HomeMy WebLinkAbout03/13/2025 P&Z Agenda PacketVillage of Mount Prospect
Planning and Zoning Commission
Regular Meeting Agenda
50 S. Emerson St. Mount Prospect, IL 60056
March 13, 2025 Village Hall - 3rd Floor Board Room 7:00 PM
1. CALL TO ORDER
2. APPROVAL OF MINUTES
2.1. PZ-22-24 / 930 E Northwest Highway / CU: Massage Therapy
2.2. Workshop: Plan Commission Training February 27, 2025
3. NEW BUSINESS
3.1. PZ-02-25 / 500 W Algonquin Road / CU: Major PUD Amendment / Village
Board Final
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 57
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-22-24
PROPERTY ADDRESS:
PETITIONER:
PUBLICATION DATE:
REQUEST:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF MEMBERS PRESENT:
INTERESTED PARTIES:
Hearing Date: January 23, 2025
930 East Northwest Highway, Mount Prospect
Renew Yourself Massage Therapy
January 8, 2025
Conditional Use for Massage Therapy Establishment
Joseph Donnelly
Walter Szymczak
Donald Olsen
Michael Fricano
William Beattie
Ewa Weir
Richard Rogers
Antonia Lalagos— Development Planner
Julie Reidy, Renew Yourself Massage Therapy
Chairman Donnelly called the meeting to order at 7:02 PM. Commissioner Fricano made a motion
seconded by Commissioner Olsen to approve the minutes from the Planning and Zoning
Commission meeting on October 24, 2024. The minutes were approved 4-0.
Chairman Donnelly introduced case number PZ-22-24, 930 East Northwest Highway, a request for
a conditional use permit to operate a massage therapy establishment at the subject property. The
Village Board's decision is final for this case.
Ms. Lalagos stated that the subject property is a single -story multi -tenant commercial building with
a mixture of professional office and personal service establishments. She reported that the
petitioner is moving their massage therapy business from another office building in Mount Prospect
to the subject property. Ms. Lalagos noted that massage therapy establishments require
conditional use approval to operate in the Village. She indicated that the petitioner, Julie Reidy of
Renew Yourself Massage Therapy, proposes to operate a 240 square foot massage establishment
at the subject property. Ms. Lalagos explained that the petitioner proposes to use the existing floor
plan, with no interior or exterior renovations requiring a building permit. She shared that the
petitioner has held a massage therapist License for 19 years and has operated in Mount Prospect
for 18 years. In the business summary, the petitioner described the types of services offered,
including Swedish massage, sports massage, lymphatic drainage therapy, and reflexology. Ms.
Lalagos stated that the petitioner will be the only practitioner seeing approximately three to four
patients per day, six days per week. She reported that the proposed hours of operation are Monday
Planning & Zoning Commission Meeting —January 23, 2025 PZ-22-24
Page 2 of 57
and Tuesday 9AM to 2PM, Wednesday and Thursday 11AM to 6PM, Friday and Saturday 9AM to
12PM, and closed Sunday.
Ms. Lalagos confirmed that the subject property is zoned B-5 Central Commercial. She noted five
parking stalls are located at the rear of the subject property, and on -street public parking is
available at the front of the building. Ms. Lalagos stated that since the proposal does not involve
new construction or major rehabilitation, or a change in use which warrants additional parking, no
additional off-street parking is required. She reported that the petitioner submitted a business
license application and a massage therapy addendum according to the requirements of Village
Code Chapter 11.
Ms. Lalagos asserted that the proposed conditional use meets the standards contained in Section
14.203(F) of the Mount Prospect Zoning Ordinance. She requested 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 conditional use to operate a massage therapy establishment at 930 East Northwest Highway,
subject to the following conditions:
a) The business shall hold a valid Mount Prospect business license;
b) Any massage therapist employed at the business establishment shall hold a valid massage
therapist license with the State of Illinois;
c) Compliance with all applicable development, fire, building, and other Village Codes and
regulations; and
d) A new conditional use approval shall be required for:
i. A change of ownership involving 50% or more of the officers or partners;
ii. A change in legal entity; or
iii. A change in location."
Ms. Lalagos stated that the Village Board's decision is final for this case.
Chairman Donnelly swore in the petitioner, Julie Reidy of 930 East Northwest Highway, Mount
Prospect, Illinois. Ms. Reidy explained that she is moving her business from 1100 West Northwest
Highway. She said she has worked in Mount Prospect for 18 years.
Chairman Donnelly asked the petitioner if the conditions of approval were acceptable.
Ms. Reidy replied in the affirmative.
Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a
motion. Commission Olsen made a motion seconded by Commissioner Szymczak to approve the
following motion:
"A conditional use to operate a massage therapy establishment at 930 East Northwest Highway,
subject to the following conditions:
a) The business shall hold a valid Mount Prospect business license;
b) Any massage therapist employed at the business establishment shall hold a valid massage
therapist license with the State of Illinois;
Planning & Zoning Commission Meeting —January 23, 2025 PZ-22-24
Page 3 of 57
c) Compliance with all applicable development, fire, building, and other Village Codes and
regulations; and
d) Anew conditional use approval shall be required for:
iv. A change of ownership involving 50% or more of the officers or partners;
V. A change in legal entity; or
vi. A change in location."
UPON ROLL CALL AYES: Szymczak, Olsen, Fricano, Donnelly
NAYS: None
The Planning and Zoning Commission gave a positive recommendation (4-0) to the Village Board for
the February 4th meeting.
Chairman Donnelly asked if there were any citizens to be heard.
Hearing no further discussion, Commissioner Szymczak made a motion seconded by
Commissioner Olsen and the meeting was adjourned at 7:09 PM.
Antonia Lalagos, Development Planner
Planning & Zoning Commission Meeting —January 23, 2025
PZ-22-24
Page 4 of 57
1
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
MEETING DATE Workshop (Plan Commissioner Training): February 27, 2025
PROPERTY ADDRESS: 50 S. Emerson Street, Mount Prospect
MEMBERS PRESENT: Joseph Donnelly
William Beattie
Walter Szymczak
Donald Olsen
Ewa Weir
Michael Fricano
MEMBERS ABSENT: Richard Rogers
STAFF MEMBERS PRESENT: Jason C. Shallcross — Director of Community and Economic Development
Ann Choi — Development Planner
Antonia Lalagos — Development Planner
Charlie Hogan — Development Planner
INTERESTED PARTIES: Village of Mount Prospect Planning and Zoning Commission
Planning staff members listed above
Chairman Donnelly called the meeting to order at 6:05 PM. Planner Ann Choi took a roll call.
Due to the recent addition of several new commissioners to the Planning and Zoning Commission, staff
organized a training workshop during the regularly scheduled meeting on February 27, 2025. The
session was conducted with support from the Illinois Chapter of the American Planning Association.
Michael Blue, FAICP (former Deputy Director of Community Development with the Village of Mount
Prospect), facilitated the training session along with Dan Bolin of Ancel Glink's Zoning and Land Use
Group.
Below is an extended list of topics that were covered under the 2.5-hour training, including the zoning
request process, responsibilities of the Commission, information about the importance of 'findings of
fact', standards of approvals, and tools and resources for commission members to refer to.
• Brief History of Planning
• Comprehensive Plan
• Plan Implementation
• Regulating Development
• Zoning Ordinance
• Zoning Districts
• Types of Zoning Approval
• Planned Unit Developments
• Items not subject to review by Commission
• Annexation
• Other Development Review Tools
• Role of Plan Commission Members
• Role of Elected Officials
• Other Commissions
• Other Jurisdictions
• Role of Planner/Staff Representative
• Staff Reports
• Roles of Other Key Actors
• Role of the Chair
• Ex Parte Contacts
Planning & Zoning Commission Meeting— February 27, 2025
Page 5 of 57
• Subdivision Regulations
• Findings of Fact
• Special Use/Conditional Use Standards
• Variation/Variance Standards
• Ethics
The meeting was adjourned at 8:34 PM.
z&aA.2
Ann Choi, Development Planner
• Goal of Taking Testimony
• Conflicts of Interest
• Open Meetings Act
• Closed Sessions
• Additional Resources
Planning & Zoning Commission Meeting— February 27, 2025
Page 6 of 57
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Item Cover Page
Subject PZ-02-25 / 500 W Algonquin Road / CU: Major PUD
Amendment / Village Board Final
Meeting March 13, 2025 - REGULAR MEETING OF THE MOUNT PROSPECT
PLANNING AND ZONING COMMISSION
Fiscal Impact (Y/N) N
Dollar Amount
Budget Source
Category NEW BUSINESS
Type Action Item
Information
The petitioner (AGL 500 West LLC) is seeking conditional use approval to amend an existing
Planned Unit Development (PUD) to construct a 5,500 square foot warehouse, update the
existing light industrial building, and complete related site modifications at 500 West
Algonquin Road (the subject property). The proposal requires Village Board approval for a
conditional use to amend the existing PUD. The proposal meets the requirements and
standards related to the Village Code, and staff is supportive of the request.
Discussion
The petitioner, AGL 500 West LLC, intends to use the property for its business operation,
which includes Broadway Electric Inc, a full -service electrical contractor, and Cornerstone
Contracting Inc, a general contractor specializing in large-scale, federally funded projects. The
petitioner proposes to renovate the existing 22,135 square foot office/warehouse and to
construct a new 5,500 square foot warehouse on the west side of the property, replacing the
tennis courts.
The existing office/warehouse building will have approximately 13,514 square feet dedicated
to office use, and will undergo renovation to include new window treatments, interior and
exterior paint, updated signage, and upgrades to plumbing and mechanical systems. The
remaining 8,621 square feet will be dedicated for warehousing, including housing tools,
materials, and equipment for the electrical contractor business.
The new building will measure approximately 50' by 110' (5,500 square feet), with side and
rear yard setbacks of 19' and 20' respectively, and a height of 17.7'. It will be used for
material storage for contractor and electrical equipment, with no outdoor storage on -site. The
exterior walls of the building will be composed of fiber cement cladding panel over metal
framing over structural girts, stone sill banding, and manufactured stone panel. The structure
will have four 12' x 14' overhead doors on the east elevation, as well as an aluminum and
glass storefront with a suspended entry canopy. No roof top units are proposed for the new
building.
Page 7 of 57
The petitioner will provide additional perimeter, foundation, and parking island landscaping, as
well as screening for the garbage enclosure and ground -mounted mechanical equipment. The
petitioner is proposing to remove a total of six trees: four trees that pose a safety hazard to
the existing building structure, and two trees that are located in the area where the new
warehouse will be constructed.
Staff does not anticipate a significant increase in traffic congestion as the new building will
provide additional storage and warehouse space. The commercial vehicles owned by the
business will be parked overnight in a designated area of the parking lot on the rear elevation
of the primary building. The existing facility currently provides 75 parking stalls (including 3
accessible spaces) which meets the parking minimums established by the Village Code.
As of this writing there has been no public comment on the case.
Alternatives
1. Recommend approval of a conditional use to amend Ord. 3831 and Ord. 5617 of the
Lake Center Plaza Planned Unit Development to construct a 5,500 square foot
warehouse, update the existing light industrial building, and complete related site
modifications at 500 West Algonquin Road, Case No. PZ-02-25, subject to the
conditions listed in the staff report.
2. Action at the discretion of the Planning and Zoning Commission.
Staff Recommendation
To recommend approval of a conditional use to amend Ord. 3831 and Ord. 5617 of the Lake
Center Plaza Planned Unit Development to construct a 5,500 square foot warehouse, update
the existing light industrial building, and complete related site modifications at 500 West
Algonquin Road, Case No. PZ-02-25, subject to the conditions listed in the staff report.
Attachments
1. PZ-02-25 Staff Report
2. PZ-02-25 Administrative Content
3. PZ-02-25 Plans
4. PZ-02-25 Village Review Letter Feb 25, 2025
Page 8 of 57
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 Antonia Lalagos
Director of Community Development Development Planner
DATE: March 6, 2025
CASE NUMBER
PZ-02-25
PUBLIC HEARING DATE
March 13, 2025
APPLICANT/PROPERTY OWNER
AGL 500 West LLC
PROPERTY ADDRESS/LOCATION
500 W Algonquin Rd
BRIEF SUMMARY OF REQUEST
The petitioner (AGL 500 West LLC) is seeking conditional use approval to amend an existing Planned
Unit Development (PUD) to construct a 5,500 square foot warehouse, update the existing light
industrial building, and complete related site modifications at 500 West Algonquin Road (the subject
property). The proposal requires Village Board approval for a conditional use to amend the existing
PUD. The proposal meets the requirements and standards related to the Village Code, and staff is
supportive of the request.
2024 Village of Mount Prospect Zoning Map
EXISTING
EXISTING LAND USE/ SURROUNDING ZONING & LAND USE SIZE OF
ZONING
SITE IMPROVEMENTS North: 1-1 Limited Industrial PUD PROPERTY
1-1 Limited
Multi -tenant commercial East: 1-1 Limited Industrial PUD 2.60 acres
Industrial PUD
South: 1-1 Limited Industrial
West: 1-1 Limited Industrial
STAFF RECOMMENDATION APPROVE (z%D
DENY
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BACKGROUND / PROPERTY HISTORY
The subject property is located on the north side of Algonquin Road, west of Wall Street, and contains
an existing office/warehouse facility with related improvements. The subject property is part of an
existing Planned Unit Development (PUD), commonly known as Lake Center Plaza, composed of
multiple lots of record that are illustrated in Exhibit B of this staff report. The original Lake Center Plaza
PUD was created in 1987 via Ord. 3831 and allowed for industrial, office, and office research business
uses. In 2007, the PUD was amended via Ord. 5617 to allow more than 75% lot coverage for individual
Lots within the PUD if the entire Lake Center Plaza development maintains a 75% lot coverage overall.
The subject property contains an existing office/warehouse building that was originally constructed in
1991 for Mutoh Americas, a drafting machine and wide -format printer manufacturer. The subject
property improvements include a parking lot with associated driveways and a blacktop tennis court.
The permit history indicates that the building footprint and site improvements have remained largely
unchanged since construction, albeit with several interior remodels over the years. The subject
property was occupied by various office users in recent years but has been vacant since the summer of
2024. The petitioner purchased the subject property in December 2024.
PROPOSAL
The petitioner, AGL 500 West LLC, intends to use the property for its business operation, which
includes Broadway Electric Inc, a full -service electrical contractor, and Cornerstone Contracting Inc, a
general contractor specializing in large-scale, federally funded projects. The business currently
employs 83 full-time staff, including 46 employees who will work on -site at the subject property. The
petitioner proposes to renovate the existing 22,135 square foot office/warehouse and to construct a
new 5,500 square foot warehouse on the west side of the property, replacing the tennis courts. The
new warehouse will be used for material storage for contractor and electrical equipment, with no
outdoor storage on -site. As proposed, the project requires conditional use approval for a major change
to the PUD. The various elements of the proposal are outlined below.
Site Plan: There are two (2) existing vehicular access points into the subject property, one (1) on
Algonquin Road and one (1) on Wall Street. The petitioner is not proposing changes to the access
points. The petitioner intends to remove the tennis courts and build the new 5,500 square foot
warehouse and driveway in its place. The new building will measure approximately 50' by 110', with
side and rearyard setbacks of 19' and 20' respectively, and a height of 17.7'. The petitioner is also
adding a 6' garbage enclosure and a generator near the existing warehouse driveway. The overall lot
coverage of the subject property will remain at 57% as the new structure will be constructed in the
area of the existing tennis courts.
Traffic and Parking: Staff does not anticipate a significant increase in traffic congestion as the new
buildingwill provide additional storage and warehouse space. According to the petitioner, items such
as conduit, fittings, wire, and switchgear will be stored on -site for less than 30 days before being
transported to various project sites by in-house drivers using vans or smaller box trucks. The businesE
utilizes 3 to 4 vans and/or trucks and one 16' box truck. The commercial vehicles will be parked
overnight in a designated area of the parking lot on the rear elevation of the primary building.
Village Code requires 1 parking space per 1,500 square feet of warehouse area and 4 parking spaces
per 1,000 square feet of office area. The proposed project will provide approximately 14,121 square
feet of warehouse area and 13,514 square feet of office area after the new building is constructed. A
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total of 64 parking stalls are required by code. The existing facility currently provides 75 parking stalls
(including 3 accessible spaces).
Building Elevations: The existing office/warehouse building will have approximately 13,514 square
feet dedicated to office use, and will undergo renovation to include new window treatments, interior
and exterior paint, updated signage, and upgrades to plumbing and mechanical systems. The
remaining 8,621 square feet will be dedicated for warehousing, including housing tools, materials, and
equipment for the electrical contractor business.
The new warehouse building will have approximately 5,500 square feet and a height of 17.7'. The
exterior walls of the building will be composed of fiber cement cladding panel over metal framing over
structural girts, stone sill banding, and manufactured stone panel. The roof will be a standing seam or
single -ply roofing membrane with a low slope. The structure will have four 12' x 14' overhead doors on
the east elevation, as well as an aluminum and glass storefront with a suspended entry canopy. No
roof top units are proposed for the new building.
Landscaping: The petitioner will provide additional perimeter landscaping consisting of a variety of
shrubs to complement the existing shade and ornamental trees on the subject property. A four -foot (4')
wide band of foundation landscaping will be provided on the north and south elevation of the new
building, and on the south and east elevation of the existing building. Shade trees and live coverage will
be added to parking lot islands throughout the site. The existing freestanding signs will have a
minimum of two square feet of landscaping per square foot of sign face added to the base of the
podium. The trash enclosure and ground mounted mechanical equipment will be screened with six-
foot (6') tall arborvitae.
The petitioner prepared a tree preservation plan, including an inventory of 87 existing trees on the
subject property, as well as a tree removal plan. The petitioner proposes to remove six (6) trees in total.
Two (2) trees on the west side of the subject property will be removed to allow construction of the new
warehouse building and driveway. Four trees on the southeast side of the subject property were found
to contribute to floor slab displacement at the existing building, according to a structural engineering
report submitted by the petitioner. The petitioner is proposing to remove the four trees that pose a
safety hazard to the existing building structure.
Lighting: The petitioner provided the photometric plan for the existing site and noted that the existing
exterior light fixtures will be replaced, including four (4) pole -mounted lights, two (2) wall mounted
Lights, and three (3) bollard lights. The light poles will remain. The ground mounted lights (ten total) will
be removed. The petitioner is proposing exterior wall -mounted light fixtures on the east fagade of the
new building. A fully compliant photometric plan will be required as part of building permit submittal.
Signage: The petitioner intends to install two wall -mounted signs on the existing building, one on the
south elevation and one on the east elevation over the entryway. The petitioner intends to keep the
existing freestanding signs located at the access points on Algonquin Road and Wall Street. Relief from
the sign code is not part of the PUD request and any signage proposed for the subject property will be
required to meet the standards in Chapter 7 of the Village Code.
Performance Standards: The petitioner indicated in their application that the site will meet the
performance standards related to noise, vibrations, smoke, fire hazard, toxic matter, odorous matter,
and glare listed in Mount Prospect's Code of Ordinances Section 14.2101.
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Other Departments: Public Works, Building & Inspection Services, and the Fire Department did not
have any conditions of approval for the zoning request. The departments each provided comments on
items to be provided at the time of building permit submittal. These comments can be found in the
Village review letter dated February 25, 2025.
STANDARDS AND FINDINGS
The Planning and Zoning Commission shall review the standards and findings of fact outlined in
Exhibit A and 1) accept them without changes, 2) accept them with changes, or 3) reject the findings.
The Planning and Zoning Commission shall use the findings of fact to guide their recommendation to
the Village Board.
Staff finds that the proposed conditional use meets the applicable standards contained in the Mount
Prospect Zoning Ordinance. Staff requests 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:
"Motion to approve:
1. A conditional use to amend Ord. 3831 and Ord. 5617 of the Lake Center Plaza Planned Unit
Development to construct a 5,500 square foot warehouse, update the existing light industrial
building, and complete related site modifications at 500 West Algonquin Road, Case No. PZ-02-
25, subject to the following conditions:
a. The petitioner shall revise the plan sets to include:
i. The latest revision date on all pages;
ii. Elevations for the north side of the detached warehouse building. The elevations for
the north side of the building shall be consistent with the other elevations of the
building;
iii. The schematic landscape plan depicted on LS-3 shall be updated to match the
Landscape Plan, as prepared by Pamela Self, bearing the latest revision date
February 26, 2025;
b. The subject property shall be developed in strict compliance with the approved
development plans which will consist of the following:
i. Conceptual Site Plan, Floor Plan, Elevations, Trash Enclosure, and Schematic
Landscape Plan (IS-1, LS-2, LS-3) titled "Proposed Remodeling for Broadway
Electric / Cornerstone Contracting Inc", as prepared by Wojcik + Associates
Architects, Inc bearing the latest revision date February 26, 2025;
ii. Landscape Plan (L-1, L-2, T-1, T-2, IR-1), as prepared by Pamela Self, bearing the
latest revision date February 26, 2025;
c. The petitioner shall address all comments included in the Village review letter dated
February 25, 2025;
d. A fully compliant photometric plan will be required as part of the building permit submittal;
e. A fully compliant signage proposal will be required for the sign permit submittal; and
f. Compliance with all applicable development, fire, building, and other Village Codes and
regulations.
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The Village Board's decision is final for this case.
ATTACHMENTS: ADMINISTRATIVE CONTENT PLANS
C(zo
ing Request Application, Responses (Plat of Survey, Site Plan, etc.)
Standards, etc...)
1 concur:
Jason C Shallcross, AICP, CEcD
Director of Community Development
OTHER
pplemental Information,
lic Comments Received,
etc...)
HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-02-25 500 W Algonquin Rd (CU-Major PUD Amendment).docx
5
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Exhibit A
Standards and Findings of Fact
PLANNED UNIT DEVELOPMENT STANDARDS
Section 14.504.A of the Village of Mount Prospect Zoning Ordinance provides that a Planned
Development shall conform to the following requirements:
1. Except as modified by and approved in the final Planned Unit Development plan, the proposed
development complies with the regulations of the district or districts in which it is to be located.
2. The principal use in the proposed Planned Unit Development is consistent with the
recommendations of the Comprehensive Plan of the Village for the area containing the subject
site.
3. The proposed Planned Unit Development is in the public interest and is consistent with the
purposes of this zoning ordinance.
4. The streets have been designed to avoid:
a. Inconvenient or unsafe access to the Planned Unit Development;
b. Traffic congestion in the streets which adjoin the Planned Unit Development;
c. An excessive burden on public parks, recreation areas, schools, and other public facilities
which serve or are proposed to serve the Planned Unit Development.
Petitioner's Findings: The petitioner has responded that the proposed PUD amendment aligns with the
bulk regulations originally approved for the existing PUD. Per the petitioner, the principal use aligns with
the Village Comprehensive Plan recommendation of business and light industrial future land uses, and
also aligns with Policy 1.2, which encourages the reuse and redevelopment of underutilized properties.
The petitioner asserts that the proposed project is in the public interest because it will relocate a 40+
year old Illinois -based business to Mount Prospect, and in turn will bringjob opportunities to the
community. The petitioner states that the proposed use is consistent with the purpose of the 1-1 Limited
Industrial District, and that the warehousing component of the site is low -hazard and will not create
nuisances in the area. The petitioner notes that the access for the site will remain the same, with primary
ingress and egress on Algonquin Road and secondary access on Wall Street. The petitioner concludes
that the site is already served by public facilities and adding a small warehouse buildingwill not
overburden the local resources.
Staff's Findings: The proposed warehouse building and site improvements will conform to the bulk
requirements and allowed uses in the 1-1 zoning district; will provide a sufficient amount of off-street
parking; adheres to the Village's Comprehensive Plan and Future Land Use Plan designating the subject
property in a mixed -use district; is in the public interest to reactivate a vacant property with a permitted
use; and will not create inconvenient or unsafe access, traffic congestion in the streets, or excessively
burden public parks, recreation areas, schools, and other public facilities which serve the Planned Unit
Development.
CONDITIONAL USE STANDARDS
Section 14.203.F.8 of the Village of Mount Prospect Zoning Ordinance provides that a Conditional Use
shall conform to the following requirements:
1. That the establishment, maintenance, or operation of the conditional use will not be detrimental
to, or endanger the public health, safety, morals, comfort, or general welfare;
2. That the conditional use will not be injurious to the uses and enjoyment of other property in the
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immediate vicinity forth e purposes already permitted, nor substantially diminish and impair
property values within the neighborhood in which it is to be located;
3. That the establishment of the conditional use will not impede the normal and orderly
development and improvement of the surrounding property for uses permitted in the district;
4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will
be provided;
5. That adequate measures have been or will be taken to provide ingress and egress so designed as
to minimize traffic congestion in the public streets;
6. That the proposed conditional use is not contrary to the objectives of the current comprehensive
plan for the village; and
7. That the conditional use shall, in all other respects, conform to the applicable regulations of the
district in which it is located, except as such regulations may, in each instance, be modified
pursuant to the recommendations of the planning and zoning commission.
Petitioner's Findings: The petitioner states that the establishment, maintenance, or operation of the
conditional use will not be detrimental to, or endanger, the public health, safety, morals, comfort, or
general welfare as the proposed site improvements will complement the surrounding buildings and the
proposal will bring a quality business to Mount Prospect. The petitioner contends that the proposed use
and improvements are consistent with the general character of the area and that all business activities
will take place indoors. The petitioner does not expect heavy vehicular traffic, consistent with their
existing operation. The petitioner notes that the proposed amendment aligns with the existing PUD which
allows for office and warehouse uses, and that the new warehouse will not impede normal and orderly
development of the surrounding property. The petitioner asserts that the property is adequately served
by public utilities and access roads and will comply with all Public Works, Building, and Fire code
requirements. The petitioner states that the site includes two access points that are sufficient to manage
traffic flow. Per the petitioner, the proposal aligns with the future land uses recommended by the Village
Comprehensive Plan, and also aligns with policy encouraging the reuse and redevelopment of
underutilized properties. The petitioner concludes that the property will adhere to all applicable zoning
regulations and PUD requirements.
Staff's Findings: Staff has reviewed the petitioner's request for conditional use approval for a PUD
amendment and finds that the standards have been met. Staff finds that the proposal will not endanger
public health, safety, morals, comfort, or general welfare. The proposed new warehouse and site
improvements will reactivate a vacant industrial property with a permitted office/warehouse use
appropriate for the district. The information provided does not suggest that the proposal will generate
nuisances that will be injurious to the uses and enjoyment of other property in the immediate vicinity.
Based on the information submitted, the surrounding uses, and the proposed development's
compliance with the Village's zoning ordinance and long-range planning documents, staff recommends
approval of the conditional use request.
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Exhibit B: Lake Center Plaza PUD
Lake Center Plaza PLC
.Jiffy L.b.
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3
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'House lnn
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Lake Center Plaza PUD
Parcels
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0 250 500 Village uLlNauut Prowled, IL
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Page 16 of 57
Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
-5328
Zoning Request Application
Zoning District (m): h°'Limited Industrial PUD
Property Area (Sq, Ft. and/or Acreage): +/-2Oacres
[�
��Vahobon(a): To
[]zoning map Amendment: Rezone From To
Zoning Text Amendment Section(s)
Other: Major Amendment for Lake Center Plaza PUD
�The Applicant proposes madd a+/-5,5OOsq. ft. warehouse and update the existing building at 500 W. Algonquin Road, Mt. Prospect, IL, I
I msupport anelectric contractor and general contractor business (Broadway Electric Inc. and Cornerstone Contracting |mc.)wuhvffico I
and warehousing.
IV, Applicant (all correspon'dence'�(vill be 6nt to the a0plicant)
Name: AGIL 500 WEST LLC c/o Katarina Karac, Birchwood Law LLC Corporation:
Address: 5 Revere Drive, Suite 200
Chy, State, ZIP Code: Northbrook, U|inoisG88O2
Phone 224-055-7095
Email: katarina@birchwood. law
Interest in Owner (AGL500 WESTuC); Attorney for the Applicant (matanna Karac,csq.)
(e.g. owner, buyer, developer, lessee, architect, etc...
Page 17 of 57
1 [9 Check if Same as Applicant I
Name AGL5OOWEST LLC Corporation:
Address: r3uSaddlers Court
City, State, ZIP Code: Naperville, u0O54O
Email: unm
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.
| hereby affirm that all Information provided herein and inall materials submitted in association with this
application are true ap"ccurate to the best of my knowledge.
"01 ,,, A , ) ( , -
Applicant:Deha:
-1 4:2
AGL 500 West | | C
(Print or Type Name)
Uapplicant isnot property owner:
| 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.
(Signature)
(Print or Type Name)
Page 18 of 57
Affidavit of Ownership
COUNTY OF COOK
STATE OF ILLINOIS
AGL 500 West, LLC under oath, state that I am
(print name)
n the sole owner of the property
an owner of the property
❑ an authorized officer for the owner of the property
commonly described as 500 West Algonquin Road, Mount Prospect, Illinois 60056
(property address and PIN) PIN: 08-23-203-037-0000
---------- -
and that such property is owned by
Subscribed and sworn to before
me this 1 -5_ day of
61'
Notary Public
��I� Mlu M iil�i a Mii �Mo
14#1
LAAAAAAA:LAA"
AGL 500 West, LLC
as of this date.
(print name)
Signature
Page 19 of 57
WARRANTYDEED
ILLINOIS STATUTORY
(Limited Liability Company to Individual)
24GCO061283NB
THE GRANTOR, 500 Algonquin LLC, an Illinois Limited Liability Company, created and existing
under and by virtue of the laws of the State of Illinois and duly authorized to transact business in the State of Illinois,
for. and in consideration of TEN ($10:00) DOLLARS, and other good and valuable consideration in. hand paid,
CONVEY(S) and WARRANTS: unto AGL 500 WEST LLC, an Illinois limited liability company,
of 732 Saddlers Court, Naperville Illinois 60540,.of the County of DuPage, all interest in the following described Real
Estate situated in the County of Coop, State of Illinois, to wit:
LOT I IN LAKE CENTER PLAZA RESUBDIVISION NO.2 OF PART OF THE NORTHEAST 1/4 OF
SECTION 23 TOWNSHIP 41 NORTH RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN,
IN COOK COUNTY, ILLINOIS
SUBJECT TO: general real estate taxes not yet due and payable; covenants; conditions and restrictions of record.
Permanent Real, Estate Index Number: 08-23-203-037-0000
.Address of Real Estate: 500 West Algonquin Road, Mount Prospect, Illinois 60056
Page 20 of 57
Dated this /9 7" day of. y .v e,- e -, 15:�: z , 2024.
GRANTOR:
500 Algonquin LLC
By:
Frank Schnitzler,. its Manager
STATE OF ILLINOIS }
) SS.
COUNTY OF COOK }
I, the undersigned, a Notary Public in and for said County, in the State aforesaid, CERTIFY THAT Frank Schnitzler,
individually and as Manager of 500 Algonquin LLC; an Illinois limited liability.company, and personally known to me to be the
same person whose name is subscribed to the foregoing instnment, appeared before me this day in person; and acknowledged that
as such Manager, he signed and delivered the: said instrument pursuant to authority given by the operating agreement of said limited
liability company; as his free and voluntary act, and as the free and voluntary act and deed of said limited liability company, for the
uses and purposes therein set.forth.
Given under my hand and official seal, this %'i day of a e-_- 1� .,2024.
Prepared By: R. Anthony DeFrenza, Esq.
DEFRENZA MOSCONI, PC
707 Skokie. Boulevard, Suite 410
Northbrook, Minois 60062
Mail To: Mr. Leo Aubel
Howard & Howard
200 South Michigan. Avenue
Suite 1100
Chicago, IL 60604
Taxpayer: AGL 500 West LLC
732 Saddlers Court
Naperville. Illinois 60540
OFFICIAL. SEAL
R ANTHONY, DEFRENzA
NOTARY PUBLIC, STATE OF. ILLINOIS
MY COMMISSION EXPIRES: 05012027
(Notary Public)
Page 21 of 57
2023 Second Installment Property Tax Bill - Cook County Electronic Bill
$0.00 Property Index Number (PIN) Volume Code Tax Year (Payable In) Township Classification
By 02I01/2025
08-23-203-037-0000 050 16048 2023 (2024) ELK GROVE 5-17
IF PAYING LATE, 02/02/2025 - 03/01/2025 03/02/2025 - 04/01/2025 04/02/2025 - 05/01/2025 LATE INTEREST IS 0.75% PER
PLEASE PAY $0.00 $0.00 $0.00 MONTH, BY STATE LAW
WHERE YOUR MONEY GOES
Total 2023 Tax Bill $125,563.00 $4,995.98 MORE than 2022
Taxing District 2023 Tax 2022 Tax Difference
Community Consolid. SD 59 Arlington Hts
$42,343.72
$40,071.59
$2,272.13
More
Township HIS District 214 (Arlington Hts)
$35,540.81
$33,139.37
$2,401.44
More
Village of Mount Prospect
$12,835.39
$13,272.66
-$437.27
Less
Mt Prospect Park District
$8,154.76
$7,707.16
$447.60
More
Mount Prospect Library Fund
$7,297.13
$6,974.49
$322.64
More
Harper College Comm College 512 Palatine
$6,003.42
$5,776.85
$226.57
More
Metro Water Reclamation Dist of Chicago
$5,014.96
$5,269.61
-$254.65
Less
County of Cook
$2,471.15
$3,494.28
-$1,023.13
Less
Cook County Public Safety
$2,020.52
$1,493.53
$526.99
More
Cook County Health Facilities
$1,119.28
$1,084.92
$34.36
More
Cook County Forest Preserve District
$1,090.21
$1,141.28
-$51.07
Less
Town of Elk Grove
$741.34
$704.49
$36.85
More
Consolidated Elections
$465.16
$0.00
$465.16
More
Road & Bridge Elk Grove
$174.43
$169.08
$5.35
More
Northwest Mosq Abatement Dist Wheeling
$145.36
$126.81
$18.55
More
General Assistance Elk Grove
$145.36
$140.90
$4.46
More
DO NOT PAY THESE TOTALS
$125,563.00
$120,567.02
$4,995.98
More
The above breakdown displays how much you pay in property taxes to each taxing district and the change from last year. Please see reverse side for a detailed breakdown by
Taxing District.
2022 Assessed Value 481,919
2023 Total Tax Before Exemptions
125,563.00
Homeowner's Exemption .00
Senior Citizen Exemption .00
2023 Assessed Value 481,919
Senior Freeze Exemption .00
2023 State Equalizer X 3.0163
2023 Equalized Assessed Value (EAV)
2023 Total Tax After Exemptions
1,453,612
125,563.00
2023 Local Tax Rate X 8.638%
First Installment 66,311.86
2023 Total Tax Before Exemptions
Second Installment + 59,251.14
125,563.00
Total 2023 Tax (Payable in 2024)
125,563.00
500 ALGONQUIN LLC
500 W ALGONQUIN RD 100 SAUNDERS RD STE150
MOUNT PROSPECT IL 60056 6207 LAKE FOREST IL 600452526
Page 22 of 57
Taxing Districts
2023 Tax
2023 Rate
2023 %
Pension
2022 Tax
MISCELLANEOUS TAXES
Northwest Mosq Abatement Dist Wheeling
145.36
0.010
0.12%
126.81
Metro Water Reclamation Dist of Chicago
5,014.96
0.345
3.99%
523.30
5,269.61
Mt Prospect Park District
8,154.76
0.561
6.49%
726.80
7,707.16
Miscellaneous Taxes Total
13,315.08
0.916
10.60%
13,103.58
SCHOOL TAXES
Harper College Comm College 512 Palatine
6,003.42
0.413
4.78%
5,776.85
Township HS District 214 (Arlington Hts)
35,540.81
2.445
28.31%
639.58
33,139.37
Community Consolid. SD 59 Arlington Hts
42,343.72
2.913
33.72%
1,002.99
40,071.59
School Taxes Total
83,887.95
5.771
66.81 %
78,987.81
MUNICIPALITY/TOWNSHIP TAXES
Mount Prospect Library Fund
7,297.13
0.502
5.81%
6,974.49
Village of Mount Prospect
12,835.39
0.883
10.22%
5,669.08
13,272.66
Road & Bridge Elk Grove
174.43
0.012
0.14%
169.08
General Assistance Elk Grove
145.36
0.010
0.12%
140.90
Town of Elk Grove
741.34
0.051
0.59%
704.49
Municipality/Township Taxes Total
21,193.65
1.458
16.88%
21,261.62
COOK COUNTY TAXES
Cook County Forest Preserve District
1,090.21
0.075
0.87%
14.53
1,141.23
Consolidated Elections
465.16
0.032
0.37%
0.00
County of Cook
2,471.15
0.170
1.97%
450.61
3,494.23
Cook County Public Safety
2,020.52
0.139
1.61%
1,493.53
Cook County Health Facilities
1,119.28
0.077
0.89%
1,084.92
Cook County Taxes Total
7,166.32
0.493
5.71 %
7,214.01
(Do not pay these totals)
125,563.00
8.638
100.00%
120,567.02
Pursuant to Cook County Ordinance 07-0-68, if you are a mortgage lender, loan servicer, or agent of any entity within the
meaning of 35 ILCS 200/20-12, you may not pay using a downloadable tax bill unless you pay the $5 duplicate bill fee.
*** Please see 2023 Second Installment Payment Coupon next page ***
Page 23 of 57
2023 Second Installment Property Tax Bill
Cook County Payment Coupon
Pursuant to Cook County Ordinance 07-0-68, if you are a mortgage lender, loan servicer, or agent of any entity within the
meaning of 35 ILCS 200/20-12, you may not pay using a downloadable tax bill unless you pay the $5 duplicate bill fee.
CU'T & INCI ...UDF WITH PAYMFN.l
T3LG
Property Index Number (PIN) Volume
Cook County eBill 08-23-203-037-0000 050
B 02/01/2025 $0.00
Click to may online Amount Paid
If paying later, refer to amounts above. Click to update Mailing Name/Address
SN 0020230200 RTN 500001075 AN (see PIN) TC 008911 Is
Internal use only
00202302004082320303700000008911200000000000000000000000000000000000000000000
This is an Official Downloadable Tax Bill Payment Coupon. COOK COUNTY TREASURER
Please process this coupon along with payment presented. PO BOX 805438
CHICAGO IL 60680-4116
08232030370000/0/23/F/OOOOOOOOOOF/ee 24 of 57
r�`� Z, r.
January 17, 2025
Antonia Lalagos
Development Planner
Community Development Department
Village of Mount Prospect
50 S. Emerson Street
Mount Prospect, IL 60056
Katarina S. Karac
5 Revere Drive, Suite 200
Northbrook, Illinois 60062
Ph. 224-955-7095
katarina@birchwood.law
www.birchwood.law
Re: Letter of Intent - 500 W. Algonquin Rd., Mt. Prospect, Illinois (PIN: 08-23-203-
037-0000)
Dear Ms. Lalagos,
I hope this correspondence finds you well. I am writing on behalf of my client, AGL 500
WEST LLC ("Applicant"), the owner of the property located at 500 W. Algonquin Road, Mt.
Prospect, Illinois. As part of the application for a Major Amendment to the Lake Center Plaza
PUD, we are submitting this Letter of Intent to outline the proposed improvements and usage.
The property consists of approximately 2.6 acres and is part of a Limited Industrial Planned
Unit Development (PUD) established in 1987 and amended by Ordinances in 1989 and 2007. The
properties to the south and west are zoned as Limited Industrial, while the properties to the north
and east are zoned as Limited Industrial PUD.
The Applicant intends to use the property for its business operation, which includes
Broadway Electric, Inc., a full -service electrical contractor, and Cornerstone Contracting, Inc., a
general contractor specializing in large-scale, federally funded projects. The operation currently
employs 83 full-time staff, including 46 employees who will work on -site at the subject property.
The site features an existing vacant building with a total area of +/- 22,135 square feet,
including a warehouse and office space. Approximately 13,514 square feet of the building will be
dedicated to office use, which will undergo renovation to include new window treatments, interior
and exterior paint, updated signage, and upgrades to plumbing and mechanical systems. The
remaining +/-8,621 square feet will be dedicated for warehousing, including housing tools,
materials, and equipment for the electrical contractor business. There will be +/-75 parking spaces,
providing sufficient parking for employees and visitors.
Page 25 of 57
Additionally, the Applicant proposes to construct a new +/- 5,500 square foot habitable,
Fire Code compliant warehouse in the northwest quadrant of the property, replacing the existing
tennis court. This structure will measure approximately 50' by 110' with side and rear yard
setbacks of 19' and 20', respectively, and a height of 17' 8 '/2".
The new warehouse will be used for material storage only for contractor and electrical
equipment, with no outdoor storage on -site. Items such as conduit, fittings, wire, and switchgear
will be stored on -site for less than 30 days before being transported to various project sites by in-
house drivers using vans or smaller box trucks. The business has approximately 3-4 vans and/or
trucks and one 16' box truck. The box truck is typically in the field, as it gets reassigned to field
employees from one project to another. The box truck will be parked in the loading dock of the
existing building and the other small trucks/vans will be parked right outside of the existing
warehouse on the north side in the parking stalls. There will be no larger vehicles kept on site.
As a result of the proposed new warehouse, there will be no increase to the impervious
surface, since the building is replacing the existing tennis court. The site will also meet the
performance standards related to noise, vibrations, smoke, fire hazard, toxic matter, odorous
matter, and glare listed in Mt. Prospect's Code of Ordinances Section 14.2101. Any mechanical
equipment will be screened and in compliance with Mt. Prospect Code of Ordinances Section
14.3041. Outdoor lighting will meet the standards of Mt. Prospect Code of Ordinance Section
14.314. The Applicant understands that full cutoff luminaries with a total cutoff angle of not more
than 90 degrees and flat lenses are required. Signage will comply with standards of Chapter 7 of
the Mt. Prospect Code of Ordinances. Lastly, we are in the process of confirming with MWRD if
the proposed improvements would require a Watershed Management Ordinance (WMO) permit
from the MWRD. We will update our Village Staff once we receive a response related to this
inquiry.
We believe that the proposed improvements will enhance the property and the surrounding
area and are supported by the Village Code of Ordinances. Please feel free to contact me directly
at 224-955-7095 or k 'a'at°r"a�c?birchwopd..law should you require any additional information. We
look forward to working with you and the Village of Mount Prospect on this project.
Sincerely,
Katarina S. Karac
Page 26 of 57
loll IIIr4 IVAWYM�
r�`� Z, r.
Responses to Conditional Use Standards
To: Ms. Antonia Lalagos
Development Planner
Community Development Department
Village of Mount Prospect
50 S. Emerson Street
Mount Prospect, IL 60056
Date: 01 /17/2025
Re: 500 W. Algonquin Road, Mt. Prospect, IL.
14.203: STANDARDS FOR CONDITIONAL USE
Katarina S. Karac
5 Revere Drive, Suite 200
Northbrook, Illinois 60062
Ph. 224-955-7095
katarina@birchwood.law
www.birchwood.law
No conditional use shall be recommended for approval by the planning and zoning commission
unless it finds:
a) That the establishment, maintenance, or operation of the conditional use will not be detrimental
to, or endanger the public health, safety, morals, comfort, or general welfare.
Response: The proposed site updates to 500 W. Algonquin Rd. will not be detrimental to
public health, safety, morals, comfort, or the general welfare. The business activity that
will be supported includes office and warehousing of contractor equipment to be used off -
site on various projects. The proposal will foster a stronger Mount Prospect by bringing in
a quality business that has existed for more than 40 years. The site improvements
complement the surrounding buildings and will enhance the surrounding area.
b) That the conditional use will not be injurious to the uses and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and impair
property values within the neighborhood in which it is to be located.
Response: The proposed use and improvements are consistent with the general character
of the area. All activities, including the storage of tools, equipment, and materials, will take
place indoors, with no outdoor storage or excessive noise. The vehicles on site will consist
of mostly office building workers' vehicles with 3-4 small trucks and vans and one 16' box
truck. No heavy vehicular traffic is expected (consistent with the existing operation). The
proposal will not be injurious to the uses and enjoyment of other property in the immediate
vicitiy, nor substantially diminish and impair property values within the neighborhood.
Page 27 of 57
c) That the establishment of the conditional use will not impede the normal and orderly
development and improvement of the surrounding property for uses permitted in the district.
Response: The proposed amendment aligns with the existing PUD which allows for office
and warehouse uses. No new uses are being proposed. The Applicant is requesting to add
a +/-5,500 warehouse building to the northwest section of the site where the tennis courts
are currently located. The new warehouse will serve the Applicant's business. The
proposal will not impede the normal and orderly development of the surrounding property.
d) That adequate public utilities, access roads, drainage, and/or necessary facilities have been or
will be provided.
Response: The property will be adequately served by public utilities. The main access will
continue to be off of Algonquin Road. The site will comply with all Public Works, Building
and Fire Code requirements.
e) That adequate measures have been or will be taken to provide ingress and egress so designed
as to minimize traffic congestion in the public streets.
Response: The site includes primary two-way access via Algonquin Road and secondary
access on Wall Street, sufficient to manage traffic flow.
f) That the proposed conditional use is not contrary to the objectives of the current comprehensive
plan for the village.
Response: The proposal aligns with the recommended future land uses identified by the
Comprehensive Plan — Business and Light Industrial. Also, the Comprehensive Plan
recommends encouraging the reuse of underutilized industrial properties. The proposed
improvements will contribute to the economic vitality of the industrial/commercial corridor
along Algonquin Road.
g) That the conditional use shall, in all other respects, conform to the applicable regulations of the
district in which it is located, except as such regulations may, in each instance, be modified
pursuant to the recommendations of the planning and zoning commission.
Response: The property will adhere to all applicable zoning regulations and PUD
requirements. No modifications from the development standards will be required.
Sincerely,
Katarina Karac
Page 28 of 57
loll IIIr4 IVAWYM�
r�`� Z, r.
To: Ms. Antonia Lalagos
Development Planner
Community Development Department
Village of Mount Prospect
50 S. Emerson Street
Mount Prospect, IL 60056
Date: 01 /17/2025
Re: 500 W. Algonquin Road, Mt. Prospect, IL.
RESPONSES TO STANDARDS FOR PLANNED UNIT DEVELOPMENTS:
14.504: STANDARDS FOR PLANNED UNIT DEVELOPMENTS:
A. General Standards:
Katarina S. Karac
5 Revere Drive, Suite 200
Northbrook, Illinois 60062
Ph. 224-955-7095
katarina@birchwood.law
www.birchwood.law
1. Except as modified by and approved in the final planned unit development plan, the proposed
development complies with the regulations of the district or districts in which it is to be located.
Response: The proposed amendment to the PUD complies with the bulk regulations for
the 1-1 Limited Industrial PUD District, including parking, setbacks, height, and impervious
surface requirements.
2. The principal use in the proposed planned unit development is consistent with the
recommendations of the Comprehensive Plan of the Village for the area containing the subject
site.
Response: The principal use aligns with the Village's Comprehensive Plan which
recommends Business and Light Industrial for future land uses. The proposal also aligns
with Policy 1.2, which encourages the reuse and redevelopment of underutilized
properties. This proposal will revitalize a vacant office building and more fully utilize the
site by removing the tennis court and adding a +/- 5,500 warehouse building.
3. The proposed planned unit development is in the public interest and is consistent with the
purposes of this zoning ordinance.
Page 29 of 57
Response: The proposed project is in the public interest as it will relocate a 40+ year old
Illinois -based business to the Mount Prospect community and will open future job
opportunities in the community. Also, the proposed use is consistent with the purpose of
1-1 Limited Industrial District, which is "intended to provide an area suitable for industrial,
manufacturing, warehousing and research facilities that do not create appreciable
nuisance or hazards, or an area for such uses that require a pleasant, hazard and nuisance
free environment." The warehousing component of the site is low -hazard and will not
create any nuisances in the area.
4. The streets have been designed to avoid:
a. Inconvenient or unsafe access to the planned unit development;
Response: The access for the site will remain the same with primary ingress and egress
on Algonquin Road and secondary access on Wall Street.
b. Traffic congestion in the streets which adjoin the planned unit development;
Response: The proposed development will not significantly increase traffic congestion.
Deliveries will be limited to 2-3 times per week during off-peak hours (6:00 a.m. to 9:00
a.m.). The site's existing infrastructure is sufficient to handle current and projected traffic
volumes.
c. An excessive burden on public parks, recreation areas, schools, and other public facilities which
serve or are proposed to serve the planned unit development.
Response: The proposed use will not place any undue burden on public facilities. The site
is already served by public facilities. Adding a small warehouse building will not
overburden the local resources.
Sincerely,
Katarina Karac
Page 30 of 57
LEGAL DESCRIPTION
500 West Algonquin, Mount Prospect, Illinois
PIN:08-23-203-037-0000
LOT 1 IN LAKE CENTER PLAZA RESUBDIVISION NO. 2 OF PART OF THE
NORTHEAST 1/4 OF SECTION 23 TOWNSHIP 41 NORTH RANGE I I EAST OF THE
THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
Page 31 of 57
LINE- TABL E
Lime Bearin,q
ZI
L2 N. 89 53,05,
L J S. 03 04J
L4 S.8957,11,-V.
L 5 S. 00"15 P6 ,
L 6 S. 45" 11 11,
L 7 S. 44 58 ,56 �V.
L8 S.00"19,49,
L 9 S. 45 1 06 W.
SOUTH FACE OF FENCE /S 5.17 NORTH
AND WEST FACE /S 4.03 EAST
Distance
Measure
187. 19 ;
187. 19 ;
582.J2,
592.32,
ji.. 99 ,
ji.. 99 ,
119.70,
119.91
16.50 ,
16. 4J ,
15.00,
14.96,
59. 00 ,
59. OJ ,
J2. 00 ,
J2. I J ,
4 1. 50
4 1. 59
METAL FENCE
NEW INTERIOR RENOVATION AND DETACHED WAREHOUSE BUILDING FOR:
�TRIC, IN40�1111
OA
-B DWAY ELEQ6... Q.,O
ISSUED FOR ZONING APPROVAL
INDEX OF DRAWINGS
LS-1 Title Sheet, Proposed Site Plan and Detached Warehouse Floor Plan
LS-2 Primary Building and Detached Warehouse Exterior Elevations, Renderings and Signage
LS-3 Tree Preservation Plan and Landscaping Plan
A-1 Primary Building - Existing Floor Plan / Demolition Plan
A-2 Primary Building - Construction Floor Plan
Pg 1 of 2 Photometric Plan - Existing
Pg 2 of 2 Photometric Plan - Existing
CODE DATA:
2021 INT'L BUILDING CODE
2021 INT'L MECHANICAL CODE
ILLINOIS STATE PLUMBING CODE, LATEST EDITION,
WITH LOCAL AMENDMENTS
DATA:
PROJECT STATISTICS:
ZONING:
CONSTRUCTION TYPE:
PRIMARY BUILDING
DETACHED WAREHOUSE
OCCUPANCY CLASSIFICATION:
PRIMARY BUILDING
DETACHED WAREHOUSE
LOT COVERAGE:
TOTAL SITE AREA:
1-1 LIMITED INDUSTRIAL DISTRICT
TYPE 25
TYPE 25
B-BUSINESS / 5-2 LOW HAZARD
8-2 LOW HAZARD STORAGE
114,296 SQ. FT
2020 NATIONAL ELECTRICAL CODE
2021 ILLINOIS ENERGY CONSERVATION CODE WITH
LOCAL AMENDMENTS
2015 NATIONAL FIRE ALARM CODE
2021 INT'L FIRE CODE
AREA CALCULATIONS::
PRIMARY BUILDING
OFFICE AREA 13,514 SF
DETACHED WAREHOUSE:
WAREHOUSE AREA
Al
co
PF
WAREHOUSE AREA 53
TOTAL OFFICE: 13,514 S.F. TOTAL WAREHOUSE: 14,
WIND DESIGN:
ULIMATE DESIGN WIND SPEED, V, ULT 115 MPH
NOMINAL DESIGN WIND SPEED, V, ASD 'Be MPH
SUSPEN
ENTRY
B/ CAN
EL.- +11'
1
(6-INCH BOX GUTTER (BEI BLUE)
Aklf c ArV
STOREFRONT 3010
SERVICE D(
FRONT ELEVATION - Detached Warehouse - TYP. @ 3)-
1/8" = 1'-0"
6-INCH BOX GUTTER (BEI BLUE)
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Metropolitan Water Reclamation District of Greater Chicago
100 EAST ERIE STREET CHICAGO, ILLINOIS 60611-3154 312.751.5600
February 6, 2025
David T. Wojcik
President
Wojcik and Associates Architects, Inc.
265 Cottonwood Drive
Elk Grove Village, IL 60007
Dear Mr. Wojcik:
Subject: Watershed Management Ordinance Permit Applicability
Broadway Electric, Inc. and Cornerstone Contracting, Inc.
500 West Algonquin Road
Mount Prospect, IL
BOARD OF COMMISSIONERS
Kari K. Steele
President
Patricia Theresa Flynn
Vice President
Marcelino Garcia
Chairman of Finance
Precious Brady -Davis
Yumeka Brown
Cameron Davis
Beth McElroy Kirkwood
Eira L. Corral Sepulveda
Sharon Waller
This is in response to your letter, dated January 17, 2025, requesting whether a
Metropolitan Water Reclamation District (MWRD) Watershed Management Ordinance (WMO)
permit will be required for the subject project. As described in your letter and shown on the
submitted exhibit, the proposed project includes tennis court removal, a new warehouse building,
a concrete and permeable paver ramp, and internal building modifications. Per your electronic
correspondence, grading is only proposed for the ramp. Your electronic correspondence also
indicates that floor drains from the warehouse are proposed to connect to a subsurface drainage
system and not to the sanitary sewer system. Detention was provided and required for the property
under MWRD Permit No. 1974-0216. The detention facility was modified under MWRD Permit
Nos. 1978-0179 and 1987-0805, and the property was development under MWRD Permit No.
1991-0063. The detention facility was then further modified under MWRD Permit Nos.
2007-0288, 2018-0114, and 2023-0055. The proposed development area is approximately
0.19 acre. Per your electronic correspondence, sanitary sewers are not proposed.
Per WMO §702.2.C(1), all floor drains must connect to the sanitary sewer and may not
connect to a subsurface drainage system. Since sanitary sewers would be required for the floor
drains, a WMO permit will be required for qualified sewer construction. The runoff and volume
control provisions of Article 5 apply. Detention is required; however, it may be deferred until the
aggregate development on the property holdings since the effective date of the WMO, May 1,
2014, exceeds 0.50 acre. Please submit a permit application, plan set, and applicable fees for our
review and approval. Permit and plan documents shall be submitted electronically via our WPASS
system. The procedures for electronic submissions, as well as the WMO, Technical Guidance
Manual, and permit forms can be found at www.mwrd.org/wmo.
If the project scope is modified to not include floor drains and sanitary sewers are not
proposed, a WMO permit will not be required, since the project development area is less than 0.50
Page 46 of 57
Mr. David T. Wojcik 2 February 6, 2025
acre and qualified sewer construction would not be proposed. Prior to conducting any work, be
sure to contact the local authorities to obtain any and all approvals for the project.
This permit determination is dependent on the information provided and may change if the
project scope is modified. If you have any questions, please email me at MihalacheC@mwrd.org.
Sincerely,
Constance Mihalache, PhD, P.E.
Senior Civil Engineer
CM
cc: Mayor Paul Wm. Hoefert, Village of Mount Prospect
Marek Grabis, MWRD
Permit File 1991-0063
PD#7
Page 47 of 57
N N N N N N
j Al 1 C C U C11, I.d I'1 1!;I
C'. 0 N,V ,.r 1.1 I !. Y0a Psi I.. L.0
November 13, 2024
Mr. Chris Blake
President
Broadway Electric, Inc.
831 Oakton Street
Elk Grove Village, Illinois 60007
via email: cblake@broadwayelectric.com
Re: Inspection at 500 W. Algonquin Road, Mount Prospect, Illinois
Dear Mr. Blake,
On November 8, 2024, Eric J. Van Duyne, P.E., S.E. of Building Infrastructure Consultants, LLC
inspected the structure located at 500 W. Algonquin Road in Mount Prospect, Illinois. The
purpose of the inspection was to investigate the cause of reported displacement within the
concrete slab -on -ground within the structure.
The subject structure is a south facing single -level commercial structure constructed with cast -
in -place concrete, steel, and precast concrete wall panels. The exterior of the structure is clad
with a glass curtain wall system on the western, southern, and eastern elevations. Precast
concrete wall panels form the exterior walls of the truck loading dock area within the northern
portion of the structure.
It was reported that the concrete slab -on -ground within the structure was displaced downward at
various locations.
OBSERVATIONS
Throughout the structure, the concrete slab -on -ground was covered with floor finishes, including
tiles and carpeting. However, finishes had been locally removed within the southeast portion of
the structure to expose the slab edge at the foundation wall. The slab was visibly displaced
downward near the southeast corner where the slab met the concrete foundation wall. Vertical
displacement was also apparent within the wall base trim and the trim around the column
enclosure (Photographs 1 and 2). A large tree was present at the exterior of the structure,
coincident with the observed slab displacement (Photograph 3).
Downward slab displacement was also apparent at the southwest corner of the structure, but
the total displacement was less. A large tree was present at the exterior at this location also
(Photograph 4).
When large trees are within 15 feet of a structure, the tree root system can seek water during
dry weather. If clay soils are present below foundations and concrete slabs, the tree roots can
cause desiccation of the soil mass below the concrete, resulting in vertical settlement. It is
Page 48 of 57
believed that the slab displacement at both locations is related to the trees at the exterior. The
foundation walls were not affected by the tree roots however.
FINDINGS AND RECOMMENDATIONS
1. The vertical displacement in the slab at two locations along the southern exterior wall
was likely due settlement related to the large trees at the exterior.
2. The two large trees should be cut down to prevent further slab movement.
3. The slab edge can be drilled from the exterior to install horizontal dowels that will lock
the slab to the foundation wall and prevent further displacement. Floor leveling materials
can be used to bring the floor back to the desired level of flatness.
Building Infrastructure Consultants, LLC has no direct knowledge of, and offers no warranty
regarding, the condition of concealed construction, or conditions beyond what was exposed
during our investigation. The findings herein are based on information possessed by Building
Infrastructure Consultants, LLC as of the date of this letter. We reserve the right to modify this
report and its opinions based on additional information as it becomes available.
Let me know if you have any questions.
Sincerely,
fl,f� VA,?L
Eric J. Van Duyne, PE SE
Building Infrastructure Consultants, LLC
evanduyne(aDgmail.com
(815) 260-2825
6615 Grand Avenue Suite B-321
Gurnee, IL 60031
Page 49 of 57
Photograph 1. Vertical displacement of the floor slab with respect to the concrete foundation wall along the
southern exterior wall of the structure.
Photograph 2. The vertical displacement was apparent between the base trim around the column and the
carpet.
Page 50 of 57
Photograph 3. A tree was present at the exterior coincident with the slab displacement.
Photograph 4. Vertical slab displacement was also apparent at the southwest corner of the structure. Note the
large tree at the exterior.
Page 51 of 57
2-12-2025
2a.
WOj'CIK + A550Ciate5 ArckItcct5, Inc.
265 Cottonwood Drive Elk Grove Village, IL 60007 (847) 439-0815
TREE PRESERVATION / REMOVAL PLAN SUMMARY
500 W. Algonquin Road, Mt. Prospect, IL
Per Tree Preservation section 14.2308
Reason for tree removal:
Trees # 1 - #3: Evidence of structural slab displacement was observed in the southeast
and southwest corners of the building as well as along the southernmost building wall.
The cause of displacement was determined to be soil desiccation most likely from tree
roots beneath the slab absorbing water from the soil causing it to dry out and shrink. This
soil desiccation resulted in undermined soil beneath the building's floor slab bearing,
creating unsupported areas of the floor slab edge, ultimately resulting in the downward
slab displacement.
It is likely that if the tree roots remain as is, water absorption and further desiccation will
likely continue; further exacerbating the slab displacement and loss of structural integrity
of the concrete foundation is probable.
Tree #4: Same as above with floor slab displacement occurring along the southern -most
wall and the south-west corner of the southern -most building bump -out.
Trees #5 and #6: The existing conditions of the site limit the design options and restrict
the location of where the overhead doors can be located on the proposed detached
Warehouse building. A function of operation for the business and purpose of the
proposed Warehouse requires work truck access to and from the overhead doors. Trees
#5 and #6 create a challenging obstacle incapable for trucks to navigate safely around
for access to the proposed Warehouse.
�... �...Photo 1.
„ Pti Depicts slab displacement
along the east office wall
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iF` '������ lookin south.
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Page 52 of 57
Page 53 of 57
Trees # 1 thru #3: Identified as Cherry trees. Caliper = 8-inch 0 (measured approximately
4.5 feet above grade). Center of trunks are located approximately 10-
feet, 13-feet and 17-feet from the east exterior wall (southeast corner).
Age of the three trees is estimated at 35-years and the canopies are
approximately 14' Radius.
Tree #4: Identified as a Sugar Maple. Caliper = 18-inch 0 (measured approximately 4.5 feet
above grade). Center of trunk is located approximately 20-feet from the south
exterior wall. Age of the tree is estimated at 35-years and the canopy of the
tree is approximately 21' Radius.
Trees #5 and #6: Identified as Ash trees. Caliper = 16-inch 0 and 17-inch 0 respectively
(measured approximately 4.5 feet above grade). Center of trunks are
located approximately 4 and 5 -feet west of the existing concrete
curb. Age of the tree is estimated at 35-years the canopy of the tree is
approximately 14' Radius.
The trees proposed for removal, identified above pose a safety hazard to both building structure
(trees # 1 - #4) as well as vehicular traffic (trees #5 & #6).
It is the intention of the new building Owner to replace the removed trees with a tree species
more appropriate for below power lines, with a less aggressive lateral root system and allowed
by local landscaping ordinance.
Wojcik + Associates Architects, Inc. (Architect of Record) concurs with the opinions, findings and
recommendations of the Illinois licensed structural engineer Mr. Van Duyne as documented in
the inspection report by Building Infrastructure Consultants, LLC., dated November 13, 2024.
�-1
David T. Wojcik, AIA, IIBEC, CSI
President
Page 54 of 57
MAYOR
Paul Wm. Hoefert
VILLAGE MANAGER
Michael J. Cassady
TRUSTEES
Vincent J. Dante
Agostino S. Filippone
Terri Gens
William A. Grossi
John J. Matuszak
Colleen E. Saccotelli
Village of Mount Prospect
50 S. Emerson Street, Mount Prospect, Illinois 60056
February 25, 2025
AGL 500 WEST LLC
c/o Katarina Karac
Birchwood Law LLC
5 Revere Dr
Northbrook IL 60062
Via e-mail: katarina(@birchwood.Law
Re: 500 W Algonquin Rd / PUD Major Amendment / Review #2
Dear Ms. Karac,
VILLAGE CLERK
Karen Agoranos
Phone:847/962-6000
Fax:847/962-6022
www. mountprospect.org
The Village of Mount Prospect has reviewed the second submittal for a major amendment to the
Lake Center Plaza PUD at 500 West Algonquin Road, Mount Prospect. Staff has the following
review comments:
Planning Division:
Items to be revised prior to Village Board hearing.
1. Please move the overnight parking information from the schematic landscape plan (LS-3) to
the conceptual site plan (LS-1).
2. Verify that the existing transformer and new generator will be under 6' tall.
3. Provide fence elevations for the trash enclosure.
4. Provide landscape screening around the trash enclosure fence.
5. Provide at minimum 120 square feet of live landscaping coverage at the islands at the end of
each parking row. See red circles.
Page 55 of 57
Village of Mount Prospect I Page 2
6. Provide the monument sign face square footage. A minimum of two square feet of
landscaping is required for every one square foot of sign face.
7. No new RTUs are indicated or approved for the new or existing building.
8. A complete revised set of plans bearing the latest revision date will need to be provided and
reviewed by staff prior to scheduling the Village Board meeting.
Items to be revised prior to building permit submittal:
9. It is noted that the existing exterior light fixtures will be replaced, including 4 pole -mounted
lights, 2 wall mounted lights, and 3 bollard lights. The light poles will remain. The ground
mounted lights (10 total) will be removed. As a condition of approval, a fully compliant
photometric plan will be required as part of building permit submittal.
10. All signs shall meet the standards of Chapter 7 of the Village Code.
11. A business license application shall be submitted with the building permit. Business
operations shall meet the performance standards related to noise, vibrations, smoke, fire
hazard, toxic matter, odorous matter, and glare listed in Section 14.2101.
Public Works Department:
No PW issues regarding the requested Conditional Use to construct a new warehouse on site,
subject to the following conditions to be addressed prior to issuing the Building Permit:
12. No new utilities are shown on the plan. If water (including fire protection) or sanitary services
are to be installed to the new warehouse, they must be shown on the site plan.
13. Sheet LS-1 seems to show the entry walks to be brick, and the driveways to the garage doors to
be concrete. Confirm, and provide details on the site plan. If the brick is to be permeable, an
Operation & Maintenance Plan shall be required.
14. A grading plan will be required showing the new pavement grades, and drainage patterns.
15. If a sanitary service is desired, it will have to be permitted by the Metropolitan Water
Reclamation District of Greater Chicago (MWRD). If any changes to the driveway onto
Algonquin Road are desired, they will have to be permitted by the Illinois Department of
Transportation (IDOT).
Building Department:
16. When plans come in for a building permit, please note that necessary, structural, and MEP
shall be included in the submittal package. If a floor or trench drain is added anywhere, please
add an FOG intercept as needed. Will confirm IECC design and permit review.
17. Any existing structural repair will require third party testing report or Village of Mount Prospect
on -site inspection.
Page 56 of 57
Village of Mount Prospect I Page 3
Fire Department:
Please advise the petitioner the following items must be included in the building/site plans
submittal:
18. A fire sprinkler system in accordance with NFPA 13 will be required for this project for all
buildings. Ensure fire sprinkler shop drawings, hydraulic calculations, and equipment cut
sheets are submitted for review. (Village of Mount Prospect Fire Prevention Code, 24.20)
19. 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.
20. An egress plan must be provided for the entire building. 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.
21. All egress doors are to use keyless locksets on the egress side. No flush bolts, dead or draw
bolts, etc. will be allowed. (Life Safety Code, 7.2.1.5.1)
If any changes are requested, please make the changes as noted above and submit a point -
by -point response letter and pdf files of the drawings. Please upload revisions into the portal.
Feel free to contact me at (847) 818-5302 / aLaLagos@mountprospect.org if you have any
questions.
Sincerely,
Antonia Lalagos
Development Planner
c: File Community Development
Page 57 of 57