insurance policy or policies or commitments therefor in the form or forms now or then . rn nly, � e by
licies
the Company, or issue hold harmless or indeninity letters to induce, other title insurance companies to issue title insurance, po.
or commuments. therefor, in respect to the land or to some part or parts thereof or interests therein, all of the foregoing being
hereafter ref till all mention of the aforesaid exceptions to Titie,
erred to as luture Policies or Conimitments", either free and clear of'
or insuring against loss or damage by reason thereof;
NOW THEREFORE in consideration Of the issuance of the Title Insurance Policy as aforesaid, the undersigned, jointly and
severally, for themselves, heirs, personal representatives, and assigns do hereby covenant and agree With tile Company: (1) to
forever fully protect, defend, and save the Company harmless froin and against all. the Exceptions to Title, in and frorn any and all
loss, costs, darnages, attornOYS"fe0s and ex 'nscs of every kind and nm
nature which it ay suffer., expend or incur under, ot by reason,
or in conse olence of the 'Title Ins- - R-Aicy on account, or in consequence, or growing out of the Exceptions to Tille, or on
account of tlic assertion Or enforcement or attempted assertion or enforcement thereof of of any rights existing or hereafter arising,
or which maybe claimed to exist under, or bg
y reason , or in cOnsequenco, or rowing out of the Exceptions to''Title or any of them
growing
including all reasonable amounts expended by the Conipany under this Agreement aid also including loss, costs damages, fees and
expenses (including attorney's fees and expen,�;o-%) incurred by the Company in enforcing this Agreement; provide for the
defense at their Owli expense, on, behalf I and for the protection of the C6mpauy and the parties insured or who may b mome
insured'apins,t loss or darnage under tiie,ritie insurance Policy (but without prejudice to the right Of the Company to defend if it
a
so elects) in all I itigation consisting of actions or proceedings based On any .Except
ions to Title which mbe asserted or attempted
o,
to be asserted, established or enforced in, to, upon, against or in respect to the land or any part thereor interest therein;1) to
pay, discharge, satisfy, and remove from the tittle to the land, and clear from the public record au of the Exceptions to Title; and (4)
that each and every provision herein shall extend and be in force concerning Future Policies or Commitments.
The foregoing notwithstanding, it is hereby covenalited and agreed, and expressly made a part of this agreement, that the liability of
I CoTpany shall have completed all of its various title
the undersigned hereunder shall cease and determine at such. time as the
searches and examination thereof covering the date of DATE OF RECORDING required for the issuance of
the above policy; provided, however that (1) no rights, interests, liens, claims, encumbrances, ordefects in title of any of them, or
any rights existing by reason or in consequence thereof or gr(lwing out thereof are disclosed , by the various title searches and
examination thereof; (2) there is then pending no suit, action, or proceedings, either direct or collateral, to astserL, establish, or
enforce the said mentioned rights, interests, liens, claims, encumbrances, or defects in title, or in any of thein, or any r tits existing
or arising by reason or in consequence thereof or growing out thereof'. (3) that no judgment, order, or decree re.. , in any such
proceeding reinams unsatisfied; and (4) that the undersigned is not in default in the performance of any (if the terms, covenants,
and conditions hereof.
IN WITNESS WHEREOF the undersigned, being
the hereinafter named corporation, has caused these
presents to be signed by its President and attested by
i Secretary and
tsShas , md its nor rate seat to be
hereto affix this IF, a. day
7) U—X-L" A.D.
XI
BY: 6�17cho
President
ATT EST:
Ser
S retary
ADDRESS OF CORPORATION: 11
Dat
CWERUSLIND 11/13 w1p LP6
FOR INDIVIDUALS
IN WITNESS WHEREOF, the undersigned have
executed this agreement this _ day of
-- A.D. —
(SEAL)
Address:
(SEAL)
Address:
Accepted and Approved By.
(NAM]-,,)
29
2/23/22,11:57 AM
Cook County Treasurer - Property Tax Payment
Payment Confirmation - Cook County Property Tax
Payment may be withdrawn from your account as soon as tomorrow or the next banking
business day. It is important that you have money in your bank account to cover this
payment. Thank you for using the Cook County Treasurer Property Tax electronic payment
system.
Please keep a record of your Confirmation Number, or print this page for your
records. f J
Confirmation IN uirenbeir:: mosI.99262
Confirmation Date (C'F)„ IIP"'elII 23 '202'2':t.':L:5' :3' III
Your Payment Detail
Payment Arnount„ $26,772.66
BiIIII Year:: 2021.
Property :index: Naunnber (P.[N)„ 03.,,34--326 V08V000
U
Vollunne„ 235
IiAroperty I...ocation„ 500 W C111:1;'1114"'I"IIM„, II II) III "'I” III1IIRSIII-IEC"1", 1. 111 60056
2347
IMailling Address„ soo w CIII!.EIII "'I'll lll1111-1113 III "'r Iii�ilzosIII III!!!!C"'r, I 60056°°'234'7
Ballance Due„ $26,'7'72„66
.Daae ..FYII
.Fax Year:: 2021,
Your Account Detail
(Bank Routing Number„ 071.000505
Bank Account Number„ XXXXXXXXXXXXX8957
II Account Tylpe„ Cllme lkliiormg
Bank Account Category„ II13Wliiurne
IE mailAddress*:: inny uuinuuu '72@yallimamo courmm
Please keep a record of your Confirmation Number, or print this page for your
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https://www.payconnexion.com/pconWeb/public/payment/confirmPayment_input.action 1 /30
.
IIII IIII IIIIS R IIII IIII IIII IIII
IIII
October 20, 2022
Community Development
Planning & Zoning Commission
50 S Emmerson St
Mount Prospect, IL 60056
Re: Project Narrative & Standards Response
Adaptive Re -Use, Office to Apartment Conversion
500 W Central Rd, Mount Prospect, IL
Dear Commission Members:
We are pleased to submit for the commission's review, the proposed adaptive re -use project for
the existing office building located at 500 W Central Rd, on behalf of the building owner, Project
Consulting & Implementation, Inc (PCI). This cover letter shall serve as the Project Narrative and
responses to the Variations and Map Amendment standards. The purpose of this request is to
seek zoning approval for the conversion of an existing office building into a 20 dwelling unit
apartment building, including a map amendment from the 1-1 district to the B-5 Central
Commercial district and related variance requests.
Our submittal includes documentation of the existing site and building along with a proposed
conceptual site plan, floor plans and building elevations.
Proiect Narrative
Site Description
The site is approximately 34,100 square feet, located near the intersection of Central Rd and
Northwest Hwy. The site is currently zoned 1-1 (Industrial). There is one primary structure on the site,
a 3 -story, podium style office building with ground floor open parking beneath the building. The
existing impervious lot coverage is approximately 75% with approximately 40 existing striped
parking spaces. Access to the lot is via a single curb cut leading directly beneath the building.
There is a continuous strip of landscaping in front of the building and on the parkway along
Central Ave.
'Ies II`il r: hn ls, II II.. 6001
31
13
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7I•
o� aj
it 0'.�I�S.
IIII IIII IIIIS R IIII IIII IIII IIII
IIII
October 20, 2022
Community Development
Planning & Zoning Commission
50 S Emmerson St
Mount Prospect, IL 60056
Re: Project Narrative & Standards Response
Adaptive Re -Use, Office to Apartment Conversion
500 W Central Rd, Mount Prospect, IL
Dear Commission Members:
We are pleased to submit for the commission's review, the proposed adaptive re -use project for
the existing office building located at 500 W Central Rd, on behalf of the building owner, Project
Consulting & Implementation, Inc (PCI). This cover letter shall serve as the Project Narrative and
responses to the Variations and Map Amendment standards. The purpose of this request is to
seek zoning approval for the conversion of an existing office building into a 20 dwelling unit
apartment building, including a map amendment from the 1-1 district to the B-5 Central
Commercial district and related variance requests.
Our submittal includes documentation of the existing site and building along with a proposed
conceptual site plan, floor plans and building elevations.
Proiect Narrative
Site Description
The site is approximately 34,100 square feet, located near the intersection of Central Rd and
Northwest Hwy. The site is currently zoned 1-1 (Industrial). There is one primary structure on the site,
a 3 -story, podium style office building with ground floor open parking beneath the building. The
existing impervious lot coverage is approximately 75% with approximately 40 existing striped
parking spaces. Access to the lot is via a single curb cut leading directly beneath the building.
There is a continuous strip of landscaping in front of the building and on the parkway along
Central Ave.
'Ies II`il r: hn ls, II II.. 6001
31
The lot is triangular in shape with retail and open parking (1-1 district) directly to the west,
apartment buildings (R-3) and a medical office building (B-1) across the street to the south, and
the Chicago & Northwestern Railroad directly to the North East.
Existina Buildin
The existing building is a 3 -story podium style office building. The building is concrete and steel
frame construction with curtain wall glazing around the perimeter, and flat roof. The ground
floor is primarily open parking with an entrance lobby with stair and elevator, separate stair
tower and fire sprinkler room. The 2nd and 3rd floors of the building are designed as a multi -tenant
office building with central corridor, elevator and public toilet rooms. The building is served by a
centralized HVAC system located in a rooftop mechanical penthouse. The existing building is
underutilized.
Proraosed Alterations
Given the general decline in the need of office space of this class in the general vicinity, PCI is
seeking to convert the existing office building into a residential apartment building. The
proposed alterations include the build out of floors 2 and 3 to include 10 dwelling units each
floor. The unit mix shall include studio, 1 bed and 2 bed units. There is no proposed expansion of
the building area as part of this project. No rooftop amenities are planned at this time.
The apartment rental rates will be in the range of $1.80 to $2.30 per SF, or approximately $1,500
$2,700 per month depending on unit size.
The facade of the building shall be altered to be more appropriate for a residential building
while maintaining some of the modern aesthetic of the existing building. The envelope shall be
replaced with a system more conducive to a residential building type.
Per Village Staff comment, the site improvements have been revised to include a new loading
zone along Central Rd to accommodate waste removal and delivery trucks as well as
reorganization of the existing lot to accommodate 45 parking space, meeting the parking
requirement for the residential units. In addition, excess areas of asphalt pavement shall be
removed to provide additional landscaping and decrease impervious lot coverage.
Preliminary Civil Engineering plans have been provided indicating adjustments to existing
parking lot and include AutoTurn exhibits for the new loading zone in front of the building.
It is understood that this project will require an evaluation of all utilities to the site including gas,
electric, water and sewer, along with site grading requiring approval from the Village
engineering department, MWRD and IDOT.
Map Amendment
Page 2 of 8
800 S IRiveu. Il d Si.uhe 3(6
14`ila:flini�iln, IH 60018
32
The site is currently in the 1-1 zoning district. As residential units are not allowed in the 1-1 district, it
was discussed with Village staff that the most appropriate zoning district for this area to
accommodate residential units would be to change to the B-5 Central Commercial district. This
district is compatible with the comprehensive plan for this area of the village. Residential units
above the ground floor are allowed in this district.
Zoning Variances
As a result of the map amendment and the conversion of the building, there is one additional
zoning variance request. There are no proposed additions to the building.
Specifically, the variations are as follows:
14.1905 (A) 1
a. Increase in allowable density to allow for 20 total residential dwelling units
Page 3 of 8
ila:flin�iiln, II IL.... 60018
33
Map Amendment
Standards for Amendments
1. Compatibility with existing uses in the general area of the Subject Property;
a. The area near Central and Northwest Hwy includes a large variety of uses
including Retail and Office along both Central and Northwest Hwy, Multi -Family
residential directly to the south, Mixed Use further to the east, and Single Family
residential around the perimeter. As part of the long-term plan for this area, the
intention is for this area to be Downtown Mixed Use.
2. Compatibility of the zoning classification of properties within the general area of the
Subject Property;
a. The Subject Property is currently zoned 1-1 (Limited Industrial). The current use of
medical office is a permitted use in this zoning district. The properties directly to
the west are also 1-1 and include a sports training facility, auto repair, public
storage and medical off building. Directly to the south are the R-3 and B-1 zoning
districts while to the east is primarily B-5. Residential uses are not allowed in the 1-1
district as either a permitted or conditional use. In an effort to align with the long-
term plan and to spur additional redevelopment along Central Road, a change
to the B-5 district would be appropriate.
3. The suitability of the Subject Property with regards to the uses permitted under the
property's existing zoning classification;
a. Medical Office is a permitted use within the 1-1 zoning district. As evidenced by
the high vacancy rates, PCI has determined that this is no longer the best use for
the property. The adaptive re -use of the building into a residential apartment
building would only be possible with a map amendment to an R or B district. In
discussion with Village staff and in accordance with the long-term plan for the
Village, it was determined that the B-5 district would be most appropriate for this
site.
4. Consistency with the trend of development in the general area of the Subject Property,
including changes that have occurred under the existing zoning classification;
a. Multi -family Residential developments continue to be in high demand within the
general vicinity, whereas office vacancies for B and C tier buildings are
continuing to rise. The Village has seen a great deal of development in Multi -
Family and Mixed Use Buildings along Northwest Hwy, Central and Main over the
last several years. The map amendment at this location would further this trend
and open more opportunities for this type of development west of Northwest
Hwy.
Page 4 of 8
ila:flin�iiln, II IL.... 60018
P
34
5. The compatibility of the surrounding property with the permitted uses listed in the
proposed zoning classification;
a. As noted earlier, the properties directly to the east and along Northwest Hwy are
all within the B-5 zoning district. The Subject Property is also considered a part of
the Downtown Mixed use area as part of the Village long-term plan. With Multi -
Family directly to the south and Mixed Use to the East, the permitted uses and in
this case a residential apartment building would be compatible with the
surrounding areas. The uses of the properties directly to the west in the 1-1 district
are not industrial in nature, and are also compatible with an apartment building
at the Subject Property.
6. The objectives of the current Comprehensive Plan for the Village and the impact of the
proposed amendment and the said objectives;
a. As noted earlier, the proposed zoning district of B-5 is in accordance with the
vision set out by the comprehensive plan. The Subject Property is considered to
be part of the Downtown Mixed use area. The development of this property has
the potential to spur additional development to the west along Central Road.
7. The suitability of the property in question for permitted uses listed in the proposed zoning
classification;
a. This project will involve the adaptive re -use of an existing office building into a
residential apartment building. There will be extensive improvements made to the
interior and facade of the building, but the core and primary structural system will
remain intact. This will allow for a more efficient development, and limit the
environmental impact of demolition the existing structure. The building site has
adequate parking, and the proposed site improvements will actually decrease
the amount of impervious lot coverage. As noted by the attached Traffic Impact
Statement, given its location along a primary road, and its prior use, it is actually
expected that the traffic generated at the site will be lower than it currently is.
The relative proximity to public transportation and the Village downtown area,
along with the size and density of the units will allow for a much need, affordable
housing alternative.
Page 5 of 8
800 a Ilw a ve r IIRcl, '';iuha 30
Yu. m [1luaiiun'.s, IL. 60()' 8
35
Zoning Variations
The variation requests are as follows:
0 14.1905 (A) I
a. Increase in allowable density to allow for 20 total residential dwelling units
Standards for Variances
1. Because of the particular physical surroundings, shape, or topographical conditions of
the specific property involved, a specific hardship to the owner would result, as
distinguished from a mere inconvenience if the strict letter of the regulations was to be
applied;
a. By right, the Subject Property would only be allowed a total of 13 dwelling units.
As this is an adaptive re -use project dealing with alterations to an existing
building, limiting the number of units to 12 would be impractical and lead to units
that are too large. PCI has determined that their target market is for I and 2
bedroom units. An increase to 20 dwelling units allows them to have a good mix
of these units types while keeping the sizes of the units comparable to the
surroundings.
2. The conditions upon which an application for a variation are based are unique to the
property for which the variation is sought and are not generally applicable to other
property within the same zoning classification;
a. The conditions are unique in that this is an adaptive re -use of an existing building.
The requested map amendment to B-5 does not allow sufficient density by right.
There is, however, precedent for higher density within the B-5
Page 6 of 8
2800 S River ��Zd, Siuhe 3C)5
cflin�iln, 60018
0 �� 877 2! 0 5 3799
36
3. The purpose of the variation is not based primarily upon a desire to increase financial
gain;
a. The request for an increase in density is to allow a mixture of 1 and 2 bedroom
units that are of a size that is generally marketable. PCI has determined that the
project would not be viable with less than 20 units, and that simply increasing the
size of the units would result in rental pricing in excess of what the market can
support for such a building.
4. The alleged difficulty or hardship is caused by this Chapter and has not been created by
any person presently having an interest in the property;
a. The variance request is related to the adaptive re -use of a building in conjunction
with a map amendment. PCI was not involved in the original development of the
property as a medical office building.
The granting of the variation will not be detrimental to the public welfare or injurious to
other property or improvements in the neighborhood in which the property is located;
a. As noted earlier, the use as an apartment building is compatible with the
surrounding areas. The increase in density will allow for more affordable units. As
this is an adaptive re -use, this will have no impact on the overall bulk of the
building. As per the attached Traffic Impact Statement, the resulting traffic should
be lower than its current use as a medical office building. Other proposed site
improvements, such as an additional curb cut, will allow for safer vehicular traffic
into the site, especially for waste removal and delivery trucks.
6. The granting of the variation will not alter the essential character of the neighborhood;
and.
a. The area includes a vibrant mix of uses, building types and aesthetic styles. The
proposed improvement seek to maintain some of the original 'modern'
characteristics of the existing building, while giving the building a more residential
character. The proposed site improvements will only serve to enhance the
surrounding properties with greater amounts of green space and landscaping
Page 7 of 8
2800 S River Rel, Siuhe 305
+es Illll a hni ills, II II.. 60():
bfl
7. The proposed variation will not impair an adequate supply of light and air to adjacent
property or substantially increase the congestion of the public streets, or increase the
danger of fire, or impair natural drainage or create drainage problems on adjacent
properties, or endanger the public safety, or substantially diminish or impair property
values within the neighborhood.
a. As this is an adaptive re -use of an existing building, there will be no detrimental
impacts within the general vicinity. The facade improvements will help to
eliminate any potential reflectivity or glare that occurs with the existing curtain
wall glazing. The impervious lot coverage will decrease as part of this project.
Utilities will be upgraded to the site including any storm water structures that may
be impacted by the project. The impact on traffic will decrease, and the creation
of an additional curb cut will greatly improve the access to the building, including
by emergency vehicles.
Should you have any questions, please feel free to contact us. We appreciate your
consideration in this matter.
Sincerely,
Thomas Architects
Thomas Budzik, AIA
Page 8 of 8
q' '205 379
38
W
�D
LEGAL DESCRIPTION
500 W CENTRAL RD, MOUNT PROSPECT, IL
LOVA" IN OWNER'S RESUBDIVISION OF LOT 3 (EXCEPT THE WEST 282.52 FEET THEREOF) OF CHARLES'S
BEHLENDORF'S DIVISION OF THE SOUTHWEST QUARTER OF THE NORTHWEST QUARTER AND THE WEST
10.58 CHAINS OF THE SOUTHWEST QUARTER OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11, EAST
OF THE THIRD PRINCIPAL MERIDIAN, {EXCEPT THE RIGHT OF WAY OF THE CHICAGO AND
NORTHWESTERN RAILROAD COMPANY) ACCORDING TO THE PLAT THEREOF OF SAID OWNER'S
RESUBDIVISION REGISTERED IN THE OFFICE OF THE REGISTRAR OF TITLES OF COOK COUNTY, ILLINOIS
ON DECEMBER 21, 1970 AS DOCUMENT NUMBER 2535801, IN COOK COUNTY, ILLINOIS.
40
MAYOR
Paul Wm. Hoefert
TRUSTEES
Agostino S. Filippone
Terri Gens
John J. Matuszak
Richard F. Rogers
Colleen E. Saccotelli
Michael A. Zadel
VILLAGE MANAGER
Michael J. Cassady
[cunt Prospect
VILLAGE CLERK
Karen Agoranos
1 Phone: 847/392-6000
Fax: 847/392-6022
www. mountprospect.org
Village of Mount Prospect
50 S. Emerson Street, Mount Prospect, Illinois 60056
October 28, 2022
Thomas Budzik
2800 S. River Road, Ste 305
Des Plaines, IL 60018
Via, c -mail: thoma,s�>,thomasarch.com
Re: 500 W. Central Road / Zoning Map Amendment: I-1 to B-5, VAR: Density / Review
Comments
Dear Mr. Budzik,
The Village of Mount Prospect has reviewed the submittal requesting a zoning map amendment from I-1
Limited Industrial to B-5 Central Commercial and a variation to the density requirement, and has the
following review comments:
Planning Division:
1. Sheet D-1.0 lists 45 parking stalls in the zoning data box but there are 44 marked on the drawing.
28 parking stalls are required, 44 are proposed. The zoning data box should also be revised to list
2 ADA stalls, not 1 ADA stall.
2. Keep in mind all RTU's will have to be screened if visible from the right-of-way (ROW). During
permit submittal, elevations will be required to show hatched out RTU locations.
3. Parking spaces 23-29 (Sheet D-1) should have wheel guards to prevent vehicles from hanging
over the pedestrian walk.
4. Curbs and gutters are not indicated on the plans.
5. Radii for ingress and egress, and parking islands, are not provided on the plans.
6. Landscape Plan is missing the following:
a. Name and address of the property owner are required on the landscape plan.
b. Name of the landscape architect is required on the landscape plan.
c. The underlay for the landscape plan does not match the site plan (parking lot numbers are
different).
d. Location of overhead power lines are not shown.
e. The landscape island in the northwest corner shall have at minimum 2 shade trees. The
other landscape island shall have at minimum 5 shade trees. This is the meet the
requirement of 1 shade tree per 120 square feet of island.
f Fifty percent (50%) of shrubs shall be deciduous and fifty percent (50%) evergreen.
41
g. The location of easements and utility appurtenances should be provided on the landscape
plan.
h. Along the front yard lot line, 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.
i. Provide foundation landscape details.
j. The plant schedule should list the quantity of each type of planting; the landscape plan
should provide the acronym and number of each cluster of plantings. For example, a
cluster of five (5) "Viburnum x juddii" should be labeled as "5 — VXJ" and point to the
cluster of plantings on the plan.
k. Submittal of landscape, tree removal, irrigation, grading and drainage plans that comply
with Village codes and regulations shall be required at time of building permit submittal.
1. Petitioner notes that existing plans to remain, plant material to be removed, and tree
protection plan will be submitted with building permit application. Provide photos and
reasons for removal of non -prohibited trees.
7. Photometric Plan:
a. Lighting plan is missing data:
b. Existing and proposed utilities on the subject property and in rights-of-way adjacent to
the subject property.
c. Photometric data at all property lines.
d. The minimum foot-candles is 0.1 fc and the maximum average foot-candles is 1.5 fc for
multi -family residential developments. Some areas of the parking lot are 0.0 foot candles
— ensure the minimum 0.1 fc is met within the parking lot areas.
e. Provide the maximum average illumination level.
£ No existing or proposed pole -mounted lights are indicated.
g. No existing or proposed architectural lights are indicated.
h. Submittal of a photometric plan that complies with Village codes and regulations shall be
required at time of building permit submittal.
8. A condition of approval shall be added that will require the applicant to submit a plat application
prior to building permit submittal, and any Certificates of Occupancy will not be issued until the
plat is recorded.
Public Works Department:
PW has no objections to the requested zoning map amendment, or to the requested variations. However,
before approval can be granted, the following site concerns should be addressed:
9. There appears to be no possibility of realigning the public sidewalk along the north side of
Central Road to be closer to the ROW line (away from the curb) beyond the project site, so keep
the public sidewalk in its current location. Delete the new, redundant 6' "pedestrian walkway" in
front of the building.
10. The driveway along the northeast side of the property is too narrow; it should be 24' for two-way
traffic. Existing non -conformances; no action required.
In addition, the following comments will have to be addressed prior to issuing a Building Permit:
11. Confirm the existing water & sanitary services will be adequate for the new use. Upgrade the
services as necessary.
12. Public utilities (water & storm) cross the east side of the site. Easements will have to be
confirmed/granted over these utilities as part of this project, prior to issuing CO.
42
Building Division:
13. While not required for planning and zoning submittal, the building department requests a full
building code analysis be submitted as soon as possible to ensure the applicant is moving down
the proper path of approvals in regards to the building codes. This analysis should include all the
building planning categories in chapter 3 of the 2021 International Building Code, plus typical
fire separations and STC ratings of proposed floors and common walls. From a building
department standpoint, the previous comments about full code analysis still apply. The applicant
has indicated this work will be completed with the permit set. This is allowable, but the building
department generally looks for this information up front in order to avoid any issues and delays
in the future.
14. From an appearance standpoint, the addition of panels that will cover all the existing exposed
aggregate concrete panels is an upgrade over the previous design. The building will be
completely covered in some kind of panel or glass with no masonry elements at all. This would.
be the most modern building design the Village has seen to date which follows some of the
concepts proposed in the past several years. The design is largely a combination of layered.
rectangular shapes, with a main horizontal building body, that has applied vertical panels and
windows to break up the length. In addition, the existing precast structure adds vertical elements
to the project. This is a more modern design that comes with far less detail than some of our
older products within the Village. Modern architecture stresses simplicity and geometry, which
is reflected in the design of the building.
Fire Department:
The following are conditional approval comments from the Fire Department. The petitioner is advised
that the following items must be included in the building/site plans submittal:
A fire sprinkler system in accordance with NFPA 13 will be required for this project. Ensure fire
sprinkler shop drawings, hydraulic calculations, and equipment cut sheets are submitted for
review. Note: residential sprinkles will be required for proposed new residential units.
Village of Mount Prospect Fire Prevention Code, 24.202
2. A fire alarm system will be required for this project. 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
3. All new sprinkler risers and associated equipment shall be located in a separate room with a
minimum of one-hour construction.
4. 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.
5. A fire standpipe system(s) will be required for this building. Please ensure drawings are
submitted for these systems.
6. All egress doors are to use keyless locksets on the egress side. No flush bolts, dead or draw bolts,
43
etc. will be allowed.
Life Safety Code, 7.2.1.5.1
Please make the changes as noted above and submit one copy of the revised drawings, a point -by -
point response letter, and a compact disc (CD) or USB with the revised and requested additional
drawings saved as a pdf file. You may e-mail the digital copy. Feel free to contact me at (847) 818-
5312 / charmon ,mountprospect.org if you have any questions.
c: File
Sincerely,
�M
Ann Choi
Development Planner
Community Development
44
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December 13, 2022
Ann Choi
Development Planner
Community Development Department
Village of Mount Prospect
50 S. Emerson Street, Mount Prospect, IL 60056
Dear Ms. Choi,
The Planning and Zoning Commission unanimously recommended approval of our map amendment and
zoning variances for the adaptive re -use project located at 500 Central Rd. The building owner continues
to work diligently to address all staff comments and additional conditions put forth at the Planning and
Zoning hearing.
We are formally requesting that the Village Board waive the second reading for the zoning map
amendment and related variances for the property known as 500 Central, case number PZ -09-22; and
take final action on the application at its meeting scheduled for December 20, 2022. This waiver would
help us to bring the project closer to fruition.
I appreciate your consideration. Should you have any questions, feel free to contact me at:
thomas@thomasarch.com .
Regards,
-+--/0 ep
/ k4" -w 'O�
Thomas Budzik, AIA
Thomas Architects
45
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Kein'u , Li ndg ren,O'Hara.p+lla,Inc 6
9J' � 11 I rind 1+ui[c, 100 I �r,W;iChE�[�[. lil[rf�5i. (�t)�}18
1 S 91(/1910
MEMORANDUM TO: Mohammed Yonus
Project Consulting & Implementation, Inc.
FROM: Luay R. Aboona, PE, PTOE
Principal
DATE: March 31, 2022
St.JBJECT: Traffic Impact Statement
Proposed Apartment Development
Mt. Prospect, Illinois
This memorandum summarizes the results and findings of a site traffic evaluation conducted by
Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for the proposed apartment development to
be located in Mt. Prospect, Illinois. The site, which is currently occupied by an office building, is
located at 500 W. Central Road. As proposed, the site will be redeveloped with an apartment
development with 20 units and 45 parking spaces (a copy of the site plan is included in the
Appendix). Access will continue to be provided off Central Road. Figure 1 shows an aerial view
of the site.
The purpose of this evaluation is to determine the impact of the traffic generated by the proposed
apartment development on the area roadway system and the adequacy of the proposed access.
The following provides a detailed description of the physical characteristics of the roadways
including geometry and traffic control and available average daily traffic volumes along the
adjacent area roadways.
Central Road is an east -west major arterial with a four -lane cross section that in the vicinity of the
site provides two lanes in each direction. At its signalized intersection with Northwest Highway,
Central Road provides an exclusive left -turn lane, a through lane, and a shared through/right-turn
lane on the eastbound approach and two through lanes on the westbound approach with left -turn
movements prohibited via signage. The Union Pacific — Northwest railroad crossing is located east
of the site. Central Road is under the jurisdiction of the Illinois Department of Transportation
(IDOT), carries an Annual Average Daily Traffic (AADT) volume of 23,100 vehicles (IDOT
2019), and has a posted speed limit of 35 miles per hour.
V ( )A Vun(• hani','pof[atloll m -d PmI"hrgj, I'hirlllIw, (. Oln,ui (mil",
46
Aerial View of Site Figure I
47
Wa Pella Avenue is a north -south, two-lane roadway that extends from Central Road to its terminus
south of Lincoln Street. Its approach to Central Road is under stop sign control with westbound
left turns prohibited via signage. The north leg is the access drive to the existing office building
on site. Wa Pella Avenue is under the jurisdiction of the Village of Mt. Prospect and has a posted
speed limit of 25 miles per hour.
As indicated earlier, the site will be redeveloped with an apartment development with 20 units and
45 parking spaces. Access will continue to be provided via the existing access drive off Central
Road that aligns with Wa Pella Avenue. A copy of the site plan is provided in the Appendix.
Development Traffic Generation.
The number of peak hour trips estimated to be generated by the proposed apartment development
was based on vehicle trip generation rates contained in. Trilr Generation Manual, 10'h Edition,
published by the Institute of Transportation Engineers (ITE). The "Multifamily Housing Low
Rise" (Land -Use Code 220) rate was used for the proposed apartment development. Table I shows
the estimated vehicle trip generation for the weekday morning and weekday evening peak. hours
as well as daily traffic. It should be noted that, given the proximity of the site to the Metra station
(0.5 miles), it is anticipated that not all of the residents will drive to commute to work. As such,
the trip generation estimates summarized in Table 1 are conservatively high.
Table 1
ESTIMATED PEAK HOUR VEHICLE TRIP GENERATION
220 Apartments 7 22 29 18 11 29 204
(20 units)
The amount of traffic that will be generated by the proposed development was compared with the
traffic generated by the existing office use on site at full occupancy. The site is currently occupied
by a 23,637 square -foot building with 52 parking spaces. Table 2 was prepared comparing the
estimated trips for the apartment building with a general office use and a medical office use that
can occupy the building.
48
Table 2
TRIP GENERATION COMPARISON
220 Apartments 7 22 29 18 11 29 102 102 204
(20 units)
710 Office 42 6 48 8 42 50 166 166 332
(23,637 s.f.)
Medical. Office
720 (23,637 s.f . . I ) 52 14 66 28 65 93 454 454 908
As can be seen, the proposed development will generate significantly less traffic during the peak
hours and on a daily basis than either office use. As such, the proposed apartment development
will have a reduced traffic impact on area roadways.
Evaluation
When the estimated peak hour traffic volumes anticipated to be generated by the proposed
apartment development are compared to the existing traffic volumes, the development -generated
traffic will not have a detrimental traffic on the area roadways based on the following:
• The proposed apartment development will only generate approximately 29 trips during the
weekday morning peak hour, 29 trips during the weekday evening peak hour, and 204 trips
daily.
The site -generated trips will increase the two-way traffic volume along Central Road by
less than one percent daily.
The site -generated trips will increase the two-way traffic volume along Central Road by
one percent or less during the weekday morning and evening peak hours.
Access Evaluation
As previously indicated, access to the site will be provided via the existing access drive on Central
Road that will continue to allow full movements. The design of the access drive with one inbound
lane and one outbound lane under stop sign control will ensure that efficient and adequate access
is provided.
11
49
MMIFINERM
As previously indicated, the proposed apartment development will provide 20 units and a total of
45 parking spaces, which translates into a ratio of 2.25 spaces per unit. Based on the above and the
requirements of the Village of Mt. Prospect, multifamily housing should provide parking at a ratio
of 2.0 parking spaces per unit for residents and 0.2 spaces per unit for guests, which translates into
44 parking spaces. As such, the proposed parking supply exceeds the parking requirement and will
result in a surplus of one parking space.
VIONKI ms
Based on the proposed plan and the preceding evaluation, the following conclusions and
recommendations are made:
The traffic that will be generated by the proposed apartment development will not be
significant and can be accommodated by the existing roadway system.
The proposed development will result in a net reduction in the trips generated when compared
to the existing office use on site, resulting in a reduced impact on area roadways.
Given the proximity of the site to the Metra station, the number of vehicle trips during the
weekday morning and evening peak hours will be reduced.
The existing access drive will be adequate in accommodating traffic entering and exiting the
site.
The proposed parking supply will meet the Village parking code requirement.
6
50
Appendix
51
CENTRALAVENUE
Nig
ZONING DATA
------------ ------
PCI PROPERTIES
MFR CONVERSION.
G60 W C',enval HU
Mt �=w^pnci, IL 6UP56
D-1.0
N
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -09-22 Hearing Date: December 8, 2022
PROPERTY ADDRESS: 500 W. Central Road
PETITIONER: Thomas Budzik, Thomas Architects
OWNER: Mohammed Younus, PCI, Inc.
PUBLICATION DATE: November 23, 2022
REQUEST: Zoning Map Amendment from 1-1 to B-5
Variation for Increased Density (Number of Dwelling Units)
MEMBERS PRESENT: Joseph Donnelly
William Beattie
Norbert Mizwicki
Walter Szymczak
Ewa Weir
MEMBERS ABSENT: Donald Olsen
Tom Fitzgerald
Greg Miller
STAFF MEMBERS PRESENT: Ann Choi, Development Planner
Antonia Lalagos, Development Planner
INTERESTED PARTIES: Thomas Budzik, Mohammed Younus
Chairman Donnelly called the meeting to order at 7:01 PM. Commissioner Beattie made a motion
seconded by Commissioner Mizwicki to approve the minutes from the Planning and Zoning Commission
meeting on September 8, 2022. The minutes were approved 5-0.
After hearing one previous case, Chairman Donnelly introduced case PZ -09-22 500 W. Central Road, a
request for a zoning map amendment and a variation for density at the subject property.
Ms. Choi introduced the case and stated that the Petitioner, Thomas Budzik, is requesting to a zoning map
amendment from 1-1 Limited Industrial to B-5 Central Commercial and a variation to the maximum
residential density requirement at the subject property located at 500 W. Central Road. Ms. Choi
explained that the Petitioner proposes to convert the existing office building into a residential apartment
building with 20 rental units and 44 standard and accessible handicap parking stalls and related site
improvements.
Ms. Choi stated the subject property is triangular in shape with a sports training academy and open
parking zoned 1-1 directly to the west, apartment buildings zoned R-3 and a medical office building zoned
B-1 across the street to the south, and the Union Pacific Railroad zoned 1-2 directly to the northeast. Ms.
Planning & Zoning Commission Meeting — December 8, 2022 PZ -09-22
6t]
Choi indicated that the subject property consists of an existing underutilized office building and that the
existing office building is currently occupied with month-to-month tenants with a vacancy rate of
approximately 90%. Ms. Choi explained that the existing building was built in the early 1970s and
presented a street view of the front fagade showing a 3 -story podium style office building with parking on
the ground floor.
Ms. Choi went on to describe that the Petitioner proposes to rezone the existing property from 1-1 Limited
Industrial to B-5 Central Commercial to convert the nearly 25,000 SF office building into a multi -family
residential building consisting of 20, one- and two-bedroom market -rate rental units. Ms. Choi stated that
the Petitioner is also requesting to increase the maximum density permitted on the site from 13 dwelling
units (16 du/acre) to 20 dwelling units (26 du/acre). Ms. Choi further stated that the project proposes 44
parking stalls for standard automobiles, including 2 accessible and 4 guest parking stalls, and that the
existing 80% lot coverage would be reduced to approximately 72% by replacing large areas of asphalt with
additional landscaping.
The site currently has one access drive from Central Road and the proposed improvements will maintain
the existing curb cut. The site plan will be reconfigured to accommodate the 44 parking stalls. A new
loading zone for trash/delivery trucks is proposed along the front of the building per staff's
recommendation. The ground floor will remain parking with the trash enclosure located to the rear of the
property. No rooftop amenities are planned at this time. A passive recreational area consisting of outdoor
furniture and thoughtful landscaping will replace a portion of the existing parking lot to the east of the
building.
Ms. Choi presented a slide showing a proposed elevation along Central Road. Ms. Choi explained that the
building materials would primarily consist of rain screen panels, vertical and horizontal aluminum siding,
and aluminum window frames and railings. Ms. Choi stated that the addition of panels that will cover all of
the existing exposed aggregate concrete panels and would modernize the existing facade. Ms. Choi further
stated that the building would be completely covered in panel or glass with no masonry elements and that
the design is largely a combination of layered rectangular shapes, with a main horizontal building body,
that has applied vertical panels and windows to break up the length. Ms. Choi presented side-by-side
comparisons of the north and south elevations. Ms. Choi also presented a before and after rendering of
the proposed facade renovation and explained that the Petitioner will be replacing the outdated office
building with a modern aesthetic reflective of a multi -family residential building.
Ms. Choi explained that under the B-5 Central Area Parking regulations, Village Code requires 1.5 parking
spaces for every 2 -bedroom multi -family dwelling unit, 1 parking space for every 1 -bedroom unit, and 1
parking space for every studio unit. Ms. Choi stated that the proposed project will provide sixteen 2 -
bedroom units, two one -bedroom units, two studio units, and will require a total of 28 parking spaces to
comply with Village Code. Forty-four (44) parking spaces, including 2 accessible parking spaces and 4 guest
parking spaces are proposed.
Next, Ms. Choi presented the landscape plan. Ms. Choi indicated that there is no requirement for
minimum open space in the B-5 district; however, screening and perimeter landscaping requirements are
required. Ms. Choi stated that a variety of shade, evergreen, deciduous, and ornamental trees and shrubs
are proposed. Per staff's recommendation, Ms. Choi stated that the Petitioner has provided an outdoor
amenity for residents in the area where there was once parking, and that this outdoor amenity is
connected to the building's entrance by a walking path that leads to a thoughtfully -landscaped area that
Planning & Zoning Commission Meeting — December 8, 2022 PZ -09-22
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provides benches for sitting. Ms. Choi also stated that the development will be required to comply with all
applicable Village Code perimeter and screening landscaping requirements.
Ms. Choi went on to present the findings under the provided traffic impact statement prepared by Kenig,
Lindgren, O'Hara, Aboona, Inc (KLOA). Ms. Choi explained that the document summarizes the impact of
the traffic generated by the proposed apartment development on the area roadway system. Ms. Choi
stated it was determined that the proposed development and trip generation estimates show significantly
less traffic during the peak hours and on a daily basis than the office or medical office uses.
Ms. Choi stated that the proposed project aligns with the future land use map found in the Village
Comprehensive Plan which designates the subject property as Downtown Mixed -Use. The downtown
mixed-use overlay encourages a diverse mix of uses and supports the development of a vibrant
downtown. Ms. Choi stated that medium to high-density multi -family residential uses are primary and
secondary uses in the district. The proposed development is consistent with the long-range goals of the
Village Comprehensive Plan. Ms. Choi also stated that the 2021-2022 Strategic Plan recommends
providing a range of housing options of differing types and price points through the Village.
Ms. Choi stated that the requested zoning map amendment and variation meets the standards as listed in
the Village Code and expressed support of requests. Ms. Choi stated that the rezoning to the B-5 Central
Commercial District would be in keeping with the existing and proposed use of the property and that the
B-5 zoning designation will be consistent with the Village's Comprehensive Plan's designation. In addition,
Ms. Choi explained that the rezoning would be compatible with the surrounding properties.
Ms. Choi also stated that the subject property is unique and a hardship exists due to the physical
constraints of working with an existing building on an irregular-shaped lot. Ms. Choi explained that the
adaptive re -use project dealing with alterations to an existing building would limit the project to 13
dwelling units and lead to units that are too large. Ms. Choi further explained that the property owner has
determined that the target market is for 1 and 2 bedroom units and an increase to 20 dwelling units would
provide a good mix of unit types. Ms. Choi also stated that medical office uses are no longer the best use
of the subject property as evidenced by the high vacancy rates. Ms. Choi also stated that staff believes the
development of the property can serve as an extension of the downtown area and also as a catalyst to
spur additional development along Central Road. The subject property is close to public transportation
and to the Village's downtown, and will provide needed housing to the area. Based on these findings, Ms.
Choi recommended that the Planning & Zoning Commission make a motion to adopt staff's findings as the
findings of the Planning and Zoning Commission and recommend approval of the following motion:
"A zoning map amendment from 1-1 Limited Industrial to B-5 Central Commercial and a variation
to allow 20 residential dwelling units (26 dwelling units per acre) at the Subject property, also
known as 500 W. Central Road, subject to the conditions listed in the staff report."
Ms. Choi stated that the Village Board's decision is final in this case, concluded her presentation and
opened the floor to questions for both herself and the petitioner.
Chairman Donnelly asked the commission if there were any questions for staff. Vice Chairman Beattie
asked if there were any concerns with emergency vehicle access around the building, as there would be
residential units as opposed to offices if this project were to be approved. Ms. Choi responded that there
she did not flag any concerns by the fire department. Vice Chairman Beattie asked if there were any issues
with any in and out access for emergency vehicles. Ms. Choi stated that there is a loading zone proposed
Planning & Zoning Commission Meeting — December 8, 2022 PZ -09-22
55
in the front of the building which would accommodate moving trucks, trash trucks, but that she did not
believe there was an issue currently with accommodating emergency vehicles. Ms. Choi stated that if the
fire department really needed to, they could hop a curb to get to the back of the building. Ms. Choi
pointed out that there is an existing non -conformity for the parking lot clearance of 6'-10". Ms. Choi
explained that vehicles taller than this height would not be able to get under the building, but emergency
vehicles could probably get to the rear of the building from the proposed loading area and through the
parking area (not covered by the building). Vice Chairman Beattie asked staff if there was room in the back
since it butts up right again the existing railroad. Ms. Choi stated that there is a driveway wide enough in
the rear to accommodate emergency access.
Commissioner Mizwicki asked if there was any access to the west. Ms. Choi stated there were no access to
the west. Chairman Donnelly stated emergency vehicles could probably use the parking lot belonging to
the neighbor to the west. Commissioner Mizwicki stated it is always good to have more than one access.
Commissioner Weir asked Ms. Choi what the purpose of the two asphalt pads are and pointed out there is
a discrepancy between where the public sidewalk could go and the plan that was shown. Commissioner
Weir asked if it is the intention to rebuild the public sidewalk and to provide some greenspace between
the street and the public sidewalk. Ms. Choi explained that the two asphalt pads would accommodate
larger trucks like Amazon delivery trucks, trash trucks, and moving trucks due to the low parking lot
clearance. Commissioner Weir asked if there was any consideration to continue the asphalt pad to the
east and connect the parking lot to the east instead of providing the asphalt pads in the front of the
building. Ms. Choi responded that consideration was not given, and that staff wanted to minimize the
amount of impervious area.
Commissioner Mizwicki asked what is the curving pathway located to the east of the parking lot. Ms. Choi
specified that it was a walking path. Commissioner Mizwicki asked it would be possible to add secondary
access point only for emergency situation along the east side of the property and onto the railroad
property. Ms. Choi pointed out that this would likely require coordination with IDOT and the railroad
company, and that there is an existing utility pole and a traffic signal near this location. Commissioner
Mizwicki emphasized the importance of having two entrances and exits.
Vice Chairman Beattie further stated that it was disconcerting that the only entrance to the parking area
goes underneath the building, which is below the requirements for parking lot clearance.
Commissioner Weir asked about the discrepancy between the proposed sidewalk that was indicated on
page 5 of the packet and the proposed site plan. Ms. Choi stated that there were options to relocate the
public sidewalk closer to the property line but that the public works department expressed a preference
to keep the sidewalk where it is currently located. Commissioner Weir asked if there was a reason, and
Ms. Choi stated that she believed the reason was because there is an existing sidewalk, and there was no
reason to relocate the sidewalk and to have it jog back to the existing sidewalk next door. Commissioner
Weir asked if there was a requirement to repair the sidewalk, and Ms. Choi responded in the negative.
Commissioner Mizwicki asked if there was a possibility of adding another driveway east or west of the
main entrance only for fire/police. Chairman Donnelly pointed out this is an IDOT question.
Hearing no further questions from the commissioners for staff, Chairman Donnelly asked the Petitioner to
come forward.
Planning & Zoning Commission Meeting — December 8, 2022 PZ -09-22
61.1
Chairman Donnelly swore in the Petitioner, Thomas Budzik, 2800 River Road Suite 305, Des Plaines, IL, the
architect for the property owner. Mr. Budzik indicated that the building owner, Mr. Younus, approached
them with some concerns that the existing building was vastly underutilized and had preliminary
discussions with Village staff about potentially converting the building into an apartment building. In
addition to the building improvements themselves, Mr. Budzik indicated that he had worked with staff on
the zoning map amendment which would allow residential units above the ground floor and to be
consistent with the Comprehensive Plan. Mr. Budzik explained that the other aspect with regard to
density was a function of working within the confines of an existing building, a 25,000 square foot building
with a sub -standard ceiling height. Mr. Budzik further explained that the request for density increase is
primarily to get the right size for each unit so that the building is marketable and that the project is
financially viable. Mr. Budzik stated he would be happy to answer any technical questions.
Chairman Donnelly stated there was the question of the driveway issue and asked if the Petitioner talked
to the fire department and if other options were explored. Mr. Budzik stated they did look at a number of
different options for the site such as introducing a second curb cut further east in the open parking lot
area. Mr. Budzik stated another option was to extend the driveway along the front yard and connecting to
the parking area. Four options were reviewed with Village staff and it was determined this was the most
ideal for the existing building. There were some significant concerns with a curb cut east of the building
because Central Road is divided, it is an IDOT road, and it is very close to the train tracks. The concern was
that IDOT would not allow an additional curb cut so close to the existing curb cut and to the railroad. The
proposed loading zones in front of the building was seen as less impactful to the site as opposed to
extending the driveway to the outside parking area. The extended driveway might see quite a bit more
traffic since everyone might end up using it. Mr. Budzik stated that he worked quite a bit with Village staff
and it was determined this was the best solution.
Vice Chairman Beattie asked the Petitioner what he thought was the best solution. Commissioner Mizwicki
also asked if the Petitioner would live there with just once entrance. Mr. Budzik responded that he did not
have concerns and that the fire department will do what they have to do; it is an existing building that the
fire department has dealt with for decades. Mr. Budzik said he was more concerned with alleviating some
of the current issues on the site which is dealing with the refuse enclosure since garbage trucks are
currently blocking the existing curb cut or Central Road on trash days.
Chairman Donnelly asked the Petitioner if there are a lot of residential projects that have a single driveway
leading to the parking garage. Mr. Budzik agreed this was not inconsistent with other residential projects,
and stated that any passenger vehicle could get through and maneuver around the entire site.
Vice Chairman Beattie repeated his concerns about emergency vehicles not being able to get around the
entire building. Chairman Donnelly stated he did not see that much of an issue. Commissioner Weir
pointed out that vehicles parking in the front of the building/backing in and out of the loading area could
be problematic for other vehicles trying to get in and out of the parking lot, instead of having a typical
drop off at the front door and then continuing around the building. It would be the same amount of
pavement if the west asphalt pad would be moved to the east and connect it to the parking lot.
Chairman Donnelly asked if there was a reason that staff did not like the option proposed by
Commissioner Weir. Mr. Budzik responded that it was probably because the driveway would be used for
normal traffic and not just for emergency vehicles. Mr. Budzik stated he would have no objection to
adding a driveway as was suggested. Vice Chairman Beattie confirmed that the suggestion would be to
extend the east loading pad as a driveway that connects to the outside parking lot.
Planning & Zoning Commission Meeting — December 8, 2022 PZ -09-22
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Commissioner Weir asked the Petitioner if the parking spaces were assigned parking spaces. Mr. Budzik
responded that he did not think this has been determined, but two parking spaces are planned per unit.
Commissioner Weir stated that most likely each unit would drive to their preferred or assigned spot and
not take the most circuitous route. Mr. Budzik responded in the affirmative.
Vice Chairman Beattie asked the Petitioner what the rents would be like for the one- and two-bedroom
apartments. Mr. Budzik stated that the property owner is looking at between $1,500 to $2,700 for the
studio, one-, and two-bedroom apartments. Vice Chairman asked staff where this falls within the variety
of housing options in the Village. Ms. Choi responded that that proposed market -rate housing would be
consistent with other residential projects that have been approved in the downtown area, with low
vacancy rates in projects such as 10 N. Main St.
Chairman Donnelly confirmed with the Petitioner that there would be no objection to accepting a
condition that would require him to re -do the access to accommodate two entrances to the parking area
and maintaining one curb cut. This would be accomplished at the front of the building, where people
could be dropped off, and cars could circulate behind the building and then exit the site. Mr. Budzik
confirmed he would not take issue with this condition.
Commissioner Weir pointed out that the existing sidewalk is in terrible condition and asked if the
Petitioner had any thoughts about improving the sidewalk, and if it was part of the project. Mr. Budzik
stated if they were going to improve the sidewalk, the preferred way would be to relocate it closer to the
property line. Vice Chairman Beattie asked if the sidewalk was maintained by the Village. Ms. Choi
responded in the affirmative and that the sidewalk is within the public right-of-way. Vice Chairman Beattie
thought the Village should fix the existing sidewalk since it is in a state of disrepair.
Commissioner Weir commended the Petitioner on the adaptive re -use of the existing building and pointed
out that the existing building is an eyesore, and also applauded the Petitioner for the increased density for
the downtown area.
Chairman Donnelly indicated to the Petitioner that the Village Board may modify or add ideas to the
recommendation made by the Planning and Zoning Commission. Hearing no further comments or
questions, Chairman Donnelly closed the hearing and asked for a motion. Commissioner Beattie made a
motion seconded by Commissioner Weir to adopt staff's findings in the staff report as the findings of the
Planning and Zoning Commission and to recommend approval of the following motion:
1. A zoning map amendment from 1-1 Limited Industrial to B-5 Central Commercial and a variation to
allow 20 residential dwelling units (26 dwelling units per acre) at the Subject property, also known
as 500 W. Central Road, subject to conditions in the staff report, including a condition that would
require modifying the site plan to accommodate two entrances from the existing curb cut into the
parking lot.
UPON ROLL CALL AYES: Szymczak, Weir, Mizwicki, Beattie, Donnelly
NAYS: None.
The motion was approved by a vote of 5-0, with a positive recommendation to the Village Board for the
scheduled meeting on December 20, 2022.
Planning & Zoning Commission Meeting — December 8, 2022
PZ -09-22
58
After hearing two more cases, and seeing no citizens to be heard for non -agenda items, Commissioner
Beattie made a motion seconded by Commissioner Mizwicki and the meeting was adjourned at 8:35 PM.
Ann Choi
Development Planner
Planning & Zoning Commission Meeting — December 8, 2022
PZ -09-22
59
ORDINANCE NO.
AN ORDINANCE GRANTING A ZONING MAP AMENDMENT AND A VARIATION FOR PROPERTY
LOCATED AT 500 W. CENTRAL ROAD,
MOUNT PROSPECT, ILLINOIS
WHEREAS, Thomas Budzik ("Petitioner"), is seeking a Zoning Map Amendmentfrom 1-1 Limited Industrial to
B-5 Central Commercial and a variation for increased density to allow twenty (20) residential dwelling units for
property located at 500 W. Central Road, Mount Prospect, Illinois (the "Subject Property') Mount Prospect and
legally described as:
LOT 'A" IN OWNER'S RESUBDIVISION OF LOT 3 (EXCEPT THE WEST 282.52 FEET THEREOF) OF
CHARLES'S BEHLENDORF'S DIVISION OF THE SOUTHWEST QUARTER OF THE NORTHWEST
QUARTER AND THE WEST 10.58 CHAINS OF THE SOUTHWEST QUARTER OF SECTION 34,
TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, {EXCEPT THE RIGHT
OF WAY OF THE CHICAGO AND NORTHWESTERN RAILROAD COMPANY) ACCORDING TO THE PLAT
THEREOF OF SAID OWNER'S RESUBDIVISION REGISTERED IN THE OFFICE OF THE REGISTRAR OF
TITLES OF COOK COUNTY, ILLINOIS ON DECEMBER 21, 1970 AS DOCUMENT NUMBER 2535801, IN
COOK COUNTY, ILLINOIS.
PIN(s): 03-34-326-008-0000
WHEREAS, the Petitioner seeks 1) Zoning Map Amendment to rezone the Subject Property from 1-1
Limited Industrial to B-5 Central Commercial 2) Variation for increased density to allow twenty (20)
residential dwelling units as shown on the Petitioner's Site Plan attached as Exhibit "A" and;
WHEREAS, a Public Hearing was held on the request for a Zoning Map Amendment and Variation being the
subject of PZ -09-22 before the Planning and Zoning Commission of the Village of Mount Prospect on the 8th
day of December, 2022, pursuant to proper legal notice having been published in the Daily Herald on the 23rd
of November; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the
Mayor and Board of Trustees in support of the request being the subject of PZ -09-22; and
WHEREAS, the Mayor and Board of Trustees of the Village of Mount Prospect have given consideration to the
request herein and have determined that the request meets the standards of the Village and that the granting
of the 1) Zoning Map Amendment from 1-1 Limited Industrial to B-5 Central Commercial and 2) Variation for
increased density to allow twenty (20) residential dwellings would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND BOARD OF TRUSTEES OF THE VILLAGE
OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE
POWERS:
SECTION ONE: The recitals set forth hereinabove are incorporated as findings of fact by the Mayor and Board
of Trustees of the Village of Mount Prospect.
SECTION TWO: The Mayor and Board of Trustees of the Village of Mount Prospect do hereby grant 1)
Zoning Map Amendment from 1-1 Limited Industrial to B-5 Central Commercial for the Subject Propertyand 2)
Variation for increased density subject to the following conditions:
1. Development of the site in general conformance with the plans prepared by Thomas Architects, dated
9/14/2022;
2. The Petitioner shall address all comments included in the Village review letter dated October 228,
2022;
3. Submittal of landscape, tree inventory, irrigation, and photometric plans that comply with the Village
codes and regulations;
4. All ground and rooftop mounted mechanical equipment shall be screened according to Village Code;
5. Petitioner shall provide a complete building code analysis during the permitted process, which shall
comply with the requirements set forth in the adopted building codes and amendments as adopted by
60
the Village;
ti Prior hoissuance ofany certificate nfoccupancy, easements shall boconfirm ed/granted over the
public utilities (water and obomn) that cross the east side of the site, in a form acceptable to the
Village;
7. The Petitioner shall make good faith efforts to modify the site plan to include two entrances into the
parking area from the existing curb cut infront nfthe subject property;
8. Compliance with all applicable Village Code nequivemento, including but not limited to zoning, fine
code, sign code regulations, and building regu|otiono."
SECTION THREE: The Village Clerk is hereby authorized and directed to naoond a ne��pod noyofthio
Ordinance and
Property.
� _ copy
Exhibit "ASite Plan with the Recorder ofDeeds of Cook County on title tothe Subject
FOUR:SECTION This Ordinance shall be in full force and effect from and after its passage, approval and
publication ininthe manner provided bylaw.
AYES:
NAYS:
ABSENT:
PASSED and APPROVED this 20th day of December, 2022
Paul Wm. Hofert, Mayor
ATTEST:
Karen M. Agoramos
Village Clerk
HACLxONv|wV]nmmAmCE2Pz-0e-22
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