HomeMy WebLinkAboutOrd 6811 10/28/2025 Amending Ordinance No.6634 Granting A Conditional Use For A Planned Unit Development And A Final Plat Of Subdivision For The Property Commonly Known As The Mount Prospect Technology CampusORDINANCE NO. 6811
AN ORDINANCE AMENDING ORDINANCE NO. 6634 GRANTING A
CONDITIONAL USE FOR A PLANNED UNIT DEVELOPMENT AND A
FINAL PLAT OF SUBDIVISION FOR THE PROPERTY COMMONLY KNOWN AS
THE MOUNT PROSPECT TECHNOLOGY CAMPUS LOCATED AT
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MOUNT PROSPECT--,,-ILLLL�N.01S
WHEREAS, by Ordinance No. 6634, the Corporate Authorities of the Village of Mount
Prospect approved a conditional use permit for a final planned unit development
consisting of three (3) data center buildings, three hundred forty-five (345) parking stalls,
one (1) electrical substation, and ancillary site improvements for property located at
1200 East Algonquin Road and 1200 Dempster Street ("Subject Property"); and
WHEREAS, by Ordinance No. 6634, the Corporate Authorities of the Village of Mount
Prospect also approved a final plat of subdivision titled "Planned Unit Development
Mount Prospect Technology Campus" that divided the Subject Property into five (5) lots
including three (3) buildable lots, one (1) common area lot, and one (1) lot designated
for the electrical substation, but the final plat of subdivision has not yet been recorded
with the Cook County Recorder of Deeds, and the Subject Property has not yet been
developed with data center buildings; and
WHEREAS, Tur Ventures LLC, ("Petitioner"), has determined that certain modifications
should be made to the approved planned unit development and final plat of subdivision
to better meet the evolving needs of the data center industry due to the rapid
acceleration of artificial intelligence that has increased the demand for data; and
WHEREAS, the Petitioner seeks approval of a final plat of subdivision titled "Planned
Unit Development Mount Prospect Technology Campus No. 2"and a conditional use
permit to amend the planned unit development as a major change, pursuant to Section
14.504(E)(1) of the Village Code, to construct a two -building data center campus
consisting of a total combined gross floor area of approximately 2,172,000 square feet,
including three hundred sixty-five (365) parking spaces, two (2) electrical substations,
mechanical yard, satellite antenna yard, and related site improvements at the Subject
Property legally described as follows:
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PARCEL 1: (MAIN CAMPUS)
LOT 1 IN FRIEDRICH BUSSE, JR. DIVISION OF LAND IN SECTION 23, TOWNSHIP 41
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE
PLATTHEREOF RECORDED FEBRUARY 20, 1911 AS DOCUMENT NO. 4709799, EXCEPT
(A) THAT PART OF SAID LOT 1 TAKEN FOR HIGHWAYS, AND (B) THAT PART FALLING IN
BLUE SKY SUBDIVISION ACCORDING TO THE PLATTHEREOF RECORDED JUNE 5, 2014
AS DOCUMENT NO. 1415616048, (C)THAT PART DESCRIBED AS FOLLOWS: BEGINNING
AT A POINT ON THE EAST LINE OF SAID LOT 1 THAT IS 50 FEET SOUTH OF THE
NORTHEAST CORNER OF SAID LOT 1; THENCE SOUTH 00 DEGREES 46 MINUTES 07
SECONDS EAST ALONG THE EAST LINE OF SAID LOT 1 FOR 40.01 FEET; THENCE NORTH
46 DEGREES 15 MINUTES 15 SECONDS WEST FOR 56.10 FEET TO A LINE 50.00 FEET
SOUTH OF AND PARALLEL WITH THE NORTH LINE OF SAID LOT 1; THENCE NORTH 88
DEGREES 15 MINUTES 36 SECONDS EAST FOR 40.01 FEET TO THE POINT OF
BEGINNING, (D)THAT PART DESCRIBED AS FOLLOWS: BEGINNING ATA POINT ON THE
EAST LINE OF SAID LOT 1 THAT IS ON THE NORTH LINE OF ALGONQUIN ROAD; THENCE
NORTH 63 DEGREES 23 MINUTES 45 SECONDS WEST ALONG THE NORTH LINE OF SAID
ALGONQUIN ROAD FOR 28.30 FEET; THENCE NORTH 71 DEGREES 35 MINUTES 52
SECONDS EAST FOR 26.37 FEET TO THE WEST RIGHT OF WAY LINE OF LINNEMAN
ROAD; THENCE SOUTH 00 DEGREES 46 MINUTES 07 SECONDS EAST FOR 21.00 FEET
TO THE POINT OF BEGINNING, IN COOK COUNTY, ILLINOIS.
PARCEL 2: (SUBSTATION PARCEL)
THE WEST 363.00 FEET OF LOT 2 IN LINNEMAN'S DIVISION OF PART OF THE
NORTHEAST 1/4 OF SECTION 23, TOWNSHIP 41 NORTH RANGE 11 EAST OF THE THIRD
PRINCIPAL MERIDIAN, AND PART OF THE SOUTHEAST 1/4 OF SECTION 14, TOWNSHIP
41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE
PLAT THEREOF RECORDED SEPTEMBER 10, 1953 AS DOCUMENT NO. 15716544,
EXCEPT THAT PART DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST
CORNER OF SAID LOT 2; THENCE NORTH 88 DEGREES 20 MINUTES 07 SECONDS EAST
ALONG THE NORTH LINE OF SAID LOT 2 FOR 25.00: THENCE SOUTH 43 DEGREES 47
MINUTES 00 SECONDS WEST FOR 35.63 FEET TO THE WEST LINE OF SAID LOT 2;
THENCE NORTH 00 DEGREES 46 MINUTES 07 SECONDS WEST FOR 25.00 FEET TO THE
POINT OF BEGINNING, IN COOK COUNTY, ILLINOIS.
PARCEL 3: (SUBSTATION PARCEL)
THE NORTH 120.00 FEET OF THE WEST 363.00 FEET OF LOT 3 IN LINNEMAN'S DIVISION
OF PART OF THE NORTHEAST 1/4 OF SECTION 23, TOWNSHIP 41 NORTH, RANGE 11
EAST OF THE THIRD PRINCIPAL MERIDIAN, AND PART OF THE SOUTHEAST 1/4 OF
SECTION 14, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL
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MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED SEPTEMBER 10, 1953 AS
DOCUMENT NO. 15716544, IN COOK COUNTY, ILLINOIS.
PINs: 08-23-100-018-0000 (PARCEL 1 AND 2), 08-23-200-052-0000 (PARCEL 3)
(collectively, the "Subject Property"); and
WHEREAS, a public hearing was held on the requests for a final plat of subdivision and
a conditional use to amend the planned unit development as a major change for the
Subject Property, being the subject of PZ-21-25 before the Planning and Zoning
Commission of the Village of Mount Prospect on the 23rd day of October, 2025, pursuant
to proper legal notice in the manner required by law, including by publication in the Daily
Herald newspaper on the 8th day of October, 2025; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and
recommendations of approval, with specific conditions, to the President and Board of
Trustees in support of the requests being the subject of PZ-21-25; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have
given consideration to the requests herein and have determined that the same meets
the standards of the Village and that the granting of the proposed conditional use to
amend the planned unit development as a major change and to approve the amended
final plat of subdivision would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES
OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE
EXERCISE OF THEIR HOME RULE POWERS:
S.!TIC„J. That the recitals set forth hereinabove are incorporated herein as
findings of fact by the President and Board of Trustees of the Village of Mount Prospect.
SEC, O.mI N T' UQ..:"This Ordinance shall amend, replace, and supersede the conditional
use for a planned unit development on the Subject Property approved by Ordinance No.
6634 and any other conditional uses previously approved for the Subject Property.
-TI_+ NT!HF E -:' The President and Board of Trustees of the Village of Mount Prospect
("Village") do hereby grant approval of the following:
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A final plat of subdivision titled "PLANNED UNIT DEVELOPMENT MOUNT
PROSPECT TECHNOLOGY CAMPUS NO. 2" prepared by Gewalt Hamilton
Associates, Inc. and dated 10/09/2025, attached as Exhibit A;
2. A plat of dedication prepared by Gewalt Hamilton Associates, Inc., and dated
10/07/2025, attached as Exhibit A, dedicating land to the Illinois Department
of Transportation (IDOT) for public sidewalks; such plat shall be recorded with
Cook County prior to issuance of the first certificate of occupancy for a data
center building on the Subject Property;
3. A plat of dedication prepared by Gewalt Hamilton Associates, Inc., and dated
10/09/2025, attached as Exhibit A, dedicating land to the Cook County
Department of Transportation and Highways for public sidewalks; such plat
shall be recorded with Cook County prior to issuance of the first certificate of
occupancy for a data center building on the Subject Property;
4. A conditional use to amend the planned unit development as a major change,
pursuant to Section 14.504(E)(1) of the Village Code, to construct a two -
building data center campus consisting of a total combined gross floor area of
approximately 2,172,000 square feet, including three hundred sixty-five (365)
parking spaces, two (2) electrical substations, mechanical yard, satellite
antenna yard, and related site improvements, as identified on the Petitioner's
Approved Plans (as defined below), subject to the conditions of approval
identified in subsection (6), below;
5. Deviations or exceptions from the Village's Zoning Code and Subdivision Code
as necessary to permit development of the Subject Property as a planned unit
development in accordance with this Ordinance and the Approved Plans (as
defined below), including all specific zoning and subdivision deviations and
exceptions set forth in the Petitioner's application materials.
6. The conditional use to amend the planned unit development as a major change
as set forth in this Ordinance is subject to the following conditions of approval:
a. Development in general conformance with the approved development
plans which will consist of the following (collectively the "Approved
Plans"):
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i. PUD Site Improvement Plans (66 sheets) containing civil plans,
titled "Mount Prospect Technology Campus PUD Site
Improvements" prepared by Gewalt Hamilton Associates, Inc.,
Corgan, kW Mission Critical Engineering, and PASE, bearing the
latest revision date of 10/15/2025, excerpts of which are attached
as Exhibit B;
ii. Architectural drawings (8 sheets) containing elevations, sections
and renderings, prepared by Gewalt Hamilton Associates, Inc.,
Corgan, kW Mission Critical Engineering, PASE, and Theseus
Professional Services, bearing the latest revision date of
10/15/2025, attached as Exhibit C; and
iii. Landscape plans (11 sheets), prepared by Land Design, bearing the
Latest revision date of 10/15/2025, attached as Exhibit D;
b. The Petitioner shall address all comments included in the Village review
Letters dated October 17, 2025 (PZ-21-25) attached as Exhibit E. The
Director of Community Development shall be authorized to approve minor
modifications to the Approved Plans for compliance with such Village
review comments and the conditions of this Ordinance. Other
modifications to the Approved Plans shall be reviewed and approved in
accordance with the procedures for major or minor modifications, as
applicable, to a planned unit development pursuant to Section 14.504.E of
the Zoning Code;
c. PRI.( R^TO TH.E 155U N.GE OE= A 5U1, L l-LN - :II:
The Petitioner shall submit permit drawings and documentation
demonstrating compliance with all applicable Village -adopted
building and fire codes, including local amendments. Such
submittal shall include a complete code analysis and life safety
analysis addressing use, height, area, and occupancy
classifications in accordance with the adopted codes.
The required submittal shall, at a minimum, include the following,
as applicable to the improvements for which such building permit is
requested:
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17800\00001\4927-8619-8641 v7
1. A full code analysis identifying building use, construction
type, building height and area, penthouse and high-rise
definitions, mixed -use classification (separated/non-
separated), fire -resistance ratings of structural elements, fire
separations, walls, partitions, smoke partitions, and
protection of openings.
2. Identification of all electrical vaults, electrical loads, electric
vehicle (EV) charging systems, solar systems, and electrical
room locations.
3. Complete architectural, structural, mechanical, electrical,
plumbing, and fuel gas drawings, including supporting
documentation such as structural and electrical load
calculations, solar design information, grounding and bonding
diagrams (including concrete -encased electrodes), and
bonding/grounding details for exterior or rooftop elements.
4. Foundation and structural details adequate to review and
construct the building, including soils information,
foundations, footings, pads, reinforcing, rebar, supports,
anchorage, phasing, and access/bridging details.
5. Documentation and performance of all special inspections
and testing as required bythe International Building Code
shall be performed at the Petitioner's or contractor's
expense, including, but not limited to, concrete testing
(including slump), steel reinforcing, welding, bolting, bonding,
high-rise/limited aerial access areas, pressure testing,
mechanical testing and balancing, and stack or pressure
tests as required by code.
6. Demonstration of compliance with the Illinois Accessibility
Code and Illinois Barrier -Free Design Act.
7. Submittal of all required lift and elevator design documents.
No Certificate of Occupancy shall be issued until the Code Official
verifies that all such analyses, drawings, and inspections have been
reviewed and accepted as compliant with applicable Village codes
and standards;
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ii. The Petitioner shall obtain all necessary permits from other entities
with jurisdiction including, but not limited to, IDOT, IEPA,
Metropolitan Water Reclamation District (MWRD), Cook County,
Army Corps of Engineers, and the Illinois Department of Natural
Resources;
iii. The Petitioner and the Village shall enter into a Public Improvements
Agreement delineating the costs and installation responsibilities of
the off -site and public improvements (including, but not limited to,
the $2,000,000 contribution to the Village toward construction of a
splash pad and other improvements at the RecPlex and additional
contributions for a multi -use path, signalization improvements, and
streetlights on Algonquin Road between Linneman Road and the
western boundary of the property) related to the proposed
development prior to the issuance of a building permit;
The Petitioner shall make a contribution to the Village in the
amount of $2,000,000 toward construction of a splash pad
and other improvements at the RecPlex. The donation shall be
made on a pro-rata basis, as and when detailed in the Public
Improvements Agreement;
iv. All signs shall be submitted, reviewed, and approved during the
permitting process. All signs shall conform to Village Code. Any
future relief requested for signage shall require an application for a
minor amendment to the PUD;
v. Submittal of irrigation and photometric plans that comply with
Village codes and regulations; and
vi. Compliance with all applicable development, fire, and other Village
Codes and regulations, subject to the approvals and other relief
granted by this Ordinance.
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i. The Petitioner shall submit a covenants/rights and easements
agreement (REA) for staff review and approval prior to a temporary
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17800\00001\4927-8619-8641v7
Certificate of Occupancy for each building. The coven ants/REA shall
provide for cross access and perpetual maintenance of common
improvements, and otherwise ensure that the campus functions
cohesively as necessary.
e. PRIOR TO THE ISSUANCE OF A FINAL CE.RTIF.CAT . ..F C CCUPAYNCY:
i. The Petitioner shall record plats of dedication dedicating the
sidewalks along Algonquin Road to the Illinois Department of
Transportation (IDOT) and along Dempster Street to the Cook
County Department of Transportation and Highways (CCDTH),
consistent with the Approved Plans prior to issuance of the first
temporary certificate of occupancy for a data center building on the
Subject Property;
ii. The REA shall be recorded prior to a final Certificate of Occupancy
for the data center building located on the northern portion of the
Subject Property, fronting Dempster Street ("ORD2");
iii. The Village reserves the right to require testing and data to be
supplied to the Village within ninety (90) days after the issuance of a
temporary Certificate of Occupancy of each building verifyingthat
the performance standards of the 1-1 Limited Industrial District, as
set forth in Section 14.2104.G of the Village Code, are met. Once
satisfied, the Village shall issue a final Certificate of Occupancy.
Within ninety (90) days after the issuance of a temporary Certificate
of Occupancy for each building:
1. The facility will assess the outdoor light intensity using a light
intensity meter around the parcel boundary. A report
summarizing the findings will be shared for review and any
corrective action if needed. Compliance with glare limitations
will be considered satisfied upon review and acceptance of
this report bythe Village of Mount Prospect;
2. The facility will utilize the services of a contractor trained and
qualified to collect both daytime and nighttime sound levels
with instruments and methods implemented in accordance
with the guidelines pursuant to Mount Prospect
17800\00001\4927-8619-8641 v7
Administrative Code (MPAC) Section 14.2104.G.1 which
applies to the 1-1 Limited Industrial District. The report
summarizing the findings will be submitted for review.
Compliance with noise limitations will be considered satisfied
upon review and acceptance by the Village of Mount
Prospect;
a. Substitutions of the noise -mitigation products
(acoustical louvered walls, rooftop noise barriers, Titan
cooler noise barriers, hospital grade silencers, parallel
baffle silencers) identified in the Updated Sound
Assessment of Cloud HQ Data Center Report, prepared
by Thunder Hearing & Sound LLC, and dated September
24, 2025, shall be acceptable as long as the new
models have noise reduction values (per octave band)
that are equal to or greater than the units specified in
said report;
3. The facility will acquire vibration data collected in accordance
with the guidelines pursuant to Mount Prospect
Administrative Code (MPAC) Section 14.2104.G.1 which
applies to 1-1 Limited Industrial District. The report
summarizing the findings will be submitted for review.
Compliance with vibration limitations will be considered
satisfied upon review and acceptance of this report by the
Village of Mount Prospect;
4. The facility will acquire air toxics' concentrations at the parcel
boundary through the use of a photoionization detector (PID),
which will measure the concentrations at the parcel
boundary. A summary of the findings will be shared for review
and follow up actions. Compliance with toxic matter
Limitations will be considered satisfied upon review and
acceptance of this report by the Village of Mount Prospect;
5. Within 90 days after the creation of the toxics' report, using
the data generated by the PID, comparisons with odor
limitations will be conducted and a report summarizing the
findings will be shared for review and any corrective actions if
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17800\00001\4927-8619-8641 v7
required. Compliance with odorous matter limitations will be
considered satisfied upon review and acceptance of this
report bythe Village of Mount Prospect;
Documentation and performance of all special inspections and
testing to determine compliance with the 1-1 Limited Industrial
District's performance standards shall be performed at the
Petitioner's or contractor's expense.
iv. The Petitioner may modify the dimensions of the Substation #2 site
if necessary to meet ComEd requirements. Any changes to the
Substation #2 site configuration (area dedicated to the substation)
shall be reviewed and approved as an administrative amendment to
the PUD. If the dimensions of the substation lot are modified, a
revised final plat shall be submitted, reviewed, approved and
recorded prior to a final Certificate of Occupancy for ORD2. The
proposed privacy screen wall and landscaping shall be modified as
appropriate to accommodate any changes in dimensions of
Substation #2, and the Director of Community Development is
authorized to approve any such modifications.
v. All rooftop mechanical equipment shall be completely hidden from
view from ground level on adjacent rights -of -way. If, at time of final
inspection, any rooftop mechanical equipment is visible from
ground level as viewed from the public right-of-way, screening shall
be required, and it shall be a continuous, permanent, sound
attenuating, and noncombustible screen of a color compatible with
the principal structure. The Director of Community Development is
authorized to approve to the design of any additional required
screening;
vi. A fifteen -foot -tall (15'-0") fully opaque precast concrete wall shall
be required along the north and west property lines adjacent to
Substation #2. The public facing side of said wall shall incorporate a
form -liner design, subject to the approval of the Community
Development Director;
vii. An eight -foot -tall (8'-0") fully opaque precast concrete wall shall be
located along the north, south and east sides of the satellite
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17800\00001\4927-8619-8641 v7
antenna yard. The public facing side of said wall shall incorporate a
form -liner design, subject to the approval of the Community
Development Director;
viii. The proposed 7' + 1' chain link fence with barb wire atop along the
southwest and east sides of Substation #2 shall be a black vinyl -
coated chain link fence;
ix. Parking lot lighting shall be on a steel pole with a black finish and
shall be directed toward the lot and not adjacent properties;
x. All fuel sheds shall be black. Vehicle protection/bollards shall be
provided around the fuel polishing sheds if installed in the parking
Lot. Bollards shall be black;
xi. Solid screening in the form of a precast concrete panel that is
consistent with the building's architectural design shall be provided
for the thermal energy storage (TES) tank located at the southeast
corner of ORD2;
xii. A maintenance plan for the climbing green vines on the building
facades shall be provided prior to the issuance of a final Certificate
of Occupancy for the data center building located on the southern
portion of the Subject Property, fronting Algonquin Road ("ORD1 ");
xiii. The Petitioner shall make reasonable and good -faith efforts to
coordinate with the owner(s) of the adjacent parcels) to the west of
the Subject Property (PINs 08-23-100-020 and 08-23-100-021) (the
"Adjacent Parcel") and roadway authorities, as applicable, to
facilitate the following improvements, as generally depicted in
Exhibit F, subject to all required Village, state, and other agency
permits and approvals:
1. Removal of Driveway within IDOT Right -of -Way: The
Petitioner shall depict removal of the existing ingress/egress
drive located on the Adjacent Parcel near the southwest
corner of the Subject Property within the Illinois Department
of Transportation (IDOT) Algonquin Road right-of-way on the
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17800\00001 \4927-8619-8641. v7
permit plans submitted to IDOT for review and approval in
conjunction with the Petitioner's own driveway work.
a. If IDOT concurs and directs removal of the driveway,
such removal shall be included as part of the approved
scope of work.
b. If IDOT requires consent of the owner of the Adjacent
Parcel, the Petitioner shall make a good -faith effort to
obtain such consent and provide documentation to the
Village demonstrating the efforts made.
2. Decommissioning of Lift Station: Removal and proper
decommissioning of the unused sanitary lift station located
on the Adjacent Parcel, in accordance with all applicable
agency requirements (including MWRD and IEPA, as
applicable).
3. Removal and Restoration of Private Drive: Removal and
restoration of the private drive located on the southeastern
portion of the Adjacent Parcel that is no longer in use.
The Petitioner shall provide documentation to the Village
demonstrating its good -faith efforts to obtain all necessary
permissions and approvals to complete the above work on the
Adjacent Parcel and in IDOT right-of-way. In the event that any of the
improvements cannot be completed, the Petitioner shall submit
written evidence, to the satisfaction of the Village, detailing the steps
taken and the reasons such work could not be performed;
f. ON -GOING TESTING AND MAINTENANCE:
Generator Use, Limitation, and Compliance Reporting:
Generators on the Subject Property will be used in compliance with
applicable federal, state, and local laws. Routine testing and
maintenance of generators shall comply with the noise limitations
set forth in Section 14.2104(G)(1) of the Village Code and shall occur
only during daytime hours between 7:00 a.m. and 7:00 p.m., Monday
through Saturday, excluding Sundays and Village -recognized
holidays. The Petitioner shall coordinate generator operation such
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17800\00001 \4927-8619-8641 v7
that no more than three (3) installed generators operate
simultaneously for routine testing or maintenance purposes, unless
otherwise approved by the Village Manager to verify compliance with
applicable noise standards. The Petitioner shall submit quarterly
compliance reports to the Village's Community Development
Department summarizing generator operation logs, including dates,
times, duration, and number of generators operated, to demonstrate
adherence to this condition.
SECTION FOUR: Except for the approvals and other relief granted by this Ordinance, all
other applicable Village of Mount Prospect, Illinois ordinances and regulations shall
remain in full force and effect as to the Subject Property.
SECTION FIVE: The Village Clerk is hereby authorized and directed to record a certified
of t h ......................
copy 1s Ordinance and Exhibits "A", "B", "C", "D", "E" and "F" with the Recorder of
Deeds of Cook County.
SECTION SIX: This Ordinance shall be in fullforce and effectfrom and after its passage,
...................
approval and publication in pamphlet form in the manner provided by law. This
Ordinance shall run with the land and bind and benefit any future fee simple owner of
the Subject Property.
AYES: Dante, DiPrima, Gens, Matuszak, Saccotelli
NAYS: None
ABSENT: Grossi
PASSED and APPROVED this 28th day of October
ATTEST:
Karen M. Agoranos, Village Clerk
n')r-
Paul Wm. Ho
13
1 7800\0000 1 \4927-8619-8641 v7
EXHIBIT
FINAL PLAT OF SUBDIVISION "PLANNED UNIT DEVELOPMENT MOUNT PROSPECT
TECHNOLOGY CAMPUS NO.2"
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EXHIBIT
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EXHIBIT B
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EXHIBIT E
VILLAGE REVIEW LETTER
MAYOR
VILLAGE MANAGER
Paul Wm. Hoefert
Michael J. Cassady
;W.4aw7rwt C'cerc;`ga�a^p
TRUSTEES
VILLAGE CLERK
Vincent J. Dante
Karen Agoranos
Elizabeth B. DiPrima
Terri Gens
William A. Grossi
Phone: 847/962-6000
John J. Matuszak
Fax: 847/962-6022
Colleen E. Saccotelli
www.mountprospect.org
Village of Mount Prospect
50 S. Emerson Street, Mount Prospect, Illinois 60056
October 17, 2025
TUR Ventures, LLC
1212 NewYorkAvenue, NW, Suite 1000
Washington, DC 20005
Via e-mail: t?.f11�?7..t1: 0.L1g±.I1t4I.
Re: PZ-21-25 / CU- Major PUD Amendment / 1200 E. Algonquin Road, 1200 Dempster Street /
Review Comments #3
Dear Mr. Dixon,
The Village of Mount Prospect has reviewed the submittal for the Mount Prospect Technology
Campus Planned Unit Development (Major PUD Amendment), located at 1200 E. Algonquin Road
and 1200 Dempster Street (Subject Property), and below are the following review comments from
applicable departments:
Planning Division:
The Petitioner and the Village shall enter into a Memorandum of Understanding delineating the
costs and installation responsibilities of the off -site and public improvements (including, but
not limited to, the $2,000,000 contribution to the Mount Prospect Park District, multi -use path,
sidewalks, streetlights, etc.) related to the proposed development prior to the issuance of a
building permit. The MOU shall be approved at the same meeting of the PUD approval before
the Village Board on October 28, 2025. Provide a draft of the MOU for Village review.
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A photometric plan that complies with Section 14.314 and includes the substation #2 lighting
levels shall be submitted with the building permit application. The calculation summary
shows the following areas exceed a maximum illumination of 5 foot-candles:
a. ORD1 Entrance East 2: 6.20 Fc
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Village of Mount Prospect Building Services i Page 2
b. ORD1 Entrance North 2, 3, 4: 7.68 Fc
c. ORD1 Entrance North 5, 6, 7: 8.18 Fc
d. ORD1 Entrance North 8: 10.50 Fc
e. ORD1 Entrance South 1: 7.20 Fc
f. ORD1 Entrance South 2: 7.10 Fc
g. ORD1 Entrance South 3: 6.90 Fc
h. ORD1 Entrance South 4: 6.75 Fc
i. ORD1 Entrance South 5: 8.25 Fc
j. ORD1 Entrance South 6: 7.35 Fc
Provide an explanation as to why these areas exceed the 5 Fc requirement. Do these areas
propose any industrial canopy lighting (which would allow a maximum illumination level of 30
Fc)? If not, please ensure these that areas meet the 5 Fc maximum illumination level
requirement for industrial uses. A fully compliant photometric plan will be required at time of
building permit submittal.
3. Full cutoff luminaries with a total cutoff angle of not more than ninety degrees (901) shall be
used. Provide fixture cut sheets of all exterior lighting fixtures, including emergency lighting
and light poles. Light poles shall not exceed a height of 30 feet including the base.
Public Works Department:
Insufficient time was allowed for Public Works to perform a thorough review the plans and plats
submitted on October 16, 2025. While we have no objections to the proposed concept, we offer
the following comments:
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ADDRESSED PRIOR TO GRANTING APPROVAL OF THE PUD AMENDMENTS
4. Previous comments have been addressed; no further comments
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OFTHE PUD AMENDMENTS OR VIA THE MOU
5. Confirmation & clarification: The Village shall install the shared use path and streetlights
along Algonquin Road, as well as the traffic signal improvements at Algonquin Road and
Linneman Road. CloudHQ shall fund these improvements, and shall install their driveways
onto Algonquin Road. The sidewalk and streetlight improvements along Dempster Street, the
sidewalk along Linneman Road, and the traffic signal improvements at Dempster Street and
Linneman Road shall be installed by CloudHQ as part of their site development.
Village of Mount Prospect Building Services i Page 3
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PERMIT
6. The plat of subdivision shows the proposed right of way dedication along Linneman Road to be
extended south to include the entire length of the new sidewalk to be installed. The new right
of way Limits should also be reflected on the site plans.
7. The applicant shall make every effort to remove the Lift station located on the adjacent United
Airlines property at 1540 West Algonquin Road. This lift station should be so noted on the
plan.
8. An updated Stormwater Management Report will have to be provided supporting the changes
made to the design high water level and StormTrap detention chambers as shown on the most
current plans.
9. in addition to Village approval, permits must be obtained from the following agencies:
a. From Metropolitan Water Reclamation District of Greater Chicago (MWRD) for the new
sanitary and stormwater management improvements-
b. From Illinois Department of Transportation (IDOT) for any work in the Algonquin Road
right of way.
c. From Cook County Department of Transportation and Highways (CCDTH) for any work
in the Dempster Street right of way.
d. From the Illinois Environmental Protection Agency for the new watermain, erosion
control measures (NPDES, I1-1310 permit), and for the underground storage tanks.
(We understand that permitting thru these other agencies has begun and is ongoing.)
It should be noted that no Code exceptions or variations are indicated on the plans or are
approved. It must be understood that a thorough review of the site plans will be performed as part
of the Building Permit review. Any additional comments will be provided at that time.
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Building Department:
10. It is the applicant's responsibility to review the applicable building code and provide an
analysis to ensure it is compatible with applicable code use, height, area, and standards set
forth in the building and fire codes.
Permit drawings shall include but not limited to a full and complete code analysis including
life safety analysis with egress and occupant loads based on the Village's adopted codes with
local amendments. None was included in the zoning submittal. Code analysis and
compliance shall include but is not limited to building uses, types of construction, heights,
areas, penthouse definition, high-rise definition, mixed use, separated/non-separated, fire
ratings including any structural elements. Additionally, indicate any fire ratings, separations,
fire walls, fire partitions, smoke partitions, and necessary protection of openings.
Additionally, include any electrical vault locations, loads, EV, solar, and electric rooms.
Drawings required shall include but are not limited to; full architectural, structural,
mechanical, electrical, plumbing, fuel gas supplies, containers, generators, electrical load
calculations, solar, structural calculations, grounding and bonding diagram including Ufer
(concrete encased electrode), and bonding/grounding diagrams for exterior structural, fuel,
and mechanical screening or metallic objects on the exterior or rooftop. Include details
adequate for soils, foundation, footings, pads, including any reinforcing, rebar, structural
supports, bearing pads, anchorage, phases/stages, bridging access points and any
information necessary to review and construct the foundation. Additionally, the special
inspections and testing (supplied by ownership/contractor) section of the IBC shall apply
including but not limited, concrete, slump, steel reinforcing, welding, bolting, special bonding,
high-rise/limited aerial access areas, pressure tests, mechanical test and balances,
stack/pressure tests as required in the codes. Additionally, all areas shall be fully accessible
based on the Illinois Accessible Code and Barrier Free Act. Additionally, submittal required for
lifts/elevators as necessary.
Fire Department:
Please advise the petitioner that the following items must be included in the building/site plans
submittal:
11. All above and below -ground storage tanks containing flammable and combustible liquids will
need a State of Illinois Fire Marshal permit. The State of Illinois Fire Marshal permit is in
addition to the Mount Prospect requirements that will be reviewed during the building
permitting process.
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12. Additional fire hydrants maybe required for this project. Hydrants shall be provided around
the perimeter of the building at a maximum of three hundred feet (300') spacing measured
along access roads. Such hydrants shall be installed not more than fifty feet (50') or less than
twenty-five feet (25') from the building. Fire hydrants will be required within three hundred feet
(300') (spacing) around the entire building. An additional fire water loop may be required
depending on the configuration around the building. This will be reviewed during site plan
approval and submittal. Final hydrant locations will be reviewed and approved once the final
site plan has been submitted through the building permit process.
13. A fire sprinkler system in accordance with NFPA 13 will be required for this project for all
buildings, including generator areas. Ensure fire sprinkler shop drawings, hydraulic
calculations, and equipment cut sheets are submitted for review.
Village of Mount Prospect Fire Prevention Code, 24.202
14. A fire alarm system will be required for this project for all buildings. Ensure fire alarm shop
drawings with point-to-point wiring diagrams, battery load calculations, and equipment cut
sheets are submitted for review.
Village of Mount Prospect Fire Prevention Code, 24.204
15. All new sprinkler risers and associated equipment shall be located in a separate room with a
minimum of two-hour construction.
16. Afire pump and standpipe system(s) will be required for all buildings. Please ensure drawings
are submitted for these systems.
17. Fire hydrants are shown to be supplied from water mains throughout the new development.
Water flow calculations will be required to verity that the new proposed water main sizes can
meet the required fire flow GPM demand. The minimum fire flow for an industrial occupancy is
6000 gallons per minute at 20 PSI residual pressure. This documentation must be provided to
the Village of Mount Prospect's Public Works Engineering Department for review and approval,
along with a copy to the Mount Prospect Fire Department. This will be reviewed during site
plan approval and submittal. Calculations will be required to be provided indicating that the
site has water -flow requirements meeting the maximum allowable provided by the Village's
water supply.
Village of Mount Prospect Fire Prevention Code, 16.403 C
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18. A minimum of three feet (3') clear space shall be maintained around the circumference of any
new or existingfire hydrant, fire department connection, fire protection control valve, or any
other fire protection system component.
19. An egress plan must be provided for all buildings. 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.
20. 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
21. An emergency vehicle maneuvering plan witl be required for the site. This must be provided
before the final site plan is approved. This will be reviewed during site plan approval and
submittal through the building permit process.
22. All UPS battery systems and Electrical Energy Storage Systems (ESS) must meet the
International Fire Code Requirements. This includes all fire testing requirements for any
lithium -ion battery storage.
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) 818-5314 / achoi@mountprospect.org if you have any questions.
Sincerely,
Ann Choi
Development Planner
c: File Community Development
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EXHIBIT F
WORK ON THE ADJACENT PARCEL AND IN IDOT RIGHT-OF-WAY
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