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Home My WebLink About05/23/2024 P&Z Agenda PacketVillage of Mount Prospect Planning and Zoning Commission Regular Meeting Agenda 50 S. Emerson St. Mount Prospect, IL 60056 May 23, 2024 Village Hall - 3rd Floor Board Room 7:00 PM 1. CALL TO ORDER 2. APPROVAL OF MINUTES 2.1. PZ -02-24 / 504 Hi Lusi Avenue / CU: Residential Setback Reduction 3. NEW BUSINESS 3.1. PZZ24-000008 / 206 Prairie Avenue / CU: Rear Yard Setback Reduction 4. CITIZENS TO BE HEARD 5. QUESTIONS AND COMMENTS 6. ADJOURNMENT ANY INDIVIDUAL WHO WOULD LIKE TO ATTEND THIS MEETING BUT BECAUSE OF A DISABILITY OR NEEDS SOME ACCOMMODATION TO PARTICIPATE, SHOULD CONTACT THE VILLAGE MANAGER'S OFFICE AT 8471392-6000, EXTENSION 5307 Page 1 of 37 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -02-24 Hearing Date: March 28, 2024 PROPERTY ADDRESS: 504 Hi Lusi Avenue PETITIONER: Andrew Venamore, Heartland Garage Builders/ PROPERTY OWNER: Keith Calvert, Owner PUBLICATION DATE: March 13, 2024 REQUEST: Conditional Use permit for a side yard setback reduction MEMBERS PRESENT: Joseph Donnelly Walter Szymczak Norbert Mizwicki William Beattie MEMBERS ABSENT: Thomas Fitzgerald Ewa Weir Donald Olsen Greg Miller STAFF MEMBERS PRESENT: Jason Shallcross — Deputy Director of Community Development Ann Choi — Development Planner Charlie Hogan — Development Planner INTERESTED PARTIES: Heartland Garage Builders, Village of Mount Prospect 1 Chairman Donnelly called the meeting to order at 7:01 PM. Vice Chairman Beattie made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on February 28, 2024. The minutes were approved 4-0. Chairman Donnelly introduced Case No. PZ -02-24 / 504 Hi Lusi Avenue / Conditional Use: Residential Setback Reduction. Ms. Choi stated the subject property was annexed into the Village in 1925 and the current home was built in 1938. An exterior remodel was completed in 2018 including the removal of an attached single - car garage. The former garage was 10.2' x 21.22' (210 SF) and set back approximately 6.25' from the property line in compliance with the side yard setback. After the remodel and removal of the garage, the current owner parks on an exposed concrete pad where the one -car garage was previously located. Ms. Choi continued to explain that the petitioner proposes to construct an attached one -car garage along the north side of the home in approximately the same location as the previous garage. The Planning & Zoning Commission Meeting— March 28, 2024 PZ -02-24 Page 2 of 37 proposed garage will be approximately 3' wider than the previous garage and therefore would encroach 1.81' and 1.96' into the 5' side yard setback. The garage would be set back 3.04' and 3.19' from the north lot line. The setback would be reduced approximately 36% and 39%; therefore, the request requires Village Board approval. An alternative location for a detached garage was discussed but the petitioner favors the proposed location. The reasons given were that moving the garage into the rear yard would require the removal of a number of existing trees, including one of a significant size. Another reason is that there is a grade change (down) from the rear of the home into the back yard which may create an additional difficulty in negotiating access to a detached garage. Ms. Choi shared existing and proposed elevations for the garage. The proposed elevations included views to the north, south, east, and west. Further, she showed a floor plan and stated that the attached two -car garage will have an area of 338 SF and will measure approximately 13' x 26', according to the floor plan. A table was presented to the committee showing the bulk requirements for the R -A Single Family Residential district with the existing and proposed conditions of the subject property. Ms. Choi stated that staff feels this request meets the standards for a conditional use and does not believe the petitioner's request will be inconsistent with the character of the neighborhood. Further, the petitioner's request conforms to all other bulk regulations other than the side yard setback along the north property line. Finally, she stated that staff recommends that the Planning and Zoning Commission make a motion to recommend approval of the following: A conditional use to reduce the interior (north) side yard setback from 5 feet to 3.04 feet and 3.19 feet for the construction of an attached single -car garage at the property known as 504 Hi Lusi Ave, subject to the following conditions: • The improvements shall be in general conformance with the site plan prepared by Heartland Garage Builders, bearing the latest revision date of January 17, 2024, and the plat of survey/site plan prepared by Heartland Garage Builders, bearing the latest revision date of April 18, 2023, while also meeting all code requirements, and • A grading plan be included in the submittal for the building permit confirming adequate drainage along the side yard. Ms. Choi stated that the Village Board's decision is final for this case. Chairman Donnelly then asked commissioners if they had any questions for staff. Vice Chairman Beattie asked for a clarification of what a grading plan is for his own edification. Ms. Choi stated that she believes the public works department wants to ensure water near the proposed garage drains toward the front or back of the property. She explained that it shows the contours of the property and how it will be recontoured to facilitate drainage. Planning & Zoning Commission Meeting— March 28, 2024 PZ -02-24 Page 3 of 37 Chairman Donnelly then asked for clarification of how the garage was removed in the first place, and Ms. Choi explained that the code does not explicitly state that a garage must be fully replaced if it is removed, but rather that a replacement parking space suffices. After staff finished answering questions from the committee, Chairman Donnelly swore in the petitioner, Andrew Venamore of Heartland Garage Builders, at 602 Academy Drive, Northbrook IL, and the homeowner, Keith Calvert at 504 Hi Lusi Avenue, Mount Prospect IL, to explain their case for the conditional use permit. Mr. Venamore reiterated the explanation of the conditional use, stating that the idea behind this structure is to make it deeper and more suitable for modern vehicles. He went on to explain the details of the design process and how they settled on their final proposal. Specifically, he discussed their interest in keeping an open backyard and not wanting to deal with backyard grading issues. After explaining more architectural details of the proposed garage, Mr. Venamore and Mr. Calvert presented letters from neighbors showing their support for the project. Most notably, they presented a letter from the neighboring property owner to the north who would be directly affected by the new garage. This property owner, Brett Ehlman of 501 W Shabonee Trail, signed a letter stating "/ have reviewed this plan for the proposed Attached Garage at the Calvert residence at 504 S. Hi Lusi Avenue, Mt. Prospect and 1 have no objection to the improvement." Chairman Donnelly asked if there would be any concerns with the distance from Mr. Calvert's proposed garage to Mr. Ehlman's house. Deputy Planning Director Shallcross said any issues arising from building - to -building concerns would be handled during the building approval process. Chairman Donnelly asked if there are any current concerns with flooding and Mr. Calvert said there have been no flooding issues in their time owning the property or any other problems to their knowledge. Chairman Donnelly asked if the applicant could confirm they are aware they will need to handle any flooding issues that arise, as discussed in comments provided by the Village Public Works Department. Mr. Calvert confirmed his awareness. Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a roll call. UPON ROLL CALL AYES: Szymczak, Mizwicki, Beattie, Donnelly NAYS: None The motion was approved by a vote of 4-0. After hearing no more items of new business and no citizens to be heard, Vice Chairman Beattie made a motion seconded by Commissioner Szymczak, and the meeting was adjourned at 7:23 PM. G2_ Charlie Hogan Development Planner Planning & Zoning Commission Meeting— March 28, 2024 PZ -02-24 Page 4 of 37 Subject Meeting Fiscal Impact (Y/N) Dollar Amount Budget Source Category Type Information Item Cover Page PZZ24-000008 / 206 Prairie Avenue / CU: Rear Yard Setback Reduction May 23, 2024 - REGULAR MEETING OF THE MOUNT PROSPECT PLANNING AND ZONING COMMISSION NEW BUSINESS Action Item The "Petitioner" and property owner, Roseann Schumacher of Prairie Avenue Homes LLC, is seeking conditional use approval to reduce the rear yard setback at 206 Prairie Ave ("Subject Property") to construct a single-family residence that encroaches five feet into the required rear yard. The Subject Property was disconnected from the Village of Arlington Heights and annexed into the Village of Mount Prospect ("Village") in 2006 via Ordinance No. 5565. In 2018, the Subject Property was created as part of a subdivision and rezoning approval that resulted in the formation of five R-1 zoned lots of record (four residential lots and one lot for stormwater detention) otherwise known as the Prairie Avenue Subdivision. As part of this approval, a portion of land was dedicated to the Village for the Prairie Avenue cul-de-sac serving the five new lots, and variations to the front yard setback requirement were granted for three lots abutting the cul-de-sac. The Subject Property is Lot 3 of the Prairie Avenue Subdivision and there is no building permit history as it has sat vacant since the subdivision was created. Discussion The Petitioner proposes to maximize the distance between the future residence on the Subject Property and the recently constructed home to the east (Lot 4 or 200 Prairie Avenue). The Petitioner's concern is the visual intrusion imposed on Lot 4 if the future home on Lot 3 adhered strictly to the zoning code. If the future home on Lot 3 fully complied with code, the narrowest distance between the two homes would be fifteen feet (15'). If approved, the conditional use would increase the separation distance to 26'-10" and the increased separation distance between the two homes would require the reduction of the rear yard setback from twenty-five feet (25') to twenty -feet (20'). A conditional use to reduce the rear yard setback is therefore required for this proposal. The proposal complies with all other bulk regulations. Conditional Use Standards Page 5 of 37 The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following list is a summary of these findings: • The conditional use will not have a detrimental impact on public health, safety, morals, comfort, or general welfare; • The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and • The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances According to the Petitioner's application, the proposal will not be detrimental to public health, comfort or general welfare since the rear of the residence will not be encroaching into the utility easement areas of the Subject Property and will meet all previously approved engineering requirements for utility easements and storm water drainage requirements. Per the Petitioner, there will be no impact to ingress or egress associated with the conditional use request, and the property owners that reside directly behind the Subject Property fully support the request. Staff feels that this request meets the standards for a conditional use. Staff does not believe the Petitioner's request will be inconsistent with the character of the neighborhood. Further, the Petitioner's request conforms to all other bulk regulations other than the rear yard setback requirement. As of the writing of this report, the Petitioner has submitted seven (7) letters from adjacent property owners in support of the conditional use request. Staff has not received any additional public comments pertaining to this request. Alternatives Staff finds that the standards contained in Section 14.203.F of the zoning ordinance have been met. Based on these findings, staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and approve the following motion: 1. "A conditional use to allow a twenty -foot (20') rear yard setback at the property known as 206 Prairie Avenue, subject to the following conditions: a. The improvements shall be in general conformance with the plans and drawings prepared by Reibel & Associates PC, bearing the latest revision date of 3/29/2024, and meet all code requirements; b. Any future accessory structures to be located on the subject property shall satisfy all applicable bulk requirements." 2. Action at the discretion of the Planning and Zoning Commission. Staff Recommendation To recommend approval of the conditional use to allow a twenty -foot (20') rear yard setback at the property known as 206 Prairie Avenue, subject to the conditions listed in the staff report. Page 6 of 37 Attachments 1. PZZ24-000008_Staff Report 2. PZZ24-000008_Administrative Content 3. PZZ24-000008_Plans 4. PZZ24-000008_Public Comment 5. PZZ24-000008 Staff Review Letter Page 7 of 37 VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056 STAFF REPORT FROM THE DEPARTMENT OF Community Development Jason C. Shallcross, AICP, CEcD Ann Choi Director of Community Development Development Planner DATE: May 16, 2024 CASE NUMBER PZZ24-000008 PUBLIC HEARING DATE May 23, 2024 APPLICANT/PROPERTY OWNER Roseann Schumacher, Prairie Group Homes LLC PROPERTY ADDRESS/LOCATION 206 Prairie Avenue BRIEF SUMMARY OF REQUEST The "Petitioner" and property owner, Roseann Schumacher of Prairie Avenue Homes LLC, is seeking conditional use approval to reduce the rear yard setback at 206 Prairie Ave ("Subject Property") to construct a single-family residence that encroaches five feet into the required rear yard. 2024 Village of Mount Prospect Zoning Map (Village of Arlington Heights) EXISTING EXISTING LAND USE/SITE SURROUNDING ZONING & LAND USE SIZE OF ZONING IMPROVEMENTS North: Senior Housing (Village of Arlington Heights) PROPERTY R-1 Single Single Family Residential East: R-1 Single Family Residential 0.23 Acres Family South: R-1 Single Family Residential Residential West: R-1 Single Family Residential STAFF RECOMMENDATION APPROVE APPROVE WITH CONDITIONS DENY \\Vfs\vfcdh$\PLAN\Planning & Zoning COMM\P&Z 2024\Staff Reports\PZZ24-000008 206 Prairie Ave (CU - Rear Yard Setback Reduction).docx 1 Page 8 of 37 BACKGROUND / PROPERTY HISTORY The Subject Property was disconnected from the Village of Arlington Heights and annexed into the Village of Mount Prospect ("Village") in 2006 via Ordinance No. 5565. In 2018, the Subject Property was created as part of a subdivision and rezoning approval that resulted in the formation of five R-1 zoned lots of record (four residential lots and one lot for stormwater detention) otherwise known as the Prairie Avenue Subdivision. As part of this approval, a portion of land was dedicated to the Village for the Prairie Avenue cul-de-sac serving the five new lots, and variations to the front yard setback requirement were granted for three lots abutting the cul-de-sac. The Subject Property is Lot 3 of the Prairie Avenue Subdivision and there is no building permit history as it has sat vacant since the subdivision was created. PROPOSAL The Petitioner proposes to maximize the distance between the future residence on the Subject Property and the recently constructed home to the east (Lot 4 or 200 Prairie Avenue). The Petitioner's concern is the visual intrusion imposed on Lot 4 if the future home on Lot 3 adhered strictly to the zoning code. If the future home on Lot 3 fully complied with code, the narrowest distance between the two homes would be fifteen feet (15'). 029,1 E 3 12 5' f ILI Lt 511� 4�1111t. :___ — _7777_ 8 Z,2— J' - N 86*37'� 7' E W11, A, Se..� If approved, the conditional use would increase the separation distance to 26'-10" and the increased separation distance between the two homes would require the reduction of the rear yard setback from twenty-five feet (25') to twenty -feet (20'). A conditional use to reduce the rear yard setback is therefore required for this proposal. The table on the following page outlines the bulk regulations for the R-1 Single Family Residential district: [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK] \\Vfs\vfcdh$\PLAN\Planning & Zoning COMM\P&Z 2024\Staff Reports\PZZ24-000008 206 Prairie Ave (CU - Rear Yard Setback Reduction).docx 2 Page 9 of 37 Bulk Requirements R-1 Code Requirement Proposed Minimum Setbacks Front (E) 30' to 25' (2018 variation approved) 25' Interior Side (N) 7.5' No change Interior Side (S) 5' No Change Rear (W) 25' 0' Max Lot Coverage 45.0% 22.8% Max Front Yard Coverage 45.0% 30.2% Max Floor Area Ratio 0.50 0.29 CONDITIONAL USE STANDARDS The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following list is a summary of these findings: • The conditional use will not have a detrimental impact on the public health, safety, morals, comfort, or general welfare; • The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and • The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances According to the Petitioner's application, the proposal will not be detrimental to public health, comfort or general welfare since the rear of the residence will not be encroaching into the utility easement areas of the Subject Property and will meet all previously approved engineering requirements for utility easements and storm water drainage requirements. Per the Petitioner, there will be no impact to ingress or egress associated with the conditional use request, and the property owners that reside directly behind the Subject Property fully support the request. Staff feels that this request meets the standards for a conditional use. Staff does not believe the Petitioner's request will be inconsistent with the character of the neighborhood. Further, the Petitioner's request conforms to all other bulk regulations other than the rear yard setback. Staff finds that the standards for conditional use have been met. Based on these findings, staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and approve the following motion: 1. "A conditional use to allow a twenty -foot (20') rear yard setback at the property known as 206 Prairie Avenue, subject to the following conditions: a. The improvements shall be in general conformance with the plans and drawings prepared by Reibel & Associates PC, bearing the latest revision date of 3/29/2024, and meet all code requirements; b. Any future accessory structures to be located on the subject property shall satisfy all applicable bulk requirements." \\Vfs\vfcdh$\PLAN\Planning & Zoning COMM\P&Z 2024\Staff Reports\PZZ24-000008 206 Prairie Ave (CU - Rear Yard Setback Reduction).docx 3 Page 10 of 37 The Planning & Zoning Commission's decision is final for this case. ATTACHMENTS: ADMINISTRATIVE CONTENT PLANS (Zoning Request Application, ResponsesDtoC(Plat of Survey, Site Plan, etc.) Standards, etc...) I concur: Jason C. Shallcross, AICP, CEcD Director of Community Development OTHER (Supplemental Information, Public Comments Received, etc...) \\Vfs\vfcdh$\PLAN\Planning & Zoning COMM\P&Z 2024\Staff Reports\PZZ24-000008 206 Prairie Ave (CU - Rear Yard Setback Reduction).docx 4 Page 11 of 37 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 he completed by Wage Staff) Case Number: 1PZZ24-0000()$ Date of Submission: Hearing I a Project Name/Address: 24(t I. Subject Property Address(es): ,T -L" A U %6� LA 15 rk'-WA-4J=J- &000L+ Zoning District (s) - Property Area (Sq.Ft. and/or Acreage): Parcel Index Number(s) (PIN(s): ..... . . .......... . ...... ........ . . . . . . .. .......... III. Zoning Request(s) (Check all that apply) . .. ....... . . ..... [WConditional Use: For--4vjtv%�a, < or El Variation(s): To El Zoning Map Amendment: Rezone From To ❑ Zoning Text Amendment: Section(s) ❑ Other: Ill. Summary of Proposal (use separate sheet If necessary) 14LI IV. Applicant (all coffespondgnce will be sent to the applicant) Name: WAA 6 A . A X _m �1 . ,., . , �J . Corporation: PA , , i,, .. 1 Page 12 of 37 022M=� 66 Check if Same as Applicant ................ Name:f Corporation'. W T RK WIT 110 9 PO 71 " � Phone: 97-W In consideration of i. contained in this peon 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 Y% Y and i of the property grant employees of Y 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 t -9 ccurate to ti b of my kv wled a. 7,PYA Date: Applicant: r. tL (Sig ture) Rose* r\ it)K) RAP (PAnt or Type j4a--m-'e-)-- 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 mat is ,.q Property Owner: 4—W) Date: I. L) Rose fc�"C\ (Print or Type Name) Page 13 of 37 Affidavit of Ownership --------- .... COUNTY OF COOK STATE OF ILLINOIS 0 he rT"4- 0 S�c I, �?cfto� it�-& 0 E) 0 S�Oav, state that I am C (prinim � nae) �-e under ol, sole owner of the property [;�ran owner of the property El an authorized officer for the owner of the property commonlU described as.... (property address and PIN) and that suchproperty is owned by as of this date, (print name) Signature me this . . .. .... . ...... day of DENNIS W GONNA 20Z+ OFHMAL SEAL Notary Pubrc, State of plinois MY Commission Expires Octobo 24, 2025 "o ;j'y'V';PZub----1)i'C Page 14 of 37 M CLMM OEED MIND! Bill The Prate CicupAmneW Lu; 701 %M GOO Amd Mous pospean HMS 6005F1 A. MIMAWP M Tu �CDK CAUMVP CAVK Zqit� vlk.; rR((I P'.i CP I 4i a Przi4 w Gmup VgumarulG, 11, C, C 701 VV Got Row, jjfij)(j�, 6(jo10'.', THF 6',,RAN I'0RS, Rcfll)ewT an'd Ffu�'(,'arlln Sr;hwnacher, hustwvd aM,wife of the 'Aagu rj gw Cad,aul pruspe�',�, Cxamly M� ()f for 1111 r"a) nsudeMon Ot rer Ind no/100 (S10 rjo) Dcd kam as of rjqta�ur" g,nvjd and V,'kj@bkt crjns,deralicrj m w1 pma CONEYS mid OUT CNIMS M The Pmhe Gimp Khme% LLL an mom, ymyd 49bcdrty company duty ,"Uth)hzed Io trwjuJcA,bUSMCIa,S adj thje t1le frAiwing devutxid m4 State uroPu Cara.f cru Iaa,u Qmmfy of Cook in Iva Staic, cf ftlnom' I MI. 3, and 4 anti payceM,A Durr tjtg Pra�liv Av,' subdivmion qf the East lvaof tile Nuvtta 'a,, of tf(, 4uw"n Lm"siq a , West South east t�je jjc)q�jvves , f th. Eml on VMt p%CIW I '��A Of S00JOPI 10, townsh4,),4,1 North, Range 11, MOMM , M CM Comity, MG iryis, »u asp dOCAHIKI.nts 1831334062 on Novembea 9, S. 08-10 114 -JA), 14-152, 0810-114 11 11 f,'915 y-11, 4 -154 2C)C) S Plame Acriue, Ar1t,"K4VA'c HFI,fQhft, BOORS Dawd IM17— Jay 0 '72 2U20 ten S awmall Page 15 of 37 State of Mrriois )SS County of 1, the undersigne,,d. a ti Publitv in and for said Courity, in the State ajaresad, Do fIFRFFJY CERTIFi that Robert Schumacher and Roseann Schumacher, known to me to b(I the same Persons whose narnes are subscribed to the foregoing in3t U 'ap a It h'6 h V.y signed, sealed and d0ve.red before me thi�,; day in POmnn, and acknoMedged that th t Ment PF red std instrument as their free arid voluntary act, for the uses and Purposes therein set forth, Given under my 4n(I and Offictal seai, this ai�L day of Q-C—I"-r—/2020. C9PFIC-iAL 5L4L ubirc Exern,ait under Provisions ofP"[ Iragraph �ion 4 of the Real Estate Transfer Tax Act, Agf. int TRA-FER TAX COUNTY coo A-LWOW; Law Off) Of Gene S Bobroff P C 701 W Go/f Road UOU17t PrOISPUCt, Iffirrol"; 60056 Page 16 of 37 STATFiNT By GRANTOR AND GRANTFF, The grantor or his agent affiants 1�,t deed Orjration amiStUrrent of Ixneftj that, to the !:he'a't Of his knowledge, the name of the granItIethown oil a[ interert in 2 land (mixt is either a natural person, an Mirlois ro!7or foreign coqaratkcx'g authorized ni di) busittels or arquire and hold title to ;rAl cite jr, a P&tncrsh'P guthOnzed to &> business or acquige and hold title otiaci 0'roiry !=Asplzed as a person and authorized to do business or "rijotitV Mel estate in Illiwits, or laws Of thi State of Illinois. o6e to real estate under the Dated Signature: Grantor orAgent SuNtribed and swit p to brfc;eAjq CHRISTY �� '"OBROF9 BYthesajd_ 77 "j.1 T OFFICC14l, SEAL .Mm This day Of 0';'� �;" , "I, y " ".] Notary Pubirc my Comm It, Z A 14.""I"'_ , '-' lac grantee, or his Agent assignment of beriefleigd k'!""�d ver'f* Inez the name of the gratatels shown on the deed or interest in 4 lard trWik dither a natural Person, an Illinois corpororion or f0mign corPoration authori2ed 10 do business-'�i `at ire and hold title to Teal eata in jUl , alu law, a Partnership authorized to dAi hasincss Or acquire aridnqld title to real estate in Illinois Or OshLT entity mcOF,nizcd as a Maori and authorized 10 do business an,acquire Oils to real estate under the laA,s of the state of 1311noi& Dole Stgnature: ri",rvew Subscribed and s, orn to tnioire me BY the said "k-, This "F1 IlcYs i4l- �A day of Cr4 . .. . ...MrytFa Notary pubjjc r 0 'Ca No Any ;ieson wbo4l"�Ilowin�ly subunts a Use staleirent Ras guilty Ora ClOss C Trusduric , anor for the first offense and offenses. of a Class A niiad.,,is t (Attach to deed or ABI U1 be recorded in Cook County. 711incis if exempt tinder Provisions of Section 4 of the Illinois Real Estate Transfer Tax Act.) Page 17 of 37 2023 First Installment Property Tax Bill $932.99 Property Index Namber (PIN) Vokime Code Tax Year (Payable in) J'ownsrj�p cfass&cation 00-10414-162-0000 049 16123 2023 2024 ELK GROVE 1-00 4orthi Mosquito Abatement Wheeling $183,732 $8,266,766 $963,125 89.56% detro Water Reclamation Dist of Chicago $4,169,629,820 $3,082,0()6,000 $1,046,664,000 66.04% kriiii Hts Park Dist 418,645,700 . $53,935,9S2 $8,242,228 -84.72% iarper Coll Comm College 512 (Palatine) $365,024,9" $67,129,060 $67,129,060 0.011% rownship HS District 214 (Arlington lits) $I5I,145,161 $278,295,863 -$49,859,038 117.56% %dington Heights School District 25 $127,007,298 $57,348,788 $7,914,229 36.20% tillage of Mount Prospect $173,460,847 $376,516,187 $125,260,376 66.73% "own of Elk Grove $70,673 $7,617,011 $398,U4 94,76% *ook County Forest Preserve District $214,441,242 $617,834,550 $392,643,760 38.07% 'clunty of Cook $8,693,862,550 $27,096,852,844 $12,915,325,292 52.71% $13,913,471,976 $31,646,793,021 $14,405,S81,906 at cookcountytreasurer.com from your Ale, account or credit card ji: 2022TOTALTAX 1,696.35 2023 ESTIMATE X 55% 2023TOTALTAX 932.99 The First lnstaltlrnelnt amount is 55% of last year's tel taxes. AU eYerriptions, such as horreowner and senior exemptions, erg 1l be reflected on your Second Instalment tax WL UNKNOWN ROSEANN SCHUMAKER 701 W GOLF RD MT PROSPECT IL 60056-4169 Page 18 of 37 P 4 C> CD C1.4 Page 19 of 37 A0 mua 27 - Page 19 of 37 PLAT OF, SURVEY SuR,VEy SYSTEhW6F AMERICA INC. - tc""N. �— 11 LA000 SURVEyonz M. msa w+ man SN41 PRANWr AWN" j�.,ftoi,fSCN tok, P/2 o( ih# S-th.,V t,,"4 ot Qh. N,th..St iii f uuorvaxPugo 41 Meat", If -g'* " Eww 't "'o to th. ptw t),.,ppj "AW"Od 2OFe P& DOM IiWtI,% 1334ftZ, Al Cook C,Wjgtw . a 10' AQ. —Legen d 11 MW IN nww,ojp an uz P4., wo, oi~� JAAuam 202-23,92_3 5T N 68'37'f7" E Puhh, Ufihiil A, Oramogo foomtmiont Parcel A Area j74 13'jzrvvy= / /, Zmyy Sq,,F't, ( 0..:',.78 Acres), 'rywre err' less iAM M. NI liti N 68'37'f7" E Puhh, Ufihiil A, Oramogo foomtmiont Parcel A Area j74 13'jzrvvy= / /, Zmyy Sq,,F't, ( 0..:',.78 Acres), 'rywre err' less Page 20 of 37 iAM M. Page 20 of 37 Starmark Homes LLC Ms. Ann Choi Dear Ms. Choi: This letter is in regard to the Conditional Use of Setback for 206 S. Prairie, Lot 3 in the Prairie Avenue Subdivision, and sym-WI& to address eac-Wiu A. 4 . 7 the Planning and Zoning Commission: xPWPMrIVVY- a. The establishment of a five foot variance located within a very small area of the 151, rear yarW. rea will not prove to be detrimental to the public health, since it is not encroaching the utility easement areas of the property and is a private property location and, therefore will not have any impact on the public health, comfort or general welfare. b. The location of the five foot variance is immediately adjacent to Lot 5, which is a storm water detention area of the subdivision, where no home shall ever be built. Furthermore, the W wner of lot 2 and the owners of homes on Leonard Avenue, located directly behind lot 3, have fully supported this variance, as evidenced by the attached letters, indicating with their full support that they do not view this variance as a source of diminishing the value of their property. G. The subdivision is completed and this variance will not impede or negatively impact surrounding property. d. The variance will not impact utilities, access roads, and drainage since the lot shall meet all previously approved engineering requirements for utility easements and storm water drainage requirements. e. There is no impact to ingress or egress associated with this variance. f. Lot 3 fully complies with the underlying fully approved status of: Village of Mount Prospect zoning, engineering, Plat of Subdivision, MWRD storm water requirements, and the Elk Grove Township sewer system requirements. g. Lot 3 in all other respects conforms to the applicable regulations of the district in which it is located, subject to this variance being approved by the Planning and Zoning Commission. Respectfully submi11ed, Norman Hassinger 3550 Salt Creek lAnt, Suite 115 Arlington Heights, IL 60005 Tel. 847/9W4028 Page 21 of 37 Page 22 of 37 Page 23 of 37 woo OUM 11 RH jjv NTEVFMY FOR, PTaTRA SI C...��lI�'��ir�JktdplS �p i Page 24 of 37 age 25 of 37 206 S. Prairie Avenue The Prairie Avenue SUbdivision is considering building a new home on Lot #3 that is between Lot #4 and the detention area thin the subdivision. The home that we are considering building on Lot #3 can be built within the front and rear yard setbacks, with no variance required from the Village of Mount Prospect. However, it is our view it would be more desirable to move the new home toward the Southwest within the lot. This location will improve the separation between the horne built oil Lot #4 and provide a more centrally located home within lot #3. It will however cause the left rear corner of the horrie to be five (5) feet beyond the rear lot setback line, witln a rear yard that is 1.51. feet in width. All other areas of the horne will be significantly separated from the rear yard setback line. The basic hardship is the shape of the lot within a cul -des -sac, which is unique to the remaining property within the approved Prairie Subdivision. There is no intention to receive a financial gain from this request, nor will it be detrimental to the public welfare or the adjoining property owners. To illustrate the adjoining property owner s'support for this request, we informed the adjoining horne owners of this proposed re -location of the home on Lot #3 and requested the to submit a signed document if they found this acceptable, Attached you will find the adjoining home owners'written support for this request. Page 26 of 37 Vk"'Tairie Group Homes LLC The Prairie Avenue Subdivision is considering building a new home on Lot #3 tl is between Lot #4 and the detention area within the subdivision. I The home that we are considering building on Lot #3 can be built within the fr and rear yard setbacks, with no variance required from the Village of Mount Prospect. However, it is our view it wotild be more desirable to move the new home toward the Soutbwest within the lot. This location will improve the separation between the home built on Lot #4 and provide a more centrally located home within lot #3. It will however cause the left rear corner of the home to be five (5) feet beyond the rear lot setback line, within a rear yard that is 151 feet in width. All other areas of the home will be significantly separated from the rear yard setback line. (Please see the attached site plan illustrating this). If our neighbors on the 2 lots to the west of lot #3, located on Leonard Lane mid the owners of homes on, lots # 2 and 44 oif the Prairie Subdivision support the proposed location of the Lot #3 home, we will procced with the application for this, change with the Village of Mount Prospect. I j,11111 Signature: Page 27of37 Dear Neighbor: The Prairie Avenue Subdivision is considering building a new home on Lot;43 th is between Lot #4 and the detention area within the subdivision. i 71- �"Xx L�%' WU11L WLU111J LIM 11VI and rear yard setbacks, with no variance required from the Village of Mount Prospect. However, it is our view it would be more desirable to move the nem, home toward the Southwest within the lot. i This location will improve the separation between the home built on Lot 44 and provide a more centrally located home within It will however cause the left rear comer of the home to be five (5) feet beyond the rear lot setback line, within a rear yard that is 151 feet in width. All other areas of the home will be significantly separated from the rear yard setback line. (Please see the attached site plan illustrating this). If our neighbors on flie 2 lots, to the west of lot #3, located on Leonard Lane and the owners of homes on lots # 2 and #4 of the Prairie Subdivision support the proposed location of the Lot #3 home, we will proceed with the application for th'i change with the Village of Mount Prospect. If you support this proposal please provide your name, address, and signature. By signing this you acknowledge your suppott for the attached location of the home to be built on Lot 3 in the, -Prairie Avenue Subdivision. J, Name: Address: Z. I . "Q'O�wt Date: (.0 0 Signature: 111 U Krim, R91117irrIN11711IIIIIII III III 111111111111111 11:11111 1� a . 1. 11111:111 1'1� 1,1111 Page 28 of 37 Praln*e Group Homes LLC The Prairie Avenue Subdivision is considering building a new home on Lot #3 that is between Lot #4 and the detention area within the subdivision. The home that we are considering building on Lot #3 can be built within the front and rear yard setbacks, with no variance required froin the Village of Mount Prospect. However, it is our view it would be more desirable to move the new home toward the Southwest within the lot. This location will improve the separation dbetween the home built on Lot 94 and provie a more centrally located home within lot #3. It wi R however cause the left rear comer of the home to be five (5) feet beyond the rear lot setback line, within a rear yard that is 151 feet in width. All other areas of the home will be line A separated from the rear yard setback . (Please see the attached site plan illustrating this). If our neighbors on the 2 lots to the west of lot #3, located on Leonard Lane and the owners of homes on lots 4 2 and #4 of the Prairie Subdivision support the proposed location of the Lot #3 home, we will proceed with the application for th change with the Village of Mount Prospect. I pis I g I � 1 11 1 1 �g� I � III III ��j qii��p�qpppi�i� !4 .By signing this you acknowledge your support for the attached location of the home to be built on Lot 3 in the Prairie Avenue Subdivision. Page 29 of 37 Prairie Group Homes LLC . ........ .. Dear Neighbor: The Prairie Avenue Subdivision is considering building a new home on Lot #3 that is between Lot 94 and the detention area within the subdivision. and rear yard setbacks, with no variance required from the Village of Mount Prospect. However, it is our view it would be more desirable to move the new home toward the Southwest within the lot. I This location will improve the separation between the home built on Lot 44 and provide a more centrally located home within lot #3. It will however cause the left rear comer of the home to be five (5) feet beyond the rear lot setback line, within a rear yard that is 151 feet in width. All other areas of the home will be significantly separated from the rear yard setback line. (Please see the attached site plan illustrating this). If our neighbors on the 2 lots to the west of lot #3, located on Leonard Lane and the owners of homes on lots # 2 and #4 of the Prairie Subdivision support the proposed location of the Lot #3 home, we will proceed with the application for this change with the Village of Mount Prospect. Name: Address: Zff 5, Date: /' 1/"�' 2— Signature: Page 30 of 37 Prairie Group Homes LLC Dear'Neig ghbor: The Prairie Avenue Subdivision is considering building a new home on Lot 43 that is between Lot #4 and the detention area within the subdivision. The home that we are considering building on Lot #3 can be built within the front and rear yard setbacks, mrh rio variance required from the Village of Mount Prospect. However, it is our view it would be more desirable to move the new horne toward the Southwest within the lot. This location will improve the separation between the horne built on I..ot #4 and provide a more centrally located home rithin lot #3. It will however cause the left rear corner of the home to be five (5) feet beyond the rear lot setback line, within a rear yard that is 151 feet in width. All other areas of the home will be significantly separated from the rear yard setback fihie. (Please see the attached site plan illustrating this). If our neighbors on the 2 lots to the west of lot #3, located on Leonard L�me and the owners of homes on lots # 2 and #4 of the Prairie Subdi'vision SUPport the proposed tocation of the Lot #3 home, we will proceed with the application for this change with the Village of Mount Prospect. If you support this proposal please provide your name, address, and signature, By signing this you acknowledge your support for the attached location of the home to be built on Lot 3 in the Prairie Avenue Subdivision. Address: 2. � 1-6 ............... Date: Signature: __ _'J L Page 31 of 37 Dear Neighbor: The Prairie Avenue Subdivision is considering building a new home on Lot 43 is between Lot #4 and the detention area within the subdivision, auI LAI 1�3 L;Wx M -441 U and rear yard setbacks, wit,h no variance required from the Village of Mount Prospect. However, it is our view it would be more desirable to move the new home toward the Southwest withi* the lot. This location will improve the separation between the home built on Lot #4 and provide a more centrally located home within lot #3. It will however cause the left rear corner of the home to be five (5) feet beyond the rear lot setback line, within a rear yard that is 151 feet in width. All other areas of the home will be significantly separated from the rear yard setback line. (Please see the attached site plan illustrating this). If our neighbors on the 2 lots to the west of lot #3, located on Leonard Lane and the owners of homes on lots # 2 and #4 of the Prairie Subdivision support the proposed location of the Lot #3 home, we will pd with the application for this change with the Village of Mount Prospect. aw Address: P Page 32 of 37 Prairie Group Homes LLC Dear Neighbor: The home that we are considering building on Lot #3 can be built within the fi- and rear yard setbacks, with no variance required from the Village of Mount Prospect. However, it is our view it would be more desirable to move the new home toward the Southwest within the lot. I "All UU LFRUIC, UU1 provide a more centrally located home within lot #3. It will however cause the left rear comer of the home to be five (5) feet beyond the rear lot setback line, within a rear yard that is 151 feet in width. All other areas of the home will be significantly separated from the rear yard setback line. (please see the attached site plan illustrating this). If our neighbors on the 2 lots to the west of lot #3,, located on Leonard Lane and the owners of homes on lots # 2 and #4 of the Prairie Subdivision support the proposed location of the Lot 43 home, we will proceed with the application for this change with the Village of Mount Prospect. If you support this proposal please provide your name, address, and signature. By signing this you acknowledge your support for the attached location of the home to be built on Lot 3 in the Prairie Avenue Subdivision. Name: Address: '2.0 t Date: -7 -z- Signature: "-I', Page 33 of 37 VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056 STAFF REPORT FROM THE DEPARTMENT OF Community Development Jason C. Shallcross, AICP, CEcD Ann Choi Director of Community Development Development Planner DATE: May 16, 2024 CASE NUMBER PZZ24-000008 PUBLIC HEARING DATE May 23, 2024 APPLICANT/PROPERTY OWNER Roseann Schumacher, Prairie Group Homes LLC PROPERTY ADDRESS/LOCATION 206 Prairie Avenue BRIEF SUMMARY OF REQUEST The "Petitioner" and property owner, Roseann Schumacher of Prairie Avenue Homes LLC, is seeking conditional use approval to reduce the rear yard setback at 206 Prairie Ave ("Subject Property") to construct a single-family residence that encroaches five feet into the required rear yard. 2024 Village of Mount Prospect Zoning Map (Village of Arlington Heights) EXISTING EXISTING LAND USE/SITE SURROUNDING ZONING & LAND USE SIZE OF ZONING IMPROVEMENTS North: Senior Housing (Village of Arlington Heights) PROPERTY R-1 Single Single Family Residential East: R-1 Single Family Residential 0.23 Acres Family South: R-1 Single Family Residential Residential West: R-1 Single Family Residential STAFF RECOMMENDATION APPROVE APPROVE WITH CONDITIONS DENY \\Vfs\vfcdh$\PLAN\Planning & Zoning COMM\P&Z 2024\Staff Reports\PZZ24-000008 206 Prairie Ave (CU - Rear Yard Setback Reduction).docx 1 Page 34 of 37 BACKGROUND / PROPERTY HISTORY The Subject Property was disconnected from the Village of Arlington Heights and annexed into the Village of Mount Prospect ("Village") in 2006 via Ordinance No. 5565. In 2018, the Subject Property was created as part of a subdivision and rezoning approval that resulted in the formation of five R-1 zoned lots of record (four residential lots and one lot for stormwater detention) otherwise known as the Prairie Avenue Subdivision. As part of this approval, a portion of land was dedicated to the Village for the Prairie Avenue cul-de-sac serving the five new lots, and variations to the front yard setback requirement were granted for three lots abutting the cul-de-sac. The Subject Property is Lot 3 of the Prairie Avenue Subdivision and there is no building permit history as it has sat vacant since the subdivision was created. PROPOSAL The Petitioner proposes to maximize the distance between the future residence on the Subject Property and the recently constructed home to the east (Lot 4 or 200 Prairie Avenue). The Petitioner's concern is the visual intrusion imposed on Lot 4 if the future home on Lot 3 adhered strictly to the zoning code. If the future home on Lot 3 fully complied with code, the narrowest distance between the two homes would be fifteen feet (15'). ..... . .. .... . . 3 12 5' .7 L511� 4�1111t.' �01 t ��7�� 23' _ 77 116* -17'17- E If approved, the conditional use would increase the separation distance to 26'-10" and the increased separation distance between the two homes would require the reduction of the rear yard setback from twenty-five feet (25') to twenty -feet (20'). A conditional use to reduce the rear yard setback is therefore required for this proposal. The table on the following page outlines the bulk regulations for the R-1 Single Family Residential district: [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK] \\Vfs\vfcdh$\PLAN\Planning & Zoning COMM\P&Z 2024\Staff Reports\PZZ24-000008 206 Prairie Ave (CU - Rear Yard Setback Reduction).docx 2 Page 35 of 37 Bulk Requirements R-1 Code Requirement Proposed Minimum Setbacks Front (E) 30' to 25' (2018 variation approved) 25' Interior Side (N) 7.5' No change Interior Side (S) 5' No Change Rear (W) 25' 0' Max Lot Coverage 45.0% 22.8% Max Front Yard Coverage 45.0% 30.2% Max Floor Area Ratio 0.50 0.29 CONDITIONAL USE STANDARDS The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following list is a summary of these findings: • The conditional use will not have a detrimental impact on the public health, safety, morals, comfort, or general welfare; • The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and • The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances According to the Petitioner's application, the proposal will not be detrimental to public health, comfort or general welfare since the rear of the residence will not be encroaching into the utility easement areas of the Subject Property and will meet all previously approved engineering requirements for utility easements and storm water drainage requirements. Per the Petitioner, there will be no impact to ingress or egress associated with the conditional use request, and the property owners that reside directly behind the Subject Property fully support the request. Staff feels that this request meets the standards for a conditional use. Staff does not believe the Petitioner's request will be inconsistent with the character of the neighborhood. Further, the Petitioner's request conforms to all other bulk regulations other than the rear yard setback. Staff finds that the standards for conditional use have been met. Based on these findings, staff recommends that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and approve the following motion: 1. "A conditional use to allow a twenty -foot (20') rear yard setback at the property known as 206 Prairie Avenue, subject to the following conditions: a. The improvements shall be in general conformance with the plans and drawings prepared by Reibel & Associates PC, bearing the latest revision date of 3/29/2024, and meet all code requirements; b. Any future accessory structures to be located on the subject property shall satisfy all applicable bulk requirements." \\Vfs\vfcdh$\PLAN\Planning & Zoning COMM\P&Z 2024\Staff Reports\PZZ24-000008 206 Prairie Ave (CU - Rear Yard Setback Reduction).docx 3 Page 36 of 37 The Planning & Zoning Commission's decision is final for this case. ATTACHMENTS: ADMINISTRATIVE CONTENT PLANS OTHER (Supplemental Information, (Zoning Request Application, ResponsesDtoC(Plat of Survey, Site Plan, etc.) Public Comments Received, Standards, etc...) etc...) I concur: Jason C. Shallcross, AICP, CEcD Director of Community Development \\Vfs\vfcdh$\PLAN\Planning & Zoning COMM\P&Z 2024\Staff Reports\PZZ24-000008 206 Prairie Ave (CU - Rear Yard Setback Reduction).docx 4 Page 37 of 37