HomeMy WebLinkAbout11/13/2025 P&Z Agenda PacketVillage of Mount Prospect
Planning and Zoning Commission
Regular Meeting Agenda
50 S. Emerson St. Mount Prospect, IL 60056
November 13, 2025 Village Hall - 3rd Floor Board Room 7:00 PM
1. CALL TO ORDER
2. APPROVAL OF MINUTES
2.1. PZ-03-25 / 1040 West Northwest Highway / CU: Daycare
2.2. PZ-18-25 / 834 E Rand Rd 12 / CU: Massage Therapy
2.3. PZ-21-25 / 1200 E. Algonquin Road, 1200 Dempster St / Final Plat of
Subdivision and CU: Major PUD Amendment
3. NEW BUSINESS
3.1. PZ-26-25 / 17 S Maple Street / CU: Setback Reduction, VARs: Increases to
Accessory Structure Size and Height, Lot Coverage, Accessory Structure in
Easement /Planning and Zoning Commission and Village Board Final
3.2. PZ-20-25 / 810 South I Oka Avenue / CU: Setback Reduction /Planning and
Zoning Commission Final
3.3. PZ-23-25 / 1699 Wall St 550-Q / CU: Massage Therapy /Village Board Final
3.4. PZ-25-25 / 1728 E Kensington Rd / CU: Massage Therapy /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 201
1
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-03-25
PROPERTY ADDRESS:
PETITIONER:
PROPERTY OWNER:
PUBLICATION DATE:
Hearing Date: October 23, 2025
1040 West Northwest Highway
W Northwest MP LLC c/o Timothy Foley, Fornaro Law
1022 S. La Grange Road La Grange, Illinois 60525
PatrickJ. Hennelly, H2L, Inc.
October 8, 2025
REQUEST: A conditional use approval to allow for a daycare center and
other relief from the Village of Mount Prospect Village Code as
maybe required for this project.
MEMBERS PRESENT:
MEMBERS ABSENT:
Joseph Donnelly
Ewa Weir
Walter Szym cza k
Donald Olsen
Michael Fricano
Richard Rogers
William Beattie
STAFF MEMBERS Ann Choi — Development Planner
PRESENT: Antonia Lalagos— Development Planner
Jason Shallcross — Director of Community& Economic
Development
INTERESTED PARTIES: Village of Mount Prospect
Chairman Donnelly called the meeting to order at7:03 PM. Commissioner Szymczak made
a motion seconded by Commissioner Olsen to approve the minutes from the Planning and
Zoning Commission meeting on August 14, 2025. The minutes were approved 4-0.
Chairman Donnelly introduced case number PZ-03-25, 1040 W. Northwest Highway, a
request for conditional use approval for a daycare. Director Jason Shallcross announced
that Zoning Case No. PZ-03-25 is suspended indefinitely. A new public notice will be
generated once a meeting date has been determined.
Planning & Zoning Commission Meeting — October 23, 2025
PZ-03-25
Page 2 of 201
1
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-18-25 Hearing Date: October 23, 2025
PROPERTY ADDRESS: 834 East Rand Road Unit 12
PETITIONER: Mongolian Massage Therapy Spa Inc
PUBLICATION DATE: October 8, 2025
REQUEST: Conditional use approval to operate a massage therapy
establishment at the subject property.
MEMBERS PRESENT: Joseph Donnelly
Donald Olsen
Walter Szymczak
Ewa Weir
MEMBERS ABSENT: William Beattie
Michael Fricano
Richard Rogers
STAFF MEMBERS PRESENT: Antonia Lalagos — Development Planner
Ann Choi — Development Planner
Jason Shallcross — Director of Community and Economic
Development
INTERESTED PARTIES:
None
Chairman Donnelly called the meeting to order at 7:03 PM. Commissioner Szymczak made a motion
seconded by Commissioner Olsen to approve the minutes from the Planning and Zoning Commission
meeting on August 14, 2025. The minutes were approved 4-0.
After suspending the first item of business, Chairman Donnelly introduced case number PZ-18-25, 834
East Rand Road Unit 12, a request for a conditional use to operate a massage therapy establishment at
the subject property.
Ms. Lalagos introduced the subject property, a multi -tenant office condominium building with a mixture
of professional office uses. She reported that Unit 12 was purchased in 2022 by Mongolian Massage
Therapy Spa Inc. Ms. Lalagos noted that the current owners obtained conditional use approval to
operate a massage therapy business via Ordinance 6663.
Ms. Lalagos explained that the petitioner is purchasing the subject property and the business from the
current owners. She shared that the business legal entity and DBA, Mongolian Massage Therapy Spa Inc,
will remain the same, with the petitioner replacing the current owners as the sole officer of the
Planning & Zoning Commission Meeting — October 23, 2025
PZ-18-25
Page 3 of 201
corporation. Ms. Lalagos stated that the petitioner submitted a business license application and a
massage therapy addendum according to the requirements of Village Code Chapter 11, Article 7 for
Massage Establishments.
Ms. Lalagos reported that the business occupies 938 square feet and no changes are proposed for the
interior or exterior of the building. She noted that the proposed hours of operation are 10AM to 10PM
daily, with services provided by appointment only. According to the petitioner's application, the
business will have three licensed massage therapists (the current owners and the petitioner), with the
intent to hire additional licensed staff in the future. Services include Mongolian massage, deep tissue
massage, and Swedish massage, with hot stone and herbal compress options.
Ms. Lalagos indicated that the subject property is zoned B-4 Corridor Commercial Planned Unit
Development (PUD). She asserted that the subject property is a collection of office condominiums with
adequate parking. Ms. Lalagos shared that the proposed business is by appointment only and the
petitioner expects to have up to ten people on the premises at any time. The petitioner noted in his
application that the parking lot has three parking spots reserved for Unit 12.
Ms. Lalagos concluded that staff finds that the proposed conditional use meets the applicable standards
contained in 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 834 East Rand Road Unit 12, subject
to the following conditions:
1. Any massage therapist employed at the business establishment shall hold a valid massage
therapist license with the State of Illinois;
2. Compliance with all applicable development, fire, building, and other Village Codes and
regulations; and
3. A new conditional use approval shall be required for:
a. A change of ownership involving 50% or more of the officers or partners;
b. A change in legal entity; or
c. A change in location."
Ms. Lalagos stated that the Village Board's decision is final for this case.
Seeing no questions from the Commissioners, Chairman Donnelly invited the petitioner to the stand.
Chairman Donnelly swore in the petitioner, Ganzorig Ulziitogtokh of Mongolian Massage Therapy Spa
Inc, 834 East Rand Rd Unit 12, Mount Prospect.
Chairman Donnelly asked the petitioner to provide a brief description of their case.
Mr. Ulziitogtokh stated that he has a massage therapist license and that he is purchasing the business
because the current owner wants to retire.
Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a
motion to approve the conditions as noted in the staff report. Commissioner Weir made a motion and
Commissioner Szymczak seconded the motion.
Planning & Zoning Commission Meeting — October 23, 2025
PZ-18-25
Page 4 of 201
UPON ROLL CALL AYES: Szymczak, Weir, Olsen, Donnelly
NAYS: None
The Planning and Zoning Commission gave a positive recommendation (4-0) to the Village Board for the
November 4, 2025 meeting.
After hearing one more item of new business, Chairman Donnelly asked if there were any citizens to be
heard.
Hearing no further discussion, Commissioner Weir made a motion seconded by Commissioner Szymczak
and the meeting was adjourned at 8:27 PM.
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Antonia Lalagos, Development Planner
Planning & Zoning Commission Meeting — October 23, 2025
PZ-18-25
Page 5 of 201
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-21-25
PROPERTY ADDRESS:
PETITIONER:
PUBLICATION DATE:
REQUEST:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF MEMBERS PRESENT:
INTERESTED PARTIES:
Hearing Date: October 23, 2025
1200 E. Algonquin Road, 1200 Dempster Street
TUR Ventures LLC
October 8, 2025
Conditional use to amend a final planned unit development
as a major change, Final Plat of Subdivision
Joseph Donnelly
Ewa Weir
Wa lte r Szym cza k
Donald Olsen
Michael Fricano
Richard Rogers
William Beattie
Antonia Lalagos— Development Planner
Ann Choi — Development Planner
Jason Shallcross — Director of Community & Economic
Development
Matthew Norton, Attorney, Burke, Warren, MacKay&
Serritella; Brett Burnette, Development Manager, Cloud HQ
LLC; Don Dixon, Gewalt Hamilton Associates
Chairman Donnelly called the meeting to order at7:03 PM. Commissioner Szymczak made a
motion seconded by Commissioner Olsen to approve the minutes from the Planning and Zoning
Commission meeting on August 14, 2025. The minutes were approved 4-0.
After suspending the first item of business and hearing the second item of new business, Chairman
Donnelly introduced case number PZ-21-25, 1200 E. Algonquin Road and 1200 Dempster Street, a
request for conditional use approval to amend an existing planned unit development (PUD) as a
major change and a final plat of subdivision for the subject property.
Ms. Choi gave a detailed overview of the final PUD that was previously approved in 2022 and the
changes that were proposed in the 2025 amended proposal. Ms. Choi explained that the petitioner,
TUR Ventures LLC, received conditional use approval for a final planned unit development and final
plat of subdivision approval on June 21, 2022 to construct three (3) data centers and an electrical
Planning & Zoning Commission Meeting — October 23, 2025
PZ-21-25
Page 6 of 201
substation. Ms. Choi stated that the petitioner proposes an amendment to the approved PUD for
the construction of a two -building data center campus, a second electrical substation, a
mechanical yard, a satellite antenna yard, and related site modifications the subject property. Ms.
Choi noted that the proposal requires Village Board approval for the final plat and conditional use
approval for the final PUD as a major change. Ms. Choi stated that the proposal meets the
requirements and standards related to the Village Code, and staff supports the requests.
Ms. Choi concluded that staff finds that the proposal meets the applicable standards contained in
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:
1. A final plat of subdivision titled "PLANNED UNIT DEVELOPMENT MOUNT PROSPECT
TECHNOLOGY CAMPUPS NO. 2", including the plats of dedication conveying land to IDOT
and CCDTH, subject to the conditions listed in the staff report; and
2. 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 plans, subject to the conditions listed in the staff report.
Ms. Choi stated that the Village Board's decision is final for the case.
Commissioner Weir asked if there was a change in lot coverage between the previously approved
PUD and the proposal. Ms. Choi responded that the lot coverage for the previously approved PUD
was 68% and the 2025 amended plans propose 82%.
Commissioner Weir asked if there were any requirements, such as for lighting, due to the proximity
to O'Hare Airport. Ms. Choi was not aware of any requirements related to the proposal, and
Chairman Donnelly deferred this question to the petitioner.
Commissioner Weir asked if staff reviewed or addressed any lighting that was required on the
building or around the building. Ms. Choi explained that a photometric plan was reviewed and there
were areas identified that exceeded what code allows, but that a fully compliant photometric plan
would be required at time of building permit.
Commissioner Weir asked if the generators would be for emergency use only or if they would be
constantly active. Ms. Choi responded that these would be operational for emergency use only and
that the number of generators that would run for testing purposes is still being discussed.
Commissioner Weir asked if the project would be going to the state EPA for review. Director
Shallcross responded the project requires EPA permitting since it is an air -emitting project.
Director Shallcross responded that the project has already received stormwater IEPA permit
approval, and they have not yet received the air emission permit from the IEPA which would occur
during the building permit process.
Planning & Zoning Commission Meeting — October 23, 2025
PZ-21-25
Page 7 of 201
Commissioner Weir asked if the type offence was defined for the solid substation fence and would
the fence fully screen the substation equipment. Ms. Choi responded that staff did not have the
final design of the substation fence but that it would be a fully opaque, solid wall and that staff
would require a form -liner treatment subject to the approval of the community development
director at time of building permit. Ms. Choi explained that the majority of the substation
equipment in the first substation ranges from 30feet and higher, and that the substation wall
would screen about half the height of the equipment.
Commissioner Weir asked if the proposed noise levels were reduced from the prior PUD. Ms. Choi
stated that some of the noise levels were slightly higher than the previous proposal but that all
noise levels were meeting the noise limitations of the Village's code.
Commissioner Weir asked if the landscaping relief requests were needed. Ms. Choi stated that the
proposed landscaping does not comply with the strict standards of the perimeter and foundation
landscaping requirements, lot coverage, and for open space.
Commissioner Weir inquired about the type of screening proposed around the mechanical yard.
Ms. Choi explained that a 55-foot-tall acoustical louver screen wall is proposed and suggested
reviewing the elevations or wall section for additional detail.
Commissioner Weir asked if there was a reason for the overall height of the building to be
approximately ten stories. Ms. Choi deferred to the petitioner but added that the data center
buildings are three stories, and the type of equipment required for data centers would necessitate
the height.
Chairman Donnelly asked if the property would be one lot of record since there was one building on
two lots. Ms. Choi responded that the property would be subdivided into seven lots. Director
Shallcross stated it is possible to have a PUD govern multiple zoning lots.
Chairman Donnelly stated that the lot coverage was proposed at 82% and asked how the
development would deal with the stormwater. Director Shallcross stated that the petitioner has
redesigned the stormwater basins on -site to accommodate the increase in lot coverage.
Chairman Donnelly asked for clarification on the generator use. Chairman Donnelly asked if the
generators would be operating as needed for emergency purposes only or if they would be
operational 24/7. Director Shallcross responded that the generators would be working for 80 hours
out of the year, for regular testing and maintenance purposes. Director Shallcross stated that the
petitioner and staff are working on what circumstances which generators can operate while still
meeting the noise emissions requirements. Director Shallcross explained that the project would be
conditioned to require that the project sit on a temporary TCO for 90 days and over the 90-day
period, the petitioner would be authorized to operate the site in accordance with the PUD. During
this period, third -party consultants would analyze the actual output of emissions and verify that the
real world emissions meet code.
Chairman Donnelly noted that in some cases data centers have relied on generators as their
primary power source when substations were not yet operational and asked if the Village could
encounter a similar situation. Director Shallcross responded that Substation #1 will be operational
Planning & Zoning Commission Meeting — October 23, 2025 PZ-21-25
Page 8 of 201
within the next month and that the PUD amendment includes a switchgear yard to provide power
beneath Lin neman Road to fully serve ORD1, the larger building along Algonquin Road. He further
explained that ORD2 will have its own dedicated Substation #2, which must be completed before
that facility becomes operational.
Chairman Donnelly asked whether the screening for the second substation would be similar to that
of Substation #1. Director Shallcross explained that Substation #1 is existing and that valuable
lessons were learned during its construction. The initial design relied heavily on landscaping for
screening, but subsequent ComEd design revisions reduced available planting areas. For
Substation #2, staff therefore required a fully screened wall to ensure the facility is not visible.
Chairman Donnelly asked whether Substation #1 would receive a similar solid wall. Director
Shallcross stated it would not, noting that it has a decorative fence with barbed wire and
substantial landscaping along Dempster Street, but limited landscaping along Linneman Road.
Chairman Donnelly then asked about the treatment along the south and east sides of Substation
#2. Director Shallcross responded that those sides face inward toward the site and will not be
visible from public rights -of -way, so solid or opaque screening was not required.
Chairman Donnelly inquired how stormwater would be managed for the second substation site,
noting that the area currently absorbs water but would not do so after development. Director
Shallcross explained that the site is included within the overall engineered stormwater
management system, which will be reviewed and approved in coordination with the MWRD during
the permitting process. Director Shallcross added that no relief is being requested for stormwater
management, as all runoff associated with the increased lot coverage will be accommodated
within the project's stormwater design.
Commissioner Weir asked about the condition requiring the petitioner to submit testing data,
including how frequently such reports would be submitted and what process would follow if the
project was found to be out of conformance. Director Shallcross responded that it is the
petitioner's responsibility to demonstrate full compliance with all Village emission requirements
within the 90-day operational period. Director Shallcross explained that if the project fails to meet
those requirements, the petitioner would remain on a temporary Certificate of Occupancy (TCO)
and would not be granted a full occupancy permit until the issues are resolved. The petitioner
would be required to submit a detailed corrective plan outlining how compliance would be
achieved. If compliance cannot be demonstrated, a full occupancy permit would not be issued.
Director Shallcross added that the petitioner's consultants have modeled the emissions to a highly
detailed level, and staff is confident the project will meet the required standards; however, final
confirmation cannot occur until testing data from the constructed facility is available.
Commissioner Weir asked what operational impact there would be if the facility were operating
under a TCO rather than a full or final Certificate of Occupancy (FCO). Director Shallcross
explained that the intent is for the petitioner to operate under the TCO as they would long-term, so
that performance data accurately reflects typical daily operations. Director Shallcross explained
that in practice, there should be no difference in day-to-day operations between temporary and full
occupancy. Director Shallcross added that the Village has various enforcement mechanisms,
including the ability to revoke or allow a TCO to expire, providing multiple layers of oversight for a
project under temporary occupancy. Commissioner Weir then asked whether a time limit applies
Planning & Zoning Commission Meeting — October 23, 2025 PZ-21-25
Page 9 of 201
to the TCO. Director Shallcross stated that the ordinance allows a 90-day period for the petitioner
to demonstrate compliance with all applicable code requirements.
Chairman Donnelly invited the petitioners to the stand. Chairman Donnelly swore in the petitioners
as a group. The first speaker was Brett Burnette, Director of Development for Cloud HQ, 3855
Inverness Road, Fairfax, VA.
Mr. Burnette stated that the data center industry has evolved significantly in beneficial ways and
provided background on CloudHQ, noting that the company develops hyperscale data facilities
and, since 2017, has constructed and leased over 5 million square feet of data center space with
more than 800 megawatts of capacity. Mr. Burnette added that three data center facilities were
developed between 2007 and 2017 in Elk Grove Village and expressed enthusiasm about returning
to the Chicagoland area, which he noted is the third -largest data center market in the United
States. Mr. Burnette concluded by thanking staff and the Commission for the opportunity to
present and indicated that the full consultant team was available to answer any questions.
Chairman Donnelly asked whether the Commission could review a list of the variations or
conditions of approval. Director Shallcross explained that this information is included as an
appendix to the staff report but noted that, as a PUD, approval functions as a singular request
rather than individual variations for each subsection of the code that does not conform. Chairman
Donnelly acknowledged that no relief was requested for stormwater management but inquired
whether relief was granted for landscaping. Director Shallcross responded that there may be minor
nonconformities with the strict provisions of the code and clarified that lighting will be required to
meet all code standards at the time of permit issuance.
Commissioner Weir asked for clarification on the potential noise and emissions generated by the
diesel generators and how frequently they would operate. Mr. Burnette explained that the
generators would serve as backup power only, with primary power supplied from the grid through
Substation #1, nearing completion, and future Substation #2 currently under ComEd's review. Mr.
Burnette stated that the generators would operate approximately 5-8 hours per year for
maintenance testing, staggered so only a few run at a time, and during power outages when grid
service is unavailable.
Mr. Burnette stated that ComEd and PJM are experienced in managing regional power demands
associated with data centers and ensuring grid reliability. Regarding noise, Mr. Burnette noted that
overall sound levels are comparable to those that were approved four years ago due to added
spacing and enhanced attenuation measures. From an emissions standpoint, the project will be
governed by state and federal EPA low -emission permits, which cap annual operating hours since
the generators are intended solely for backup use.
Commissioner Weir asked whether the limit applies per day or per year. Mr. Burnette responded
that the permit allows approximately 100 hours per year. When asked about daily limits or evening
restrictions, Mr. Burnette stated that testing is limited to 7:00 a.m. — 7:00 p.m.
Commissioner Weir asked what types of sound attenuation were put in place.
Planning & Zoning Commission Meeting — October 23, 2025 PZ-21-25
Page 10 of 201
Steve Thunder, 847 Randall Road, Elgin, IL, acoustic consultant for the project, was introduced and
provided an overview of the proposed noise attenuation measures. Mr. Thunder explained that a
55-foot-tall acoustical louvered screen wall would enclose the mechanical yard, allowing air
movement while incorporating acoustical materials to dampen sound. Rooftop noise barriers
would consist of solid absorptive walls to block sound from escaping between the penthouses,
which are open at the top. Solid panels are also proposed around the TITAN coolers on the rooftop
of ORD2, elevated to allow airflow beneath while creating a chimney -like effect to contain sound.
Commissioner Weir asked if the panels would extend from 7 feet up to 66 feet in height. Mr.
Thunder clarified that there is a 7-foot gap below the penthouse height to create a more complex
acoustic path and improve sound reduction.
Mr. Thunder stated that all generators would be equipped with hospital -grade exhaust silencers
reducing sound by 33-39 dB, as well as parallel baffle silencers to maintain airflow while
minimizing emissions. Mr. Thunder added that absorption panels would be integrated within the
enclosures. Mr. Thunder confirmed the project would comply with all Village daytime, nighttime,
and emergency noise limits.
Commissioner Weir asked what the proposed materials would look like. Mr. Thunder responded
that the panels would be metal, and can be painted in various colors, with one solid "hard" side
and one perforated absorptive side designed to capture sound.
Chairman Donnelly asked whether any leases had been finalized. Mr. Burnette stated that a
prospective tenant is well -positioned to occupy the entire ORD1 building. Chairman Donnelly then
asked whether two lots of record would still be required if there were only one tenant. Mr. Burnette
explained that this is still under consideration, as the lease has not yet been executed, and the
petitioner wishes to retain flexibility to construct ORD1 in two phases should two tenants
ultimately occupy the building.
Chairman Donnelly asked whether FAA approvals were required, such as rooftop lighting, given the
site's proximity to the airport, and whether any height restrictions applied. Mr. Burnette responded
that no rooftop lighting is proposed and that similar requirements did not apply to their other
projects. Mr. Burnette noted that FAA permits will be obtained for the buildings and construction
cranes, but the site is located outside the airport's cone of influence.
Commissioner Weir asked what was driving the three-story building height. Mr. Burnette explained
that data center stories are typically taller approximately 20 to 30 feet each due to the
additional space needed above the equipment for cooling systems. Commissioner Weir asked if
each floor would serve a different function. Carlos Cutting, project architect, 1821 Prince John
Drive, Grand Prairie, TX, stated that floor functionality depends on tenant needs; for this project,
the first floor houses cooling equipment, while the second and third floors are programmed for
data operations. Mr. Cutting added that as the industry has advanced, equipment has increased in
size and capacity, requiring greater height and an additional floor to accommodate system density.
Chairman D invited the public to speak. Mr. Frank Margialardi, 726 W. Dempster Street, Mount
Prospect, asked ComEd how the project would affect his electric bill and whether the existing
power grid has sufficient capacity to serve the development. Chuck Creager, 361 Windsor Avenue,
Planning & Zoning Commission Meeting — October 23, 2025 PZ-21-25
Page 11 of 201
Glen Ellyn, representing ComEd, responded that costs would be recovered through the business
customer category serving large -load users and would not impact residential customers. Mr.
Creager confirmed that ComEd has adequate capacity to accommodate the project.
Commissioner Weir asked if there would be more sustainable materials that will be used instead of
sod. Andrea Crosset, 200 South Peyton Street, Alexandria, VA, landscape architect for the project,
responded that the project will be using mostly native plantings and will meet all the sustainability
requirements. Ms. Crosset reviewed the requirement for street trees and confirmed they will be
meeting the number for trees, but not the spacing requirement.
Commissioner Weir asked whether more sustainable materials would be used in place of sod. Ms.
Andrea Crosset, 200 South Peyton Street, Alexandria, VA, landscape architect for the project,
stated that the landscape plan incorporates primarily native plantings and would meet all
sustainability requirements. Ms. Crosset added that while the required number of street trees will
be provided, spacing will vary from strict conformance of the landscape code.
Mr. Burnette wanted to clarify that the grassy land on the adjacent United Airlines property would
not be used for the project.
Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a
motion to approve the conditional use and final plat, subject to the conditions listed in the staff
report. Commissioner Szymczak made a motion and Commissioner Olsen seconded the motion.
UPON ROLL CALL AYES: Szymczak, Weir, Olsen, Donnelly
NAYS: None
The Planning and Zoning Commission gave a positive recommendation (4-0) to the Village Board for
the October 28, 2025 meeting.
After hearing no more items of new business, Chairman Donnelly asked if there were any citizens to
be heard.
Hearing no further discussion, Commissioner Weir made a motion seconded by Commissioner
Szymczak and the meeting was adjourned at 8:27 PM.
Ann Choi, Development Planner
Planning & Zoning Commission Meeting — October 23, 2025 PZ-21-25
Page 12 of 201
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Item Cover Page
Subject PZ-26-25 / 17 S Maple Street / CU: Setback Reduction, VARs:
Increases to Accessory Structure Size and Height, Lot
Coverage, Accessory Structure in Easement / Planning and
Zoning Commission and Village Board Final
Meeting November 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 and property owner, Mitch Kenoe, requests multiple zoning variations and a
conditional use to allow the expansion and continued placement of an existing nonconforming
accessory structure located at 17 South Maple Street. An existing nonconforming shed, located
in the Subject Property's rear yard, and the subject of the zoning request, has been in place
for over 30 years, predating the Petitioner's purchase of the home in 2020. The current
property owner did not construct the shed, and the Village has no record of a building permit
for its original installation. The Petitioner applied for a building permit to convert the existing
shed into an art/play studio in the same location with a request to expand the structure to
include a porch/patio along its southern elevation as part of a Make -A -Wish Foundation grant
for the Petitioner's child. The Village reviewed the permit request and approved the project on
a temporary basis. The temporary approval allowed the conversion of the existing shed into an
art/play studio to proceed but did not authorize the proposed expansion of the porch/patio
area. The temporary approval also requires that the structure be removed prior to the Village's
issuance of a transfer stamp for any future sale or conveyance of the property. To make the
accessory structure, including any proposed expansions, permanent, the Petitioner was
advised to seek the necessary relief from the Village's zoning code.
Zoning relief is requested to increase the height, size, and lot coverage of the structure; to
reduce the rear yard setback for accessory structures; and to permit its placement within an
unplatted easement beneath overhead utility lines. The Planning and Zoning Commission has
final authority over variations for accessory height and lot coverage, while the Village Board
has final authority over variations for accessory structure size, placement beneath utility lines,
and the conditional use for a rear yard setback reduction for accessory structures.
The requests would formalize the structure's continued use as a reasonable accommodation
under the Americans with Disabilities Act. All affected utility companies (ComEd, AT&T, and
Page 13 of 201
Comcast) conditionally approved the encroachment and restoration obligations remain with
the property owner.
Discussion
Staff finds that the requested relief meets the standards for a reasonable accommodation and
conditional use because the structure's use is directly related to the disability -related needs of
the Petitioner's child. Accordingly, staff supports approval of the requested variations for
height, size, and lot coverage, and the conditional use for rear yard setback reduction, as well
as the structure's temporary location within an unplatted easement beneath the overhead
utility lines. However, staff does not support allowing the expanded accessory structure to
remain within the easement in perpetuity, as such permanence would exceed what is
reasonably necessary to accommodate the disability -related use. Staff recommends that the
art/play studio be restored to its original nonconforming shed use or demolished entirely prior
to issuance of a transfer stamp for any future sale or conveyance of the property.
Additionally, the Petitioner should be required to provide a French drain or other acceptable
means of providing the required storage/infiltration for the area exceeding allowable lot
coverage to the satisfaction of the Village Engineer, prior to issuance of a building permit.
Alternatives
1. Approve a variation from Section 14.306(A)(3)(a) to permit an increase to the maximum
height requirement of an accessory structure in a residential district from 10 feet to 10.67
feet.
2. Approve a variation from Section 14.1005(C)(1) to permit an increase to the maximum
lot coverage requirement from 50% to 56.2%, subject to the following condition:
a. Prior to the issuance of a building permit, a French drain, or other acceptable
means of providing the required storage/infiltration for the area exceeding allowable lot
coverage, shall be provided to the satisfaction of the Village Engineer.
3. Recommend approval of a conditional use to reduce the minimum rear side yard
setback applicable to accessory structures from three feet (T-0") to zero feet two inches (0'-
2") for the construction of an accessory structure at 17 S Maple Street, Case No. PZ-26-25,
subject to the following conditions:
a. The conditional use for the reduced rear yard setback for accessory structures
shall apply to the art/play studio including the porch/patio addition only and shall not apply to
any other principal or accessory structure;
b. The improvements shall be in strict conformance with the plat of survey
attached as Exhibit B of the staff report;
c. The art/play studio shall be used only for personal, non-commercial purposes
consistent with the Make -A -Wish Foundation request and satisfy Village Home Occupation
regulations; and
d. The art/play studio including the porch/patio addition shall be restored to its
original nonconforming shed use or shall be demolished in its entirety prior to the Village's
issuance of a transfer stamp for any future sale or conveyance of the property.
4. Recommend approval of a variation from Section 14.306(B)(1)(b) to permit an
increase to the maximum size requirement of an accessory structure from 157 square feet to
323 SF.
5. Recommend approval of a variation from Section 14.306(B)(2)(c) to permit an
accessory structure to be constructed within an easement, subject to the following
condition(s):
Page 14 of 201
a. The Petitioner shall obtain written approval from all applicable utility providers
authorizing the art/play studio including the porch/patio addition to remain in its proposed
location and shall comply with any conditions or requirements imposed by the utility
companies.
6. Action at the discretion of the Planning and Zoning Commission.
Staff Recommendation
1. Approve a variation from Section 14.306(A)(3)(a) to permit an increase to the maximum
height requirement of an accessory structure in a residential district from 10 feet to 10.67
feet.
2. Approve a variation from Section 14.1005(C)(1) to permit an increase to the maximum
lot coverage requirement from 50% to 56.2%, subject to the following condition:
a. Prior to the issuance of a building permit, a French drain, or other acceptable
means of providing the required storage/infiltration for the area exceeding allowable lot
coverage, shall be provided to the satisfaction of the Village Engineer.
3. Recommend approval of a conditional use to reduce the minimum rear side yard
setback applicable to accessory structures from three feet (3"-0,") to zero feet two inches (0'-
2") for the construction of an accessory structure at 17 S Maple Street, Case No. PZ-26-25,
subject to the following conditions:
a. The conditional use for the reduced rear yard setback for accessory structures
shall apply to the art/play studio including the porch/patio addition only and shall not apply to
any other principal or accessory structure;
b. The improvements shall be in strict conformance with the plat of survey
attached as Exhibit B of the staff report;
c. The art/play studio shall be used only for personal, non-commercial purposes
consistent with the Make -A -Wish Foundation request and satisfy Village Home Occupation
regulations; and
d. The art/play studio including the porch/patio addition shall be restored to its
original nonconforming shed use or shall be demolished in its entirety prior to the Village's
issuance of a transfer stamp for any future sale or conveyance of the property.
4. Recommend approval of a variation from Section 14.306(B)(1)(b) to permit an
increase to the maximum size requirement of an accessory structure from 157 square feet to
323 SF.
5. Recommend approval of a variation from Section 14.306(B)(2)(c) to permit an
accessory structure to be constructed within an easement, subject to the following
condition(s):
a. The Petitioner shall obtain written approval from all applicable utility providers
authorizing the art/play studio including the porch/patio addition to remain in its proposed
location and shall comply with any conditions or requirements imposed by the utility
companies.
6. Action at the discretion of the Planning and Zoning Commission.
Attachments
1. PZ-26-25 Staff Report
2. PZ-26-25 Administrative Content
3. PZ-26-25 Plans
4. PZ-26-25 Public Comment Letters
5. PZ-26-25 Utility Company Letters
6. Res-26-25 VARs -Lot Coverage and Accessory Structure Height (17 S Maple St)
Page 15 of 201
VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056
STAFF REPORT FROM THE DEPARTMENT OF Community Development
Jason C Shallcross, AICP, CEcD Ann Choi
Director of Community Development Development Planner
DATE: November 6, 2025
CASE NUMBER
PZ-26-25
PUBLIC HEARING DATE
November 13, 2025
BRIEF SUMMARY OF REQUEST
APPLICANT/PROPERTY OWNER
Mitch Kenoe
PROPERTY ADDRESS/LOCATION
17 S Maple Street
The "Petitioner" and property owner, Mitch Kenoe, seeks multiple zoning variations to increase the
permitted height and size of an accessory structure, to increase the allowable lot coverage, and to
obtain conditional use approval for a rear yard setback reduction applicable to accessory structures
to allow the expansion and continued placement of an existing nonconforming accessory structure
beneath overhead utility lines located at 17 South Maple Street ("Subject Property"). The Planning and
Zoning Commission has final authority over the variations pertaining to accessory structure height and
Lot coverage, while the Village Board has final authority over the variations related to accessory
structure size, placement beneath overhead utility lines, and the conditional use for a rear yard
setback reduction for accessory structures. The proposal satisfies the criteria for reasonable
accommodations, and staff is generally supportive of the requested relief.
2024 Aerial Image
2025 Village of Mount Prospect Zoning Map
U)
cc
5-
U)
EXISTING
EXISTING LAND USE/ SURROUNDING ZONING & LAND USE SIZE OF
ZONING
SITE IMPROVEMENTS North: R-A Single -Family Residential PROPERTY
R-A
Residential East: R-A Single -Family Residential (vacant) 0.18acres
Single -Family
South: R-A Single -Family Residential
Residential
West: R-S Single -Family Residential
APPROVE APPROVE WITH
STAFF RECOMMENDATION DENY
CONDITIONS
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BACKGROUND / PROPERTY HISTORY
The Subject Property was annexed into the Village in 1917 and is located on the east side of South
Maple Street, north of East Busse Avenue. The Subject Property contains a single-family residence with
associated improvements, is zoned R-A Single Family Residence, and is bordered by the R-A District on
all sides (the R-A zoned properties to the east are currently vacant). Permit records indicate that
various improvements have been made since the home's construction, including upgrades to the roof,
fencing, front porch, and flatwork.
An existing nonconforming shed, located in the Subject Property's rear yard, and the subject of the
zoning request, has been in place for over 30 years, predating the Petitioner's purchase of the home in
2020. The current property owner did not construct the shed, and the Village has no record of a
building permit for its original installation. While there is no utility easement platted in the area where
the existing shed is located, the structure sits beneath existing overhead utility lines along the east
property line (rear portion of the Subject Property). As a result, any future maintenance or repair
activity by the utility provider(s) may potentially require access to the area occupied by the shed and/or
cause damage to the shed.
Earlier this year, the Petitioner applied for a building permit to convert the existing shed into an art/play
studio in the same location with a request to expand the structure to include a porch/patio along its
southern elevation. The proposed project is part of a Make -A -Wish Foundation grant for the Petitioner's
child. The Village reviewed the permit request and approved the project on a temporary basis. The
temporary approval allowed the conversion of the existing shed into an art/play studio to proceed but
did not authorize the proposed expansion of the porch/patio area. The temporary approval also
requires that the structure be removed prior to the Village's issuance of a transfer stamp for any future
sale or conveyance of the property. To make the accessory structure, including any proposed
expansions, permanent, the Petitioner was advised to seek the necessary relief from the Village's
zoning code.
PROPOSAL
The Petitioner is seeking the zoning relief necessary to allow the existing nonconforming accessory
structure to remain in place in perpetuity and to further allow the construction of a permanent
porch/patio addition that requires additional zoning relief for maximum accessory structure height,
size, lot coverage, rear yard setback, and permanent placement of an accessory structure beneath
overhead utility lines. The Petitioner is requesting the following zoning relief:
1. Avariation from Section 14.306(A)(3)(a) to permit an increase to the maximum height
requirement of an accessory structure in a residential district from 10 feet to 10.67 feet. (+6.7%
PZ Final)
2. A variation from Section 14.306(B)(1)(b) to permit an increase to the maximum size requirement
of an accessory structure from 157 square feet to 323 square feet. (+205.7% VB Final)
3. A variation from Section 14.306(B)(2)(c) to permit an accessory structure to be constructed
within an easement in perpetuity. (CD DirNB Final)
4. Avariation from Section 14.1005(C)(1) to permit an increase to the maximum lot coverage
requirement from 50% to 56.2%. (+12.3% PZ Final)
5. A conditional use permit to reduce the minimum rear yard setback for accessory structures
from 3 feet (3'-0") to 2 inches (0'-2") for the construction of an accessory structure. (-94.4% VB
Final)
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The Petitioner's requests are based on the shed's continued use for the benefit of the property owner's
child who has a disability and is intended to ensure compliance with the American with Disabilities Act
reasonable accommodation provisions. Pursuant to the ADA's Title II (28 CFR § 35.130(b)(7)(i)), local
governments are required to male reasonable modifications or accommodations to policies,
practices, and regulations when such modifications are necessary to afford individuals with
disabilities an equal opportunity to use and enjoy their housing, unless doing so would fundamentally
alter the nature of the program. Staff has considered these considerations in the review and analysis of
the requested conditional use and variation requests.
The following table outlines the project's compliance with the bulk regulations and accessory
structure requirements for the R-A Single Family Residential district.
Minimum Setbacks
R-A Code
Requirement
Proposed
Art Studio Only
Art Studio with
Porch/Patio
Front (W)
30'
No change
Interior Side (N)
5.0'
No change
Interior Side (S)
5.0'
No change
Rear (E)
25'
No change
Max. Lot Coverage
50%
(3928 SF)
4310 SF
. /
4413 SF
. /o
Max. Front Yard Coverage
45%
No change
Max. Floor Area Ratio
0.50
0.40
0.40
Max. Height for Sheds
10 feet
10.679 (+6.7%)
Max. Size for Sheds
157 SF
. /
. /
Setbacks for Accessory
Structures
3' from side and rear
property lines
3'-1 " from interior side property line
" from rear property line
Conditional Approval from Public Utility Companies
Perstaff's request, the Petitioner obtained conditional approvals from ComEd,AT&T, and Comcast for
the proposed encroachment. All three utility providers stated they have no objection to the art
studio/shed and porch/patio within the easement, provided the improvements do not interfere with
utility access or maintenance. Each approval places responsibility on the property owner to remove or
restore the structures at their own expense if access is required. ComEd's approval prohibits
expansion and is subject to binding terms and conditions; AT&T emphasized that the structure remains
at the owner's risk; and Comcast advised contacting J.U.L.I.E. before excavation and coordinating any
facility relocations directly with the company.
Staff recommends approval of the shed's continued location beneath the overhead utility lines,
including the associated increases in lot coverage, size, and height for the conversion of the shed into
an art/play studio with an attached porch/patio, as part of the reasonable accommodation request,
because its use is tied to the disability -related needs of the Petitioner's child. However, staff does not
support the request to allow the accessory structure, including the porch/patio addition, to remain
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within the easement in perpetuity, as this would extend beyond what is reasonably necessary to
accommodate the disability -related needs of the Petitioner's child. Accordingly, staff recommend
conditions requiring the Petitioner to restore the art/play studio to its original nonconforming shed use
or demolish the entirety of the structure prior to the issuance of a transfer stamp for any future sale or
conveyance of the property. Staff also recommends that the Petitioner provide storm water detention
for the area exceeding allowable lot coverage to the satisfaction of the Village Engineer prior to the
issuance of a building permit.
PUBLIC COMMENTS
Three letters of support were submitted by neighboring properties on Maple Street. The public
comment letters are included with this staff report.
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 and variations satisfy the criteria for a reasonable
accommodation under the Americans with Disabilities Act. However, staff does not support the
Petitioner's request to authorize the expanded accessory structure to remain in perpetuity. Staff
requests that the Planning and Zoning Commission make motion to adopt staff's findings as the
findings of the Planning and Zoning Commission to approve and recommend approval of the following:
"Motion to:
1. Approve a variation from Section 14.306(A)(3)(a) to permit an increase to the maximum height
requirement of an accessory structure in a residential district from 10 feet to 10.67 feet.
2. Approve a variation from Section 14.1005(C)(1) to permit an increase to the maximum lot
coverage requirement from 50% to 56.2%, subject to the following condition:
a. Prior to the issuance of a building permit, a French drain, or other acceptable means of
providing the required storage/infiltration for the area exceeding allowable lot coverage,
shall be provided to the satisfaction of the Village Engineer.
3. Recommend approval of a conditional use to reduce the minimum rear side yard setback
applicable to accessory structures from three feet (3'-0") to zero feet two inches (0'-2") for the
construction of an accessory structure at 17 S Maple Street, Case No. PZ-26-25, subject to the
following conditions:
a. The conditional use for the reduced rear yard setback for accessory structures shall apply
to the art/play studio including the porch/patio addition only and shall not apply to any
other principal or accessory structure;
b. The improvements shall be in strict conformance with the plat of survey attached as
Exhibit B of the staff report;
c. The art/play studio shall be used only for personal, non-commercial purposes consistent
with the Make -A -Wish Foundation request and satisfy Village Home Occupation
regulations; and
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d. The art/play studio including the porch/patio addition shall be restored to its original
nonconforming shed use or shall be demolished in its entirety prior to the Village's
issuance of a transfer stamp for any future sale or conveyance of the property.
4. Recommend approval of a variation from Section 14.306(B)(1)(b) to permit an increase to the
maximum size requirement of an accessory structure from 157 square feet to 323 SF.
5. Recommend approval of a variation from Section 14.306(B)(2)(c) to permit an accessory
structure to be constructed within an easement, subject to the following condition(s):
a. The Petitioner shall obtain written approval from all applicable utility providers authorizing
the art/play studio including the porch/patio addition to remain in its proposed location
and shall comply with any conditions or requirements imposed by the utility companies."
The Planning and Zoning Commission's decision is final for the variations requesting an increase to the
maximum height requirement of an accessory structure and to permit an increase to the maximum lot
coverage requirement; the Village Board's decision is final for the variations requesting an increase to
the maximum size requirement of an accessory structure, to permit an accessory structure to be
constructed beneath overhead utility lines, and the conditional use request to allow a reduction in the
required rear yard setback applicable to accessory structures.
ATTACHMENTS: / ADMINISTRATIVE CONTENT
(Zoning Request Application, Responses to
Standards, etc...)
1 concur:
Jasonllc C Shaross,
,.,ICP, C E c D
Director of Community Development
PLANS
(Plat of Survey, Site Plan, etc.)
/ OTHER \
(Supplemental Information,
Public Comments Received,
etc...) -100
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5
Page 20 of 201
Exhibit A
Standards and Findings of Fact
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
immediate vicinity for the 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 betaken 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 accessory structure will serve as a non -habitable art
and play studio, consistent with the character of the surrounding residential neighborhood and not
detrimental to public health, safety, or welfare. The Petitioner further states that all construction will
comply with current building codes and undergo required inspections. Per the Petitioner, the project is
expected to have no adverse impact on neighboring properties, public utilities, or access, and will not
interfere with future development. According to the Petitioner, the proposal aligns with the Village's
Comprehensive Plan by supporting family -oriented housing, enhancing neighborhood character, and
providing a unique community benefit through the Make -A -Wish Foundation project.
Staff's Findings: The establishment and continued maintenance of the accessory structure as a non -
habitable art/playstudio will not be detrimental to public health, safety, morals, comfort, or general
welfare. The structure would be fully contained on private property, and will be brought into compliance
with applicable building, electrical, and fire -safety codes through permit inspection. The conditional use
will not be injurious to the use or enjoyment of other property in the vicinity, nor will it diminish or impair
neighborhood property values. The structure has existed in its current location for more than 30 years
without complaint or adverse impact. The structure occupies an established location within the rear yard
and will not impede the normal or orderly development of surrounding properties. Adequate public
utilities, drainage, and related facilities are provided to the site and the Petitioner is required to
coordinate with all applicable utility providers and comply with any conditions they impose due to the
structure's location beneath overhead utility lines. The project does not alter vehicular access to the
site, increase traffic volume, or impact on -street parking. The structure's use as a non -habitable art/play
studio will not generate additional trips or congestion on public streets. Allowing the existing shed to
remain as an adaptive art/play studio is consistent with those goals. The conditional use request is also
consistent with Goal 3 of the Village of Mount Prospect's 2024-2029-2039 Strategic Plan, which focuses
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on the evaluation of current zoning regulations to promote single-family residential neighborhoods. This
goal, which staff is currently evaluating via proposed text amendments, includes exploring ways to allow
property owners in single-family residential districts greater flexibility to enhance and improve their
properties. The proposed conditional use aligns with this goal by supporting reasonable residential
reinvestment while maintaining compatibility with surrounding properties. Given the nature of the
proposal, the support expressed by neighboring property owners, and its conformance with the Village's
strategic plan, staff recommends approval of the requested conditional use.
VARIATION STANDARDS
Section 14.203.C.9 of the Village of Mount Prospect Zoning Ordinance provides a variation from the
regulations of this chapter shall not be granted or recommended for approval by the planning and zoning
commission unless findings of fact based on evidence are made in each specific case that affirm the
following standards:
1. Because of the particular physical surroundings, shape, or topographical conditions of the
specific property involved, a specific hardship to the owner would result, as distinguished from a
mere inconvenience if the strict letter of the regulations was to be applied;
2. The conditions upon which an application for a variation are based are unique to the property for
which the variation is sought and are not generally applicable to other property within the same
zoning classification;
3. The purpose of the variation is not based primarily upon a desire to increase financial gain;
4. The alleged difficulty or hardship is caused by this chapter and has not been created by any
person presently having an interest in the property;
5. The granting of the variation will not be detrimental to the public welfare or injurious to other
property or improvements in the neighborhood in which the property is located;
6. The granting of the variation will not alter the essential character of the neighborhood; and
7. The proposed variation will not impair an adequate supply of light and air to adjacent property or
substantially increase the congestion of the public streets, or increase the danger of fire, or impair
natural drainage or create drainage problems on adjacent properties, or endanger the public
safety, or substantially diminish or impair property values within the neighborhood.
Petitioner's Findings: The Petitioner contends that there is no practical alternative location that
accommodates the structure without encroaching slightly into the easement because of the narrow lot
shape and the existing placement of the detached garage and shed. The Petitioner explains that the art
studio is needed to create a safe, accessible environment for the Petitioner's chronically ill child's Make -
A -Wish project, which would not be possible under the strict letter of the code. The Petitioner states that
the property's configuration and existing improvements make it uniquely constrained. Per the Petitioner,
the shed was an existing detached accessory structure prior to the Petitioner's ownership. The Petitioner
also states that the purpose of the variation requests is entirely personal and compassionate to fulfill
a Make -A -Wish project for the Petitioner's child and not to seek any commercial or financial benefits. The
Petitioner further states that the hardship arises from the lot layout and the existing shed placement
(which predates the Petitioner's ownership), conditions inherited with the property that were not created
by the homeowner. The Petitioner attests that the art studio is small in scale, visually consistent with the
neighborhood, and does not create any issues related to traffic, drainage, or utilities. The structure
remains subject to access for maintenance, ensuring no negative impact on public services. The
Petitioner states that the structure and materials match the surrounding residential environment and the
completed Make -A -Wish art/play studio will enhance neighborhood character and value, serving as a
positive, family -centered improvement and a source of inspiration for children and families in the area.
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Finally, the Petitioner states that the studio's height (10.67 ft) and location do not obstruct light or
airflow, increase traffic, or pose fire or drainage concerns. The structure has been reviewed for
compliance with all applicable building and safety standards.
Staff's Findings: The staff -supported variations are not motivated by a desire to increase financial gain.
The Petitioner seeks to retain and adapt the existing shed for use as an art/play studio that supports the
medical and therapeutic needs of their child under Make -A -Wish Foundation grant. The existing shed
pre -dates the Petitioner's purchase of the home in 2020 and has existed in its present location for more
than three decades without Village approval. Allowing the existing shed to remain in its current location
will not be detrimental to public welfare or injurious to nearby properties. The Petitioner will be required
to coordinate with all applicable utility providers and comply with any conditions they impose due to the
shed's location beneath overhead utility lines. All construction related to the conversion will meet
applicable building, electrical, and fire -safety codes. The existing shed is consistent with the residential
character of the neighborhood and its adaptive reuse as a non -habitable art/play studio will not alter the
appearance, scale, or overall character of the surrounding area. The structure will also be required to be
restored to its original state or be removed entirely upon the sale of the property, ensuring that the
impacts to the neighboring (east) property directly impacted by the structure will be minimized. Although
the project does not meet the zoning hardship requirement under the standards for variations, it satisfies
the criteria for a reasonable accommodation under the Americans with Disabilities Act. The requested
relief is necessary to allow the property to be used in a manner that accommodates the disability -related
needs of the Petitioner's child, and the Petitioner has secured conditional approvals from all affected
utility providers to ensure the improvements can coexist safely within the easement.
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Exhibit B
Plat of Survey / Site Plan
k3
all
. ........ . . .....
mHHHHHHOW11 ......................................... ..............................................................................................................................
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41
Page 24 of 201
M :i Pm Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Zoning Request Application
Official Use Only (To be completed by Village Staff)
Case Number: PZZ25-000026 Date of Submission: 10/01/2025 Hearing Date:
Project Name/Address: PZ-26-25: 17 S Maple St (CU: Setback Reduction, VARs: Lot Coverage, Accessory Size &
Height, Accessory Structure in Easement for a Make A Wish Playhouse)
I. Subject Property
Address(es): 17 S Maple St
Zoning District(s): RA Property Area (SgFt and/or Acreage):
Parcel Index (PIN(s): 08-12-105-009-0000
II. Zoning Request(s) (Check all that apply)
Conditional Use: For
Variation(s): To
❑ Zoning Map Amendment: Rezone From
0 Zoning Text Amendment: Section(s)
ED Other:
Setback Reductions
Individual lot single family
request
To
Page 25 of 201
Summary of Proposal — Zoning Request for 17 S. Maple St., Mount Prospect, IL
The applicant, Mitchel Kenoe, requests zoning relief to allow the permanent conversion of an existing accessory shed
located at 17 S. Maple St. into a non -habitable art/play studio, together with approval for a modest front porch/patio
(hardscape) addition.
This project originated as part of a Make -A -Wish Foundation grant for the applicant's daughter, who has undergone
extensive medical treatment and trauma. The Village has already approved the project on a temporary basis through
permit RB25-001501, with Ace Handyman Services as General Contractor and A to Z Electric as the licensed electrical
contractor.
Project Details
• Accessory Structure Use: Permanent non -habitable art/play studio, not used as a dwelling.
Hardscape Addition: Small front porch/patio (approx. 6-8 ft depth by 12-14 ft width; final design to be reviewed at
permit stage) to provide safe, accessible entry.
• Design & Compliance: Construction will conform to applicable building codes, inspections, and safety requirements.
The structure remains subject to Village rights for utility/easement access.
• Neighborhood Character: Scale and materials will remain consistent with residential surroundings. The project will not
negatively affect drainage, traffic, or property values.
Purpose of Zoning Request
The zoning request is intended to:
1. Transition the temporary approval into a permanent right for use of the accessory structure as a studio.
2. Secure approval for the porch/patio hardscape addition that could not be included under the temporary permit.
3. Provide assurance of restoration rights should the structure ever be removed for easement or utility access.
Justification
This project delivers a unique community and family benefit under extraordinary medical hardship circumstances while
maintaining consistency with the Village Comprehensive Plan. It is a small-scale, compatible use that enhances the
quality of life for the Kenoe family and has no adverse impact on neighboring properties.
IV. Applicant (all correspondence will be sent to the applicant)
Name: Mitch Kenoe Corporation:
Address: 17 S. Maple St.
City, State, ZIP Code: MOUNT PROSPECT IL 60056
Phone: (847) 627-6708 Email: mdkenoe@hotmail.com
Interest in Property:
V. Property Owner
0 Check if Same as Applicant
Name: Mitchel D Kenoe Corporation:
Address: 17 S Maple St
City, State, ZIP Code: Mount Prospect, I L 60056
Phone: Email:
Page 26 of 201
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 in all materials submitted in association with this
application are true and accurate to the best of my knowledge.
Applicant: Date:
�Hu r
P
Ip ��
�VI.II�
(Print or Type Name) Mitch Kenoe
If applicant is not 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.
Property Owner:
(Print or Type Name)
Date:
Page 27 of 201
��►litP p� Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Affidavit of Ownership
COUNTY OF COOK )
STATE OF ILLINOIS )
Mitchel Kenoe
(print name)
, under oath, state that I am
the sole owner of the property
Flan owner of the property
Flan authorized officer for the owner of the property
commonly described as
(property address and PIN) 17 S. Maple St. Mount Prospect, IL 60056 PIN
08-12-105-009-0000
and that such property is owned by Mitchel &Katie Kenoe
(print name)
Signature
Subscribed and sworn to before
me this day of
, 20 .
Notary Public
as of this date.
Page 28 of 201
��►litP p� Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
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 in all materials submitted in association
with this application are true and accurate to the best of my knowledge.
Applicant:
(Signature)
Mitchel Kenoe
(Print or Type Name)
If applicant is not property owner:
Date.10/01 /2024
I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s)
described in this application and the associated supporting material.
Property Owner:
(Signature)
(Print or Type Name)
Date:
Page 29 of 201
By 12/01 /25
IF PAYING LATE,
PLEASE PAY
2024 First Installment Property Tax Bill - Cook County Electronic Bill
Property Index Number (PIN) Volume Code Tax Year (Payable In) Township Classification
08-12-105-009-0000 049 16016 2024 (2025) ELK GROVE 2-04
12/02/2025 - 01 /01 /2026 01 /02/2026 - 02/01 /2026 02/02/2026 - 03/01 /2026 LATE INTEREST IS 0.75% PER
$0.00 $0.00 $0.00 MONTH, BY STATE LAW
Your Taxing Districts
Money Owed by
Your Taxing
Districts
Pension and
Healthcare Amounts
Promised by Your
Taxing Districts
Amount of
Pension and
Healthcare
Shortage
% of Pension and
Healthcare Costs
Taxing Districts
Can Pay
Northwest Mosquito Abatement Wheeling
$455,316
$8,6301076
$461,013
94.66%
Metro Water Reclamation Dist of Chicago
$31126,2431000
$3,1519727,000
$1,44999231000
54.00%
Mt Prospect Park District
$34,370,083
$36,220,947
$3,9991183
88.96%
Harper Coll Comm College 512 (Palatine)
$322,598,943
$32,974,963
$32,974,963
0.00%
Township HS District 214 (Arlington Hts)
$903904,159
$296,515,358
$11194,163
99.60%
Mount Prospect Public School District 57
$133474,975
$30,139,252
$10,497,291
65.17%
Village of Mount Prospect
$171,861,845
$385,434,723
$140,636,940
63.51%
Town of Elk Grove
$70,673
$7,6171011
$398,884
94.76%
Cook County Forest Preserve District
$21414411242
$617,834,550
$382,643,760
38.07%
County of Cook
$81262,5801154
$26,51210061772
$14,49312761944
45.33%
Total
$12,237,000,390
$31,07991009652
$16,516,006,141
For a more in-depth look at government finances and how they affect your taxes, visit cookcountytreasurer.com
PAY YOUR TAXES ONLINE
Pay at cookcountytreasurer.com from your bank account or credit card.
2023 TOTAL TAX 119471.35
2024 ESTIMATE X 55%
2024 1st INSTALLMENT = 6,309.24
The First Installment amount is 55% of last year's total taxes.
All exemptions, such as homeowner and senior exemptions, will
be reflected on your Second Installment tax bill.
17 S MAPLE ST
MOUNT PROSPECT IL 60056
*** Please see 2024 First Installment Payment Coupon next page ***
MITCHEL D KENOE
17 S MAPLE ST
MT PROSPECT IL 60056-3227
Page 30 of 201
2024 First 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 $5 duplicate bill fee.
I,..li C H & II N C II..... UIDIE W11 ,..PH IPAY I IN F
T1LG
MMUMBEMSMEMEM
Property Index Number (PIN) Volume
0.00 Cook County eBill 08-12-105-009-0000 049
By 12/01 /25
Click to pay online Amount Paid
If paying later, refer to amounts above. Click to update Mailing Name/Address [$,
SN 0020240100 RTN 500001075 AN see PIN TC 008922
00202401002081210500900001008922400000000000000000000000000000000000000000000
This is an Official Downloadable Tax Bill Payment Coupon. COOK COUNTY TREASURER
Please process this coupon along with payment presented. PO BOX 805436
CHICAGO IL 60680-4155
08121050090000/0/24/E/000OOOOOOB;dcje31 of201
Property: 17 S. Maple St., Mount Prospect, IL 60056
Applicant: Mitchel Kenoe
Project: Permanent approval of Make -A -Wish art/play studio (existing detached shed with small
porch/patio addition)
a. Physical surroundings/hardship
Because of the narrow lot shape and the existing placement of the detached garage and shed, there
is no practical alternative location that accommodates the structure without encroaching slightly
into the easement. The space is needed to create a safe, accessible environment for my chronically
ill daughter's Make -A -Wish project, which would not be possible under the strict letter of the code.
b. Unique conditions of the property
The property's configuration and existing improvements make it uniquely constrained. The shed
was an existing detached accessory structure prior to our ownership, and the rear -yard utility
easement runs unusually close to that location compared to other neighborhood lots.
c. Not for financial gain
The purpose of this request is entirely personal and compassionate —tofu If RL a Make -A -Wish
project for my child. No commercial or financial benefit is sought.
d. Hardship not self-created
The hardship arises from the lot layout, the existing shed placement (which predates our
ownership), and the dimensional restrictions within the zoning code. These conditions were
inherited with the property and not created by the homeowner.
e. No detriment to public welfare or neighbors
The studio is small in scale, visually consistent with the neighborhood, and does not create any
issues related to traffic, drainage, or utilities. The structure remains subject to Village access for
maintenance under the easement agreement, ensuring no negative impact on public services.
f. No change to neighborhood character
The structure and materials match the surrounding residential environment. If anything, the
completed Make -A -Wish art/play studio will enhance neighborhood character and value, serving as
a positive, family -centered improvement and a source of inspiration for children and families in the
area.
g. No impact on light, air, or safety
The studio's modest height (10.67 ft) and location do not obstruct light or airflow, increase traffic, or
pose fire or drainage concerns. The structure has been reviewed for compliance with all applicable
building and safety standards.
Page 32 of 201
Mitchel Kenoe
(847) 627-6709
Page 33 of 201
Responses to Applicable Standards —17 S. Maple St., Mount Prospect, IL
1. Public Health, Safety, and Welfare
The accessory structure is being used as a non -habitable art/play studio. It will not be detrimental
to public health, safety, or welfare. All construction will meet current building codes and pass
required inspections.
2. Impact on Neighboring Properties
The studio will not injure the use or enjoyment of neighboring properties. It is a small-scale,
accessory use consistent with residential surroundings and will not diminish property values.
3. Orderly Development
The project does not interfere with future development of adjacent properties. It remains within the
character of the residential neighborhood.
4. Public Utilities & Access
All necessary utilities are existing and adequate. The easement waiver acknowledges that the
Village or utility providers may access the property if needed, with restoration rights maintained.
5. Ingress and Egress
The structure is located on a private lot and does not increase traffic congestion. No additional
parking or roadway impact is expected.
6. Comprehensive Plan Alignment
The proposal aligns with the Village's Comprehensive Plan objectives of supporting family housing,
enhancing community character, and providing for reasonable accessory uses.
7. Compliance with Zoning Regulations
The project otherwise complies with applicable zoning regulations. Relief is sought solely to allow
the conversion and future porch/patio as part of a Make -A -Wish project, providing a unique
community benefit
Page 34 of 201
From:
Kenoe, Mitch
To:
Choi, Ann
Subject:
RE: Responses to Variation Standards
Date:
Monday, November 3, 2025 6:29:08 PM
Attachments:
imaae001.pna
ima_eq 002.png
ima_eq 003.png
imaae004.pna
ima_eq 005.png
ima_eq 006.png
ima_eq 007.png
ima_eq 008.png
Hi Ann,
Thank you for your thoughtful note and for continuing to guide us through the review process.
truly appreciate the Village's care and professionalism as we complete the steps toward final
approval.
Regarding the medical documentation, June has a well -documented health history and her
diagnoses clearly qualify under the ADA. Her participation in a Make -A -Wish project was
based on that verified medical status, and the structure serves as a therapeutic and
restorative space that directly supports her daily functioning. If formal confirmation is still
required, I can provide a brief supporting note from her treating physician.
As for the lot -coverage question, if it becomes necessary we're open to reviewing the property
for small reductions to impervious areas. That said, we hope the Village will recognize the
project's uniqueness and proximity to downtown as contributing to both the property's value
and the surrounding neighborhood's character.
Regarding relocation, the shed was an existing detached accessory structure well before our
ownership. It's anchored to a fixed concrete slab and served as the foundation for the Make -A -
Wish conversion, which included insulation, wiring, and drywall. Relocation at this stage
would require demolition and would undo the work that was already permitted and inspected
under the temporary conversion. If there's anyway to make an adjustment without full
reconstruction, we'd be glad to explore it.
We are approaching final inspection on the temporary permit, and I appreciate the Village's
understanding that this discussion is taking place near the close of that process. My goal is to
ensure we move forward collaboratively toward permanent zoning relief that balances both
compliance and compassion for June's needs.
Thank you again for your guidance and thoughtful consideration. Please let me know if you'd
Like to discuss any details before the packet is finalized.
Warm regards,
Page 35 of 201
Mitch Kenoe
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From: Choi, Ann <AChoi@mountprospect.org>
Sent: Monday, November 3, 2025 4:36 PM
To: Kenoe, Mitch <mitchel.kenoe@envistaco.com>
Subject: RE: Responses to Variation Standards
Good afternoon, Mitch,
As part of the Village's review of your zoning requests, we are seeking additional
information to help us better understand how the requested zoning relief relates to the
requested accommodations. Specifically, staff respectfully requests documentation or
a brief statement from a qualified medical or therapeutic professional that confirms
there is a disability and that the relief being sought beyond what has already been
obtained is reasonably necessary to accommodate the disability. This information will
assist staff in evaluating the request under the Americans with Disabilities Act and
ensure that any relief granted is directly connected to the requested accommodations.
As it relates to the increased lot coverage request, would you be willing to remove or
reduce certain impervious areas on the property to bring the overall lot coverage as
close to code compliant as possible?
You may have already discussed this with Jason Shallcross during the building permit
review, so I apologize if my question is redundant. Would you consider relocating the
shed to another area of the backyard to reduce the number of zoning relief requests?
Page 36 of 201
Please reach out if you have any questions.
Thank you,
Ann Choi, LEED@ Green AssociateTM
Development Planner I Community Development Department
Village of Mount Prospect
50 S. Emerson Street, Mount Prospect, IL 60056
P: (847) 818-5314 F: (847) 818-5329 W: mountprospect.org
From: Kenoe, Mitch <Jrnitchel.keno. "(",D(.:lr"ivis,taco.cor-ri>
Sent: Monday, November 3, 2025 7:24 AM
To: Choi, Ann < L-Chci L@ . Lj r-rt p r �(Ds -) �e. c t.. �() r �� >
Subject: RE: Responses to Variation Standards
Will this suffice?
Mitch Kenoe
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-t�o r From: Choi, Ann <ACh( �Lb?rnctjn )r(,x �a(
Sent: Monday, November 3, 2025 7:00 AM
I P
To: Kenoe, Mitch <1TJ't('1h6Jkei' 1@ e n v i c) t' a c" o. >
Subject: Responses to Variation Standards
Page 37 of 201
A
ANTONADAM,V
PLA T OF SU,R I/E�Y
01 N if We Street
lk llroye(f, IL 600.iO 2 5-3 5 12
Lot 9 in Block 6 in Busse and Wille's Resubdivision in Mount Prospect,
in the West k of Section 12, Township 41 North, Range 11, East of the
Third Principal MeridiaTI , in Cook County, Illinois.
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ORD[;-R1:DBY, Neil J. Ser Ltd. 1, ANTON ADAW 111inou Professional L4nd Survepp, hereby cer*fy
. ......... -a.that I have surve),ted the prop", described above and that the plat hereon dhawn
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Compare legal description on this plat with deed or title policy. Compvre all s a correct epresentation Yhereof 7his professional service confoms to the
ANTONADAMS
points before building by same and report any, differences at once. Building lines CCLC 35-2810 d currew Illinois minimum standards for a boundary sitrvey.
and easements, if any, ap-e. shown = tppear on the recorded plat of
to MT. PROSPECT
subdivision, otherwise refer to deei4 title policy or Zoning ordinances. Disidnces
(7 ILIJNOIS. AR 2020
ILLIN101s, Af()UA7'PR(`).5P1... _Au ist --,
to (j5,.
or angles shown may riot be assumed by sraling
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License#35-2810 cwpires_Ljj2.0
Legal Description
Lot 9 in Block 6 in Buse and Wilke's Subdivision in Mount Prospect, being a subdivision of part of
the East 1/2 of the Northwest '/4 of Section 12, Township 41 North, Range 11, East of the Third
Principal Meridian, in Cook County, Illinois.
This legal description is taken directly from the Plat of Survey prepared by Anton Adams, Illinois
Professional Land Surveyor, dated August 17, 2020.
Page 39 of 201
I OkT*Iol 2 a k
Ril-jr,
Page 41 of 201
EXISTING SHED NOTES:
• Currently, the shed is used for stor
exposed framing interior.
• Garage door is on the south side of
• One small window is located on the
area
CLIENT DISCUSSION NOTES:
• Client would like to visualize how tl
area, desk area, and space for a mir
• Color inspiration: Light blue (Prosp
• Interested in including a deck with
• Discussed adding a skylight or wins
LOFTED PLAY AREA INSPIRATI(
SHIP LAP
AMD Ell
All
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Contractor to determine gutter
placement to direct water from
shed &covered deck area (not
pictured)
Wooden trellis on the sides
Shed to be painted in a light blue
color
Ship lap walls & ceilings
TV Centered above built-in
Wooden counter
Undercounter refrigerator
Cabinet for storage
Wooden countertop (IKEA has
these &can be cut to size)
IKEA "Alex" desk drawer unit bases
Lofted Area
Curtain with rod & tie -back
Staircase up to lofted area
Bookcase with 3 shelves spaced
equallU
New skyligr
Railing; 36"H, with gaps less
than 4"
"Window" opening - 12" diameter
shown
Ship lap walls & ceilings
Window shade
New window & trim
From: Shallcross, Jason
To: Choi, Ann
Subject: FW: Make -A -Wish Project
Date: Wednesday, October 22, 2025 1:09:41 PM
From: Anita Chapman
Sent: Thursday, August 14, 2025 11:51 AM
To: Hoefert, Paul <PHoefert@mountprospect.org>; Shallcross, Jason
<JSha I Icross@ mou ntprospect.org>
Subject: Mal<e-A-Wish Project
August 14, 2026
Dear Mayor Hoefert and Director Shallcross,
I am writing as a Mount Prospect resident to ask for your support in approving a Make -A -
Wish project fora local child, June Kenoe. June has faced complex medical challenges
since early childhood, and her wish is to have special playhouse created by
reconfiguring an existing structure on her family's property.
The existing structure has been in place for decades and may not fully align with current
building codes. I understand the importance of safety and compliance but respectfully
ask that the Village explore any possible flexibility or streamlined processes that would
allow this project to move forward quickly and without unnecessary obstacles.
This wish represents far more than a construction project — it is a source of joy, comfort,
and hope for a child and her family during a very difficult time.
I believe our community benefits when we rally around moments like this, finding
solutions that balance safety with compassion.
Thank you for your time and thoughtful consideration. I hope the Village can help make
June's wish a reality.
Sincerely,
Anita Chapman
Maple Street Resident
Page 65 of 201
From: Shallcross, Jason
To: Choi, Ann
Subject: FW: Support for June Kenoe"s Make -A -Wish Playhouse
Date: Wednesday, October 22, 2025 1:09:14 PM
From: Janet Karlov
Sent: Monday, August 18, 2025 12:21 PM
To: Hoefert, Paul <PHoefert@mountprospect.org>; Shallcross, Jason
<JSha I Icross@ mou ntprospect.org>
Subject: Support for June Kenoe's Make -A -Wish Playhouse
Dear Mr. Hoefert and Mr Shallcross
As friends and neighbors of the Kenoe family, as well as 38 year Mount Prospect
residents, we are asking for your support in approving June Kenoe's Make -A- Wish
project to create a special playhouse by reconfiguring an existing structure on the
property at 17 S Maple Street.
Tom and I have both visited the existing structure and understand that it was built
decades ago and may not meet current village code. The structure is sound and this
construction would enhance and benefit the existing building. We ask for the village's
help in allowing this project to move forward quickly- any flexibility and effort to
streamline the project would be greatly appreciated.
As friends and neighbors, we have seen first hand the struggles and medical challenges
this family has faced- and witnessed their strength and positivity throughout the
adversity. Having this worthwhile Make -A -Wish project move forward quickly, without
obstacles would provide comfort and hope for June and her family during a truly difficult
time.
Thank you
Tom and JP Karlov
300 East Evergreen Avenue
Mount Prospect
Page 66 of 201
Mayor Paul Hoefert
Jason C. Shallcross
Director of Community & Economic Development
Village of Mount Prospect
50 S. Emerson St.
Mount Prospect, IL 60056
l
j s[i_a,1_1_crL)s,'sL6 qiOUjL_tF S �ecl,",.Or'
Subject: Support for June Kenoe's Make -A -Wish Playhouse
Dear Mayor Hoefert and Director Shallcross,
I am proud to say I'm a life-long Mount Prospect resident. After law school I met my wife, bought
a house in 1999 on Maple Street and five kids later, the rest is history. Mount Prospect truly is a
top-notch village where friendliness is a way of life.
To that end, I am writing as a Mount Prospect resident to ask for your consideration and support
in approving a Make -A -Wish project for a local child, June Kenoe, who lives just down the street
from us at 17 S. Maple. They are a wonderful family, participate in making Mount Prospect a
better place, and my 16 year old daughter regularly babysits for June. June has faced complex
medical challenges since early childhood, and her wish is to have a special playhouse created by
reconfiguring an existing structure on her family's property.
The existing structure has been in place for decades and may not fully align with current building
codes. I understand the importance of safety and compliance, but I respectfully ask that the Village
explore any possible flexibility or streamlined process that would allow this project to move
forward quickly and without unnecessary obstacles.
This wish represents far more than a construction project it is a source of j oy, comfort, and hope
for a child and her family during a very difficult time. I believe our community benefits when we
rally around moments like this, finding solutions that balance safety with compassion.
Thank you for your time and thoughtful consideration. I hope the Village can help make June's
wish a reality.
Sincerely,
Larry and Eileen Kowalczyk
11 S. Maple Street
Mount Prospect
Page 67 of 201
AN EXELON COMPANY
Commonwealth Edison Company www.comed.com
Real Estate and ®1
Lincolnes
t Floor
Oakbrook Terrace, IL 60181
October 28, 2025
Mitchel Kenoe
17 S . Maple Street
Mount Prospect, IL 60056
Re: PROPOSED ENCROACHMENT REQUEST
Dear Mitchel,
Pursuant to your request for an encroachment letter, this is to inform you that ComEd Company
has no objection to the proposed 7' x 14' hardscape that will be placed directly south of the
existing shed which can be seen on the attached Plat of Survey of the property legally described
as follows:
LOT 9 IN BLOCK 6 IN BUSSE AND WILLE'S RESUBDIVISION IN MOUNT PROSPECT,
IN THE WEST 1/2 OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE
THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS.
Please be advised that ComEd has no objection to the sub j ect encroachment, so long as the
encroachment is not increased or enlarged. Additionally, you have an obligation to ensure that
the encroaching structure does not impede ComEd's ability to safely access its facilities and does
not interfere with ComEd's use, operation and maintenance of its facilities.
The permission herein acknowledged is subject to the Additional Terms and Conditions
contained in the attachment to this letter, which terms and conditions shall be binding upon you,
and your successors and assigns.
Sincerely,
*��e' &Al'a-cn
Katie Bengson
Sr. Real Estate Specialist
779-231-2411
Page 68 of 201
ADDITIONAL TERMS AND CONDITIONS
1. The permission herein acknowledged is based upon information and assurances you have provided and
facts and circumstances as they currently exist or are currently known to ComEd. ComEd reserves the
right at any time hereafter to revoke the permission acknowledged herein and to require the immediate
removal of the encroaching structure from the easement premises, at your sole cost and expense, in the
event (a) that the information and assurances you have provided prove incorrect or unreliable in any
respect, (b) there is change in any relevant facts and circumstances, including without limitation any change
in ComEd's business needs or operations that may require the installation of additional overhead or
underground facilities on the subject easement premises, or (c) ComEd is made aware of additional facts
and circumstances of which it has no actual current knowledge. In the event the permission contained
herein is so revoked, you shall promptly remove all encroaching structures at your sole cost and expense,
provided ComEd reserves the right (but shall have no obligation) to remove the encroaching structure from
the easement premises and dispose of the same without liability for any loss or damage to property incurred
by you or any third parties as a result thereof. You shall be responsible for reimbursing ComEd for all
costs such removal.
2. The permission herein acknowledged is subject to the condition that you shall be liable for all damage to
property, including damage to ComEd's facilities, and any injury or death to persons resulting from or in
any way related to the construction or continuing presence of the encroaching structure on the easement
premises. By constructing or maintaining such encroaching structure, you agree to indemnify, defend and
hold harmless ComEd from and against any and all claims, liabilities, losses, proceedings, damages, costs
and expenses (including attorney's fees and costs) arising from or in any manner related to the construction
or continuing presence of the encroaching structure on the easement premises. Such cost may include any
relocation costs incurred by ComEd (including the cost of acquiring additional easements) should ComEd
elect to relocate the facilities located on the easement premises due to the subject encroachment.
3. The permission herein acknowledged shall in no way modify, limit, terminate, release, abrogate, nullify or
waive any of the rights and interests of ComEd, its successors and assigns, in and to the easement premises.
4. You shall have no right to construct additional structures or improvements upon the easement premises.
Prior to any digging upon the easement premises, you shall be responsible for locating all electrical
facilities by contacting J.U.L.I.E. at 1-800-892-0123.
5. The permission hereby acknowledged is subject to your obtaining all required approvals from applicable
governmental authorities (or third parties having any interest in the easement premises) with respect to the
encroaching structure.
6. The obligations set forth hereinabove and in the attached letter shall be binding upon you, your heirs, legal
representatives, successors and assigns.
7. This letter should be retained with your valuable papers and copies should be furnished to the title company
and your successors and/or assigns for future reference.
8. This letter may be recorded at any time by ComEd in its sole discretion.
Page 69 of 201
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Date: 10/02/2025 - 12:59 PM
Design ID: 313151521704
Estimated Price: $1,527.08
*Today's estimated price. Future pricing may go up or down. Tax, labor, and delivery not included.
How to recall and purchase your design at home:
-.❑■
1. On Menards.com, enter "Design & Buy" in the search bar
• OR 2• Select the Landscaping Designer
3. Recall your design by entering Design ID: 313151521704
4. Follow the on -screen purchasing instructions
FiRl. •
Dimensions
4 1'
How to purchase your design at the store:
1. Enter Design ID: 313151521704 at the Design -It
Center Kiosk in the Building Materials Department
2. Follow the on -screen purchasing instructions
Project Weight: 10,2051bs
Layout dimension sheets are intended as a construction aid. Not all options selected are shown.
Final design should be performed by a registered professional engineer to ensure all applicable building codes and regulations are met.
This is an estimate. It is only for general price information. This is not an offer and there can be no legally binding contract between the parties based on this estimate. The
prices stated herein are subject to change depending upon the market conditions. The prices stated on this estimate are not firm for any time period unless specifically written
otherwise on this form. The availability of materials is subject to inventory conditions. MENARDS IS NOT RESPONSIBLE FOR ANY LOSS INCURRED BY THE
CUSTOMER WHO RELIES ON PRICES SET FORTH HEREIN OR ON THE AVAILABILITY OF ANY MATERIALS STATED HEREIN. All information on this form,
other than price, has been provided by the customer. Menards is not responsible for any errors in the information on this estimate, including but not limited to quantity,
dimension and quality. Please examine this estimate carefully. MENARDS MAKES NO REPRESENTATIONS, ORAL, WRITTEN OR OTHERWISE THAT THE
MATERIALS LISTED ARE SUITABLE FOR ANY PURPOSE BEING CONSIDERED BY THE CUSTOMER. BECAUSE OF THE WIDE VARIATIONS IN CODES,
THERE ARE NO REPRESENTATIONS THAT THE MATERIALS LISTED HEREIN MEET YOUR CODE REQUIREMENTS.
For other design systems search "Design & Buy" on Menards.com
Page 1 of 3
Page 71 of 201
Date: 10/02/2025 - 12:59 PM
Design ID: 313151521704
Estimated Price: $1,527.08
*Today's estimated price. Future pricing may go up or down. Tax, labor, and delivery not included.
10% extra block is added to the estimate to account for spillage, cuts, breakage, and error:
Product color may vary slightly between different production runs. Make sure to purchase the entire project at once for best results!
Patio
8" X 16° (S) Braxton Paver Quarry Gray
. ... ..... .. .. .
l
Casino Blend
Border Block
8" X 16" (S) Braxton Paver Brindle
Sailor Course
Additional Materials
Paver Base
Paver Base Step 1 - 1 /2 cu ft Depth: 6"
Fabric
Duraweb Geotextile - 5.6oz - 4'x 125'
Sand
Leveling Sand Step 2 - 1/2 cu ft Depth: 1"
Edging
8' Pavemaster Max Heavy -Duty Paver Edging
Paver Locking Sand
High Performance Paver Locking Sand - 50 lb
For other design systems search "Design & Buy" on Menards.com
Page 2 of 3
Page 72 of 201
Date: 10/02/2025 - 12:59 PM 'yy
a
Design ID: 313151521704
Estimated Price: $1,527.08VV
*Today's estimated price. Future pricing may go up or down. Tax, labor, and delivery not included. ii Y
Nil
Ridgeway Bench Sienna
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Walden Bench Project
Cut Required:
No
Assembled Weight:
1340 pounds
Width:
80 inches
Depth:
26 inches
Height:
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16 inches
* Dimensions and weight approximate
You can find instructions on how to assemble your kit by going
to menards.com and searching for your kit. Your selected kit's
sku is: 1986647
For other design systems search "Design & Buy" on Menards.com
Page 3 of 3
Page 73 of 201
i
October 27, 2025
Mitchel Kenoe
17 S . Maple Street
Mount Prospect, IL 60056
Re: Proposed Encroachment for a Art Studio/Shed to be Located at 17 S. Maple Street, Mount
Prospect, IL 60056
Dear Mitchel:
This letter is in reply to your inquiry about the encroachment for the Art Studio/Shed Improvement hat will be
placed partially within the easement. AT&T has no objection to the encroachment however, you will be
placing the improvement knowing that if AT&T needs to access the utility easement and your improvement is
in the way of our facilities, it is within our right to ask you to remove the improvement to gain entrance. We
will not be responsible for replacing or repairing the improvements We also reserve the right to gain access to
the easement at any time if it is deemed necessary for our business needs.
Moreover, where said encroachment is located above buried cable or conduit or in close proximity to buried or
aerial plant serviced, altered, replaced, modified or maintained by Illinois Bell Telephone Company dba AT&T
Illinois, an Illinois corporation, said Company's liability to you for damage to said encroachment resulting from
such servicing, alteration, replacement, modification or maintenance is limited to restoring said encroachment
to its prior existing state to the extent such can reasonably be done under the circumstances.
Call J.U.L.I.E. before any digging 1-800-892-0123 and please maintain a 48" separation from
AT&T's cable.
Sincerely,
Susan E. Ata ohwn
Illinois Right of Way Manager
Midwest Construction and Engineering
AT&T
222 W. Jackson Street
Woodstock, I L 60098
847.271-5149 / SM9231@att.com
MOBILIZING YOUR WORLD
USA
Proud Sponsor of the US. Olympic Team Page 74 of 201
October 27, 2025
Mr. Mitchel Kenoe
17 S. Maple Street
Mount Prospect, IL 60056
Re: Build a Shed at 17 S. Maple Street, Mount Prospect, IL 60056 /ON Utility
Easement Encroachment.
Dear Mr. Mitchel Kenoe:
This letter serves as written acknowledgment that Comcast Cable
Communications, Inc., and its affiliates, have no objection to your request to be
allowed to encroach into the utility with building a Shed on the Utility Easement
Encroachment on the above -mentioned property.
Please contact J.U.L.I.E. (800-892-0123) prior to any excavation on the property,
to assure that any cable lines will not be damaged. If for any reason our cable
facilities have to be relocated, please contact me so I can make arrangements for
this.
The encroachment herein granted does not under any circumstances abrogate
nor nullify the rights and interests of Comcast Cable Communications, Inc., and
its affiliates in and to the easements of record, pertaining to the aforesaid
property.
Very truly yours,
Robert L. Schulter, Jr.
Central Division Director of Construction
(224) 229-5863
Page 75 of 201
RESOLUTION APPROVING FINDINGS OF FACT
RESOLUTION NO, R-26-25
WHEREAS, Mitch Kenoe ("Petitioner") filed an application for variations to the
lot coverage and accessory structure height regulations for the property
commonly known as 17 South Maple Street ("Subject Property") in the Village
of Mount Prospect, Illinois and legally described as:
LOT 9 IN BLOCK 6 IN BUSSE AND WILLE'S SUBDIVISION IN MOUNT
PROSPECT, IN THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH,
RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY,
ILLINOIS;
PROPERTY INDEX NUMBER: 08-12-105-009-0000; a n d
WHEREAS, the Petitioner seeks a variation from Section 14.306(A)(3)(a) to
permit an increase to the maximum height requirement of an accessory
structure in a residential district from 10 feet to 10.67 feet and a variation
from Section 14.1005(C)(1) to permit an increase to the maximum lot
coverage requirement from 50% to 56.2%, subject to the following condition:
WHEREAS, a public hearing was held on the variations requests being the
subject of PZ-26-25 before the Planning and Zoning Commission of the Village
of Mount Prospect on the 13th day of November, 2025, pursuant to proper
Legal notice having been published in the Journal &Topics newspaper on the
29th day of October, 2025; and
NOW, THEREFORE, the Planning &Zoning Commission does hereby grant a
variation from Section 14.306(A)(3)(a) to permit an increase to the maximum
height requirement of an accessory structure in a residential district from 10
feet to 10.67 feet and a variation from Section 14.1005(C)(1) to permit an
increase to the maximum lot coverage requirement from 50% to 56.2%for the
construction of an art/play studio with aporch/patio addition at the property
known as 17 South Maple Street, subject to the following conditions:
Page 76 of 201
PZ-26-25
a. The improvements shall be in strict conformance with the plat of survey
and site plan attached as Exhibit A;
b. Prior to the issuance of a building permit, a French drain, or other
acceptable means of providing the required storage/infiltration for the
area exceeding allowable lot coverage, shall be provided to the
satisfaction of the Village Engineer;
c. The art/play studio including the porch/patio addition shall be restored
to its original nonconforming shed use or shall be demolished in its
entirety prior to the Village's issuance of a transfer stamp for any future
sale or conveyance of the property; and
d. The Petitioner shall obtain written approval from all applicable utility
providers authorizing the art/play studio including the porch/patio
addition to remain in its proposed location and shall comply with any
conditions or requirements imposed by the utility companies."
Except for the variations granted herein, all other applicable Village of Mount
Prospect, Illinois ordinances and regulations shall remain in full force and
effect as to the subject property.
PASSED AND APPROVED the 13th day of November, 2025 and effective five
(5) days after this date, as provided for by Section 5.504.0 of the Mount
Prospect Village Code.
AYES:
NAYS:
ABSENT:
Joseph P. Donnelly, Chairperson
Planning & Zoning Commission
Page 77 of 201
PZ-26-25
�11110,11? aep
EXHIBIT
PLAT OF SURVEY/ SITE PLAN
� -.'0,,)
Page 78 of 201
Subject
Meeting
Fiscal Impact (Y/N)
Dollar Amount
Budget Source
Category
Type
Information
Item Cover Page
PZ-20-25 / 810 South I Oka Avenue / CU: Setback Reduction /
Planning and Zoning Commission Final
November 13, 2025 - REGULAR MEETING OF THE MOUNT
PROSPECT PLANNING AND ZONING COMMISSION
N
NEW BUSINESS
Action Item
The petitioner and property owner, Tomasz Sirant, is seeking conditional use approval to
reduce the minimum interior yard setback from 7.5 feet to 6.5 feet for the construction of a
pergola attached to the primary home at 810 South I Oka Avenue (the subject property). The
Planning and Zoning Commission's decision is final. The proposal meets the requirements and
standards related to the Village Code, and staff is supportive of the conditional use request.
Discussion
BACKGROUND / PROPERTY HISTORY
The subject property was annexed into the Village in 1925 and is located on the west side of
South I Oka Avenue, north of Sunset Road. The subject property contains a single-family
residence with associated improvements and is zoned R-1 Single Family Residence. The
subject property is bordered by the R-1 District on all sides. Permit records indicate that
various improvements have been made since the home's construction in 1958, including
upgrades to the roof, water heater, garage floor, fencing, sewer, electrical system, and
flatwork.
A building permit application was submitted in the May of 2024 for the installation of a 46'-8"
x 14'-3" pergola at the subject property. The proposed pergola exceeded the maximum
allowable size for accessory structures; however, because it was proposed to be attached to
the primary structure, it was instead considered part of the primary structure and was allowed
with the caveat that it was subject to the setback requirements for principal structures. As a
result, a 7.5' north side yard setback was required under the property's R-1 single family
zoning district, rather than the 5' setback typically applicable to pergolas on property's over 55
feet in width. Upon final inspection in March 2025, staff determined that the pergola had been
constructed 6.5' from the north property line, encroaching 1' into the required setback. The
petitioner was advised to either relocate the structure to comply with code or seek zoning
relief through a retroactive conditional use request to allow a reduced north side yard setback
of 6.5'.
Page 79 of 201
PROPOSAL
The petitioner seeks to retain the constructed pergola and is requesting conditional use
approval to reduce the required north side yard setback from 7.5' to 6.5'. The pergola was
constructed in Spring of 2025 pursuant to a building permit issued under the R-1 Single -
Family Residential Zoning District. During final inspection in June of 2025, staff determined
that the structure had been built 1' closer to the north property line than permitted,
encroaching into the required side yard setback.
Conditional use approval for a setback reduction is required because the pergola, as built,
does not comply with the minimum 7.5' side yard setback requirement for principal structures
in the R-1 Single Family Zoning District. Section 14.604 of the Village Zoning Code permits
setback reductions in all required yards within the R-1 District as a conditional use, subject to
review and approval by the Planning and Zoning Commission as it encroaches into less than
25% of the required setback.
PUBLIC COMMENTS
One letter of support was submitted by the owner of 808 South I Oka Avenue, the property
immediately adjacent to the north and most impacted by the proposed setback reduction. One
letter of opposition was also received, expressing concern that approval could set a negative
precedent for the neighborhood (staff notes that all conditional use requests are evaluated
individually based on their specific circumstances). The comment letters are included with this
report.
Alternatives
1. A conditional use to reduce the minimum interior side yard setback from 7.5 feet to 6.5
feet for the construction of a pergola at 810 South I Oka Avenue, Case No. PZ-20-25,
subject to the conditions listed in the staff report.
2. Action at the discretion of the Planning and Zoning Commission.
Staff Recommendation
Approve a conditional use to reduce the minimum interior side yard setback from 7.5 feet to
6.5 feet for the construction of a pergola at 810 South I Oka Avenue, Case No. PZ-20-25,
subject to the conditions listed in the staff report.
Attachments
1.
PZ-20-25 Staff Report
2.
PZ-20-25 Plans
3.
PZ-20-25 Admin Materials
4.
PZ-20-25 Public Comment
5.
R-20-25 Draft Resolution
Page 80 of 201
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 Charlie Hogan, AICP
Director of Community Development Development Planner
DATE: November 13, 2025
CASE NUMBER
PZ-20-25
PUBLIC HEARING DATE
November 13, 2025
APPLICANT/PROPERTY OWNER
Tomasz Sirant
PROPERTY ADDRESS/LOCATION
810South I Oka Avenue
BRIEF SUMMARY OF REQUEST
The petitioner and property owner, Tomasz Sirant, is seeking conditional use approval to reduce the
minimum interior yard setback from 7.5 feet to 6.5 feet for the construction of a pergola attached to the
primary home at 810 South I Oka Avenue (the subject property). The Planning and Zoning
Commission's decision is final. The proposal meets the requirements and standards related to the
Village Code, and staff is supportive of the conditional use request.
2024 Aerial Image
2025 Village of Mount Prospect Zoning Map
W Sunset Rd
o ,
EXISTING EXISTING LAND USE/
SURROUNDING ZONING & LAND USE SIZE OF
ZONING SITE IMPROVEMENTS
North: R-1 Single -Family Residential PROPERTY
R-1 Residential
East: R-1 Single -Family Residential 0.28 acres
Single -Family
South: R-1 Single -Family Residential
Residential
West: R-1 Single -Family Residential
STAFF RECOMMENDATION APPROVE APPROVE WITH DENY
CONDITIONS
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Repo rts\PZ-20-25 810 South I Oka Ave (CU - Setback Reduction).docx
Page 81 of 201
BACKGROUND / PROPERTY HISTORY
The subject property was annexed into the Village in 1925 and is located on the west side of South
I Oka Avenue, north of Sunset Road. The subject property contains a single-family residence with
associated improvements and is zoned R-1 Single Family Residence. The subject property is bordered
by the R-1 District on all sides. Permit records indicate that various improvements have been made
since the home's construction in 1958, including upgrades to the roof, water heater, garage floor,
fencing, sewer, electrical system, and flatwork.
A building permit application was submitted in the May of 2024 for the installation of a 46'-8" x 14'-3"
pergola at the subject property. The proposed pergola exceeded the maximum allowable size for
accessory structures; however, because it was proposed to be attached to the primary structure, it
was instead considered part of the primary structure and was allowed with the caveat that it was
subject to the setback requirements for principal structures. As a result, a 7.5' north side yard setback
was required under the property's R-1 single family zoning district, rather than the 5' setback typically
applicable to pergolas on property's over 55 feet in width. Upon final inspection in March 2025, staff
determined that the pergola had been constructed 6.5'fromthe north property line, encroaching1'
into the required setback. The petitioner was advised to either relocate the structure to comply with
code or seek zoning relief through a retroactive conditional use request to allow a reduced north side
yard setback of 6.5'.
Photo 10 1 Oka Per � a(July, 2025) - Google Streetview
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Repo rts\PZ-20-25 810 South I Oka Ave (CU - Setback Reduction).docx 2
Page 82 of 201
PROPOSAL
The petitioner seeks to retain the constructed pergola and is requesting conditional use approval to
reduce the required north side yard setback from 7.5' to 6.5'. The pergola was constructed in Spring of
2025 pursuant to a building permit issued under the R-1 Single -Family Residential Zoning District.
However, during final inspection in June of 2025, staff determined that the structure had been built 1'
closer to the north property line than permitted, encroaching into the required side yard setback.
Conditional use approval for a setback reduction is required because the pergola, as built, does not
comply with the minimum 7.5' side yard setback requirement for principal structures in the R-1 Single
Family Zoning District. Section 14.604 of the Village Zoning Code permits setback reductions in all
required yards within the R-1 District asa conditional use, subject to review and approval by the
Planning and Zoning Commission as it encroaches into less than 25% of the required setback.
The table below outlines the bulk regulations for the R-1 Single Family Residential Zoning District:
Minimum Setbacks
R-1 Code Requirement
Proposed
Front (W)
30'
No change
Interior Side (N)
7.5'
6.5 Feet
Exterior Side (S)
10'
No change
Rear (E)
25'
No change
Max. Lot Coverage
45%
No change
PUBLIC COMMENTS
One letter of support was submitted by the owner of 808 South I Oka Avenue, the property immediately
adjacent to the north and most impacted by the proposed setback reduction. One letter of opposition
was also received, expressing concern that approval could set a negative precedent for the
neighborhood (staff notes that all conditional use requests are evaluated individually based on their
specific circumstances). The comment letters are included with this report.
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.
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Repo rts\PZ-20-25 810 South I Oka Ave (CU - Setback Reduction).docx 3
Page 83 of 201
Staff finds that the proposed conditional use request 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 approve the
following motion:
"Motion to approve:
1. A conditional use to reduce the minimum interior side yard setback from 7.5 feet to 6.5 feet for the
construction of pergola at810South I Oka Avenue, Case No. PZ-20-25, subject to the following
conditions:
a. The conditional use for the reduced interior side yard setback shall apply only to the
pergola and shall not apply to any other elements of a principal or accessory structure;
b. The improvements shall be in strict conformance with the plat of survey attached as
Exhibit 6;
The Planning and Zoning Commission's decision is final for this case.
ATTACHMENTS: / ADMINISTRATIVE CONTENT
1 concur:
(Zoning Request Application, Responses to
Standards, etc...)
m ' m
Jason CShallcross'AICP,CECD
Director of Community Development
PLANS
(Plat of Survey, Site Plan, etc.)
OTHER \
(Supplemental Information,
Public Comments Received,
etc...) 00
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Repo rts\PZ-20-25 810 South I Oka Ave (CU - Setback Reduction).docx
4
Page 84 of 201
Exhibit A
Standards and Findings of Fact
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
immediate vicinity for the 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 betaken 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 asserts 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, nor would it impede the normal and orderly development and improvement of the
surrounding property for uses permitted in the district. The petitioner states that the setback reduction
will not adversely affect the use and enjoyment of other property in the immediate vicinity. The owner of
the most affected property has submitted a letter concurring with this view. The petitioner states that the
setback reduction will not affect public utilities, access roads, drainage, and/or necessary facilities. The
petitioner states that granting the conditional use will not affect traffic. The petitioner believes that the
setback reduction does not contradict the objectives of the current comprehensive plan for the Village.
The petitioner believes 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.
Staff's Findings: Staff believes that the proposed one -foot setback reduction is a minor deviation from
the code that will not create meaningful adverse conditions or negatively affect nearby properties.
Further, the most affected neighbor has provided written confirmation of support. The request is
consistent with the Village's Comprehensive Plan, which supports continued residential use and
reinvestment, and aligns with Goal 3 of the 2024-2029-2039 Strategic Plan to promote flexibility within
single-family zoning regulations. This goal, which is currently under review through proposed text
amendments, seeks to allow homeowners reasonable opportunities to enhance their properties while
maintaining neighborhood compatibility. Given the proposal's limited impact, neighbor support, and
consistency with Village plans, staff recommends granting the requested conditional use.
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Repo rts\PZ-20-25 810 South I Oka Ave (CU - Setback Reduction).docx
Page 85 of 201
Exhibit B
Plat of Survey / Site Plan
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Page 86 of 201
NEW WOOD PERGOLA & CONCRETE PAD & WALI
1 STY. SINGLE FAMILY RESIDENCE WITH BASEMENT &
GENERAL NOTES:
1. ALL WORK SHALL CONFORM TO THE APPLICABLE CODES OF THE
LOCAL JURISDICTION , VILLAGE OF MT, PROSPECT AND THE STATE
OF ILLINOIS AT THE TIME OF PERMIT AND CONSTRUCTION.
2. ALL INTERIOR DIMENSIONS ARE TO THE ROUGH FACE OF THE
FALL, UNLESS OTHERWISE NOTED.
3. THE CONTRACTOR SHALL VERIFY IN FIELD ALL DIMENSIONS,
ANGLES AND EXISTING CONDITIONS BEFORE PROCEEDING WITH ANY
FORK,
4. VARIATIONS IN THE FIELD CONDITIONS RELATIVE TO THE
CONTRACT DOCUMENTS SHALL BE REPORTED TO THE ARCHITECT IN
WRITTEN, WORK SHALL NOT PROGRESS UNTIL CLARIFICATION FROM
THE ARCHITECT IS OBTAINED,
5. ALL DEBRIS RESULTING FROM CONSTRUCTION OPERATIONS BY
INDIVIDUAL SUB -CONTRACTORS SHALL BE REMOVED FROM THE
BUILDING AND ADJOINING PROPERTY ON A DAILY BASIS.
6. ALL WORK SHALL BE ERECTED PLUMB, LEVEL AND TRUE AND IN
ACCORDANCE WITH DETAILS. EXCESSIVELY SCUFFED, SCRATCHED,
DENTED OR OTHERWISE DAMAGED FINISHED SURFACES MUST BE
REPAIRED OR REPLACED AS DIRECTED BY OWNER.
7. GENERAL CONTRACTOR IS RESPONSIBLE FOR LOCATING ALL
UNDERGROUND CONSTRUCTION PRIOR TO EXCAVATION AND NOTIFY
ARCHITECT UPON FINDING ANY SUCH ADVERSE CONDITIONS/
CONSTRUCTION (CALL J.U.L.I.E.).
8. EXCAVATOR, CONCRETE CONTRACTOR AND G.C. TO NOTIFY
UTILITY COMPANIES PRIOT TO EXCAVATING FOR GAS, DATER,
ELECTRIC, SEWER, CABLE AND TELEPHONE LINES (CALL J.U,L,I.E.).
9. EXCAVATING CONTRACTOR RESPONSIBLE FOR ROUGH GRADING.
LANDSCAPE CONTRACTOR RESPONSIBLE FOR FINISH GRADING.
10. DO NOT SCALE DRAWINGS, LARGE SCALE DRAWINGS AND
DETAILS GOVERN OVER SMALLER SCALE DRAWINGS.
11. FLASHING TO BE PROVIDED AT ALL EXTERIOR OPENINGS,
INCLUDING WINDOW HEADS, HORIZONTAL MOOD TRIM, STOPS,
WIND0W AND DOOR SILLS, AT BOTTOM OF ALL CAVITY FALLS, AT
ALL ROOF VALLEYS AND AT CHIMNEY INTERSECTIONS AND SHALL
BE INSTALLED IN SUCH A MANNER TO BE LEAK PROOF,
12, EXCAVATE LOOSE FILL AND PROVIDE COMPACTED FILL TO
LEVEL OF CRUSHED GRAVEL,
13, SMOKING IS PROHIBITED IN BUILDING OR ON SITE EXCEPT FOR
DESIGNATED SMOKING AREAS.
14. ALL NAILS, SCREWS, ETC, SHOULD BE SECURED DAILY.
15. ALL PERMIT FEES OR BUSINESS LICENSES TO BE PAID BY
RESPECTIVE SUB -CONTRACTORS.
16. OWNER SHALL PAY THE GENERAL BUILDING PERMIT FEE.
17, THE GENERAL CONTRACTOR SHALL PROVIDE A "PORT-A-JOHN"
FOR USE DURING THE DURATION OF CONSTRUCTION, THE LOCATION
SHALL BE APPROVED BY THE OWNER.
18. "ABC" FIRE EXTINGUISHERS TO BE VISIBLE & ACCESSIBLE
INHERE REQUIRED,
SSUED FOR PERMIT - JUNE 18th 2024
GENERAL NOTES:
23, ROUGH CARPENTER TO PROVIDE 2X12 BLOCKING AT ALL BATH
ACCESSORY LOCATIONS, ACCESSIBILITY HANDRAIL LOCATIONS, AND ALL
CLST. SHELF LOCATIONS.
24, ALL FINISH MOOD FLOOR AND WOOD TRIM MATERIAL TO BE ON SITE
TO ACCLIMATE ON. 7 DAYS PRIOR TO INSTALLATION.
25, FOR ALL OWNER SUPPLIED ITEMS TO BE DELIVERED F.O.B. TAILGATE,
CONTRACTOR IS RESPONSIBLE FOR LOADING AND STORAGE OF
MATERIALS,
26, COORDINATE DOOR HARDWARE TYPE WITH OWNER/ARCHITECT PRIOR
TO BORING DOORS.
27, "JOB COPY" ORIGINAL PERMIT DRAWINGS AND THE ORIGINAL PERMIT
CARD TO BE KEPT AT THE JOB SITE AND ACCESSIBLE TO INSPECTORS
AT ALL TIMES,
28. ALL CONTRACTORS AND SUB -CONTRACTORS RESPONSIBLE FOR ALL
APPLICABLE PERMITS, BONDS, AND INSURANCE, CONTRACTOR TO SAVE
AND PROVIDE TO OWNER ALL PAPERWORK AND LITERATURE PROVIDED
WITH ANY OWNER AND/OR CONTRACTOR SUPPLIED ITEM,
29, THE G.C. SHALL NOT PROCEED WITH ANY ADDITIONAL WORK OR
CHANGES FOR WHICH HE EXPECTS ADDITIONAL COMPENSATION BEYOND
THE ORIGINAL CONTRACT AMOUNT, WITHOUT WRITTEN AUTHORIZATION
FROM OWNER. FAILURE TO OBTAIN SUCH AUTHORIZATION SHALL
INVALIDATE ANY CLAIM FOR EXTRA COMPENSATION,
30. NO SUBSTITUTION WILL BE ALLOWED WITHOUT PRIOR WRITTEN
APPROVAL BY THE ARCHITECT/OWNER.
31. PROVIDE EXPANSIVE "FIRE -STOP" PUTTY AT ALL THROUGH -PLATE
PENETRATIONS AND 2X4 BLOCKING AT ALL SOFFITS. FIRESTOPPING SHALL
BE PROVIDED AT ALL JUNCTIONS OF VERTICAL AND HORIZONTAL
INCLOSED SPACES, SUCH AS TOPS OF STAIRS, BOT, OR BACK SIDES OF
SOPHIST, TOPS OF PLUMBING FALLS, ETC.
32. ALL FLOOR FINISHES SHALL HAVE F.S.R. NOT
GREATER THAN 75,
33. THESE DRAWINGS INDICATE THE INTENT, GENERAL CHARACTER,
REQUIREMENTS AND APPROXIMATE LOCATION OF THE WORK SHOWN. THE
CONTRACTOR SHALL BE EXPECTED TO WORK WITH UNFORESEEN FIELD
CONDITIONS, REQUIRING MINOR DESIGN ADJUSTMENTS AND SHALL BE
EXPECTED TO PROVIDE A FULLY COMPLETE AND OPERATIONAL BUILDING
AND ALL BUILDING SYSTEMS.
34. ALL CONTRACTORS SHALL INDEMNIFY AND HOLD HARMLESS THE OWNER,
THE ARCHITECT AND THEIR AGENTS FROM AND AGAINST CLAIMS, DAMAGES,
LOSSES AND EXPENSES, INCLUDING ATTORNEY FEES ARISING OUT OF
PERFORMANCE OF THE FORK WHEN ANY SUCH CLAIMS ARE ATTRIBUTABLE TO
BODILY INJURY, SICKNESS, DEATH, INJURY OR DESTRUCTION TO PROPERTY OR
WHEN SUCH CLAIMS ARE CAUSED IN PART OR IN FULL BY ANY NEGLIGENCE
OR OMISSION BY THE CONTRACTOR OR HIS AGENTS, THIS NEGLIGENCE
INCLUDES FAILURE TO OBSERVE CONTRACT DOCUMENTS PROVIDED BY
ARCHITECT,
35. ALL CONTRACTORS TO VISIT PREMISE, NOTE CONDITIONS PERTAINING TO
WORK TO BE DONE, CHECK AND VERIFY ALL NOTES, FIGURES AND
DIMENSIONS AT THE SITE BEFORE FABRICATING ANY NEW CONSTRUCTION,
VARIATION IN FIELD CONDITIONS RELATIVE TO CONTRACT DOCUMENTS SHALL
BE REPORTED TO ARCHITECT IN WRITING, AND WORK SHELL NOT PROGRESS
UNTIL PERMISSION FROM ARCHITECT OR HIS AGENT IS OBTAINED,
STRUCTURAL GENERAL NOTES SITE NOTES
1. CONTRACTOR SHALL MAINTAIN ADEQUATE PROTECTION OF ALL
WORK FROM DAMAGE AND PROTECT OWNER'S PROPERTY FROM
INJURY OR LOSS ARISING IN CONNECTION WITH THIS WORK.
2. CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS FOR
THE SAFETY OF EMPLOYEES AND COMPLY WITH ALL
APPLICABLE PROVISIONS OF FEDERAL, STATE, AND MUNICIPAL
LAWS TO PREVENT ACCIDENT OR INJURY TO PERSONS OR
ADJACENT TO THE AREA WHERE THIS WORK BEING
PERFORMED.
3. CONTRACTOR SHALL VERIFY ALL DIMENSIONS IN THE FIELD,
NOTIFY ARCHITECT OF DISCREPENCIES BEFORE DOING ANY
WORK.
4, ALL CONCRETE REINFORCING SHALL BE DETAILED IN
ACCORDANCE WITH THE MANUAL OF STANDARD PRACTICE OF
THE AMERICAN CONCRETE INSTITUTE ACI-315 AND THE
BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE
ACI-318-89.
5. ALL CONCRETE SHALL BE REGULAR WEIGHT (144 PSF)
CONCRETE AND HAVE A MINIMUM ULTIMATE COMPRESSIVE
STRENGTH OF 3000 LBS. PER SQ. INCH AT 28 DAYS.
MINIMUM CEMENT CONTENT 5 BAGS PER CU. YD.
6. ALL CONCRETE REINFORCING SHALL BE DEFORMED BARS -
A.S.T.M. A615 GRADE 60. ALL MELDED WIRE FABRIC SHALL
CONFORM TO A.S.T.M. A185,
7. ALL STRUCTURAL STEEL BEAMS AND LINTELS SHALL BE A36
STEEL,
8. ALL STRUCTURAL STEEL SHALL CONFORM TO THE LATEST
EDITION OF THE STEEL CONSTRUCTION MANUAL OF THE
AMERICAN INSTITUTE OF STEEL CONSTRUCTION.
9. ALL BOLTS SHALL BE A.S.T,M. A307.
10, ALL WELDS SHALL BE MADE BY CERTIFIED WELDERS USING
COATED ELECTRODES OF E60XX,
11. ALL WELDS SHALL CONFORM WITH THE AMERICAN WELDING
SOCIETY SPECS.
12. ALL DRILLED -IN CONCRETE ANCHORS SHALL BE WEDGE -TYPE
AS MANUFACTURED BY "RED -HEAD" ITT PHILIPS DRILL CO„
MICHIGAN CITY, IND. OR EQUAL.
13. ALL STEEL SHALL HAVE ONE SHOP COAT OF A RUST -
INHIBITING PAINT,
14. ALL MORTAR FOR MASONRY FALL CONSTRUCTION SHALL BE
TYPE "M" AND CONFORM TO A.S.T.M. C270 SPECIFICATION,
15, ALL PORTLAND CEMENT GROUT SHALL CONFORM TO A.S.T.M.
C476 SPECIFICATIONS.
16. WOOD STUDS AND PLATES: 2X4 HEM FIR (STANDARD OR
BETTER) FC=800 PSI, E=1.100.000 PSI, 2X6 HEM FIR (NO.2)
FC +800 PSI MIN. E=1.300.000 PSI JOISTS AND COLUMNS:
2" TO 4" THICK, 5" AND WIDER - HEM FIR (NO 2) FB=850
PSI �SEINGLE MEMBER USE) E=1,300,00 PSI.
17. ALL ULTIPLE M=L OR MOOD BEAMS TO BE BOLTED
TOGETHER WITH 2 ROWS OF 1/2" DIA, THRU-BOLTS
Q 12" O.C.
18. RESIDENTIAL FLOOR LOADS:
LL = 40 PSF; DL = 20 PSF;
PARTITION LOAD = 20 PSF; TL = 80 PSF.
19. ROOF LOADS: SNOW L = 30 PSF;
DL = 20 PSF; MIND L = 20 PSF.
20, PORCHES/DECKS LOADS: LL = 100 PSF;
DL = 20 PSF; TL = 120 PSF,
21. HORIZONTAL/VERTICAL GUARDRAIL AND HANDRAIL THRUST
DESIGN LOAD: = 50 LBF/PFT,
1. CALL 'HOTLINE' TO HAVE EXISTING UNDERGR
LOCATED.
2. VERIFY UTILITY CONNECTIONS WITH UTILITY'S
3. GENERAL CONTRACTOR TO PATCH AND MATC
SIDEWALKS, CURBS, AND PAVING DENOLISHE
FORK, ALL FORK TO MEET EXISTING PROFIL
ILLINOIS STANDARDS FOR PAVING WORK.
4, SLOPE GRADE MINIMUM 6" IN FIRST 10 FEE
BUILDING.
5. GRADE TO BE 6" BELOW FLOOR LINE, EXCE
6. ALL CONCRETE WORK SHALL COMPLY WITH i
STANDARDS.
7. ALL EXIT DOORS, THE FLOOR OR LANDING
MORE THAN 1/2" LOWER THAN THRESHOLD
(MAX. 1 /2" HIGH).
8. SLOPE ALL CONCRETE STOOPS AND WALKS
BUILDING -MIN, 1/4" PER FOOT - BR0O�
9. VERIFY AND PROTECT ALL EXISTING UTILITIES
10. PAINT ALL EXPOSED METAL NOT PRE -FINISH
11, PAINT 4" WIDE PARKING STALL STRIPES.
12, CONTRACTOR SHALL RESTORE EXISTING LAMP
CONCRETE SLABS, CURBS, PAVEMENT, ETC.
OR DURING CONSTRUCTION,
SUPERVISION NOTES
THESE PLANS WHERE PREPARED BY THE ARCHITECT
DESIGN ONLY. NO SUPERVISION BY THE ARCHITECT '
PROVIDED AT THE JOB SITE, THE WORK IN PROGRE�
SCHEDULING ANY WORK RESPECTIVE TO THE JOB SF
BE GOVERNED BY ARCHITECT,
CERTI F
STUDK
IS AN ILLI
LICENSE
ZONING DATA: R-1 ZONING DISTRICT
LOTAREA....OUS.............................................................. 12,030 S.F.
MAX. IMPERVIAREA............................................. 45% x 12,030 5,413.5 S.F. ALL(
EXIST. FIRST FLOOR W/ ATTACHED GARAGE,,,,,,,,,,,,, 19962 S.F.
EXISTING CONCRETE DRIVEWAY, PATIO & WALKS ...... 811 S.F.
PROPOSED CONC. WALK &PATIO ............................. 11209 S.F.
TOTAL PROPOSED RESIDENCE .................................... 39982 S.F. = 33.1 % = COMPLIE`.
NEW CONCRETE
SIDEWALK:
5" CONC, SIDEWALK
ON 4" COMPACTED
-
CRUSHED AGGREGATE
AP.S.G.
P.S.G.
CA-6 OR BETTER
W/ CONTROL JOINTS
EVERY 60"
1O8/29/2024
2&08/29/2024
16 4.9 7'
L
CO
r
I I
r
I I
25'-6»
46'-8»
PERGOLA SETBACK
PERGOLA OVERALL EASURE E T
DOWNTO
REAR PROPERTY LINE
C
15'10"
i
CP -
w
3
. 0 I
NEW CONCRETE
NEW CONCRETE g" STEP
PATIO:
PATIO: DOWN
.`
1 STORY SINGLE FAMILY
5" CONC. PAD
ON 4" COMPACTED
CRUSHED AGGREGATE
11" CONC. PAD
ON 4" COMPACTED
CRUSHED AGGREGATE
5' - o"
F
RESIDENCE W/ BASEMENT
..
CA-6 OR BETTER
W/ CONTROL JOINTS
CA-6 OR BETTER
W/ CONTROL JOINTS
ATTACHED GARAGE
z
EVERY 60"
EVERY 60"
Oom
0o w
�
NEW CONCRETE
Lc
ao
SIDEWALK:
5" CONC, SIDEWALK
s
ON 4" COMPACTED =
CRUSHED AGGREGATE
-
CA-6 OR BETTER
W/ CONTROL JOINTS
F
:EVERY 60"
O
I
.
PROPERTY
LINE
6x6 TREATED
Y WOOD POST
uJ
� 2� U
Zoe � 120 CONCRETE PIER
FOOTING, 42" DEEP
WITH (3) #4 BARS, VERT.
_ 1 21-0"
z" HIGH
CONCRETE PATIO
�? O
2 2'-0"
1 2'-0"
6x6 TREATED
:WOOD POST
12 $$ 0 CONCRETE PIER
FOOTING, 42" DEEP
WITH (3) #4 BARS, VERT.
owp�A
GFCI
NEW ELECTRICAL OUTLET P.S.G.
FOR FUTURE HOT TUP 08/29/2024
6x6 TREATED
WOOD POST
12 V1 0 CONCRETE PIER PERGOLA OVERALL MEASUREMENT
FOOTING, 42" DEEP
WITH (3) #4 BARS, VERT.
GI-011 /
6" STEP
DOWN
5 8'- 1 0"
1 1 " HIGH
CONCRETE PATIO
A 6x6 TREATED 6x6 TREATED
A-4 :WOOD POST WOOD POST
12 $$ 0 CONCRETE PIER 12"0 CONCRETE PIER
N N
FOOTING, 42" DEEP FOOTING, 42" DEEP
WITH (3) #4 BARS, VERT. WITH (3) #4 BARS, VERT.
FOUNDATION PLAN rf--*'�
F6x6
WO(
12$1
-FOC
WITI•
3 G'- 10"
SCALE: 1/4" = V-0"
P.S.G.
108/29/2024
PERGOLA OVERALL IVIEASURWENT
(4) 202 TREATED (4) 2x 12 TREATED
12" OVERHANG 6x6 TREATED WOOD BEAM 6x6 TREATED WOOD BEAM 6x6 TREATED
WOOD POST (SO. PINE #2) WOOD POST (SO. PINE #2) WOOD POST
L - - -
I I I I
I 2�18 TR ATED
P RGOLA RAFTERS
a 16"o.C.
( 0. PINE # )
COR UGATED O
STA DING SEAM META
PER OLA 00FCOVE, ,
BY WNE SPE IFICA IONS
0
6x6 TR
12" OVERHANG WOOD
ROOF PLAN
nnOMI InATE-M nM
cc
I
6x6 WOOD POST
SI M PSON STRONG —TIE
POST BASE
1 /2" CHAMFER
TYP.
12" DIA. CONC. FOOTING
W/3 — #4 REBAR VERT.
CONCRETE COVER
AROUND THE
REINFORCING BARS
OF 3"
WOOD BI
SEE PLA
SlkAPSON
STRONG
#EPC P(
WOOD P
SEE PLA
FOR SIZ
WO THRU BOLT AT SADDLE
TO PIPE RISER
ADDITIONALHOLES AT
FOR FNSTALLAT N
WITH SADDLE PEPENDICULAR
TO BASE PLATE
-D- $ a 40 PIPE RISER
SKY LIFT HEAVY DUTY RISER
e�SADDLE WIDTH SIZED FOR FULLSAWN OR ROUGHSAWN BEAKS
w
SEE TABLE
milsomil"TT
INSTALL StMPSON SDS 19 X 3- SCREWS
T EACH SIDS
FASTENERS INCLUDED WITH SKY LIFT RISIEE-R.
HOLES STAGGERED -10 ALLOW FOR INSTALLAMN.
DO NOT SUBSTITUTE FASTENERS.
Lu
TALL ) StMPSON SDS 1- X 3- SCREWS
TO WALL TOP PLATE
FASTENERS INCLUDED WITH SKY LIFT RISER.
00 NOT SUBSTtTLFTE F_-_ N R e
TH F
PART NUMI
SK30, Si
�tit P., Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Zoning Request Application
Official Use Only (To be completed by Village Staff)
Case Number: P&Z - 20 - 25 Date of Submission: 8/30/2025 Hearing Date: 11/13/2025
Project Name/Address: 810 S I Oka Ave, CLI: Setback Reduction for a Pergola
I. Subject Property
Address(es): 810 S I Oka Avenue, Mount Prospect, IL 60625
Zoning District (s): R-1 Single Family
Parcel Index Number(s) (PIN(s): 08-14-205-017-0000
Property Area (Sq.Ft. and/or Acreage): 121398 Sq.Ft.
II. Zoning Request(s) (Check all that apply)
■❑ Conditional Use: For Setback Reduction in Interior (North) Side Yard from 7.5 feet to 6.5 feet
❑ Variation(s): To
F-1 Zoning Map Amendment: Rezone From To
❑ Zoning Text Amendment: Section(s)
❑ Other:
III. Summary of Proposal (use separate sheet if necessary)
The petitioner and property owner, Tomasz Sirant, is seeking conditional use approval to reduce the
minimum interior yard setback from 7.5 feet to 6.5 feet for the construction of a pergola attached to
IV. Applicant (all correspondence will be sent to the applicant)
Name: Tom Sirant Corporation:
Address: 810 South I Oka Avenue
City, State, ZIP Code: Mount Prospect, IL 60625
Phone: (847) 650-4960
Email: sirantelectric@yahoo.com
Interest in Property: Owner
(e.g. owner, buyer, developer, lessee, architect, etc...)
1
Page 94 of 201
` Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Property Owner
N Check if Same as Applicant
Name: Tomasz Sirant Corporation:
Address: 810 S I Oka
City, State, ZIP Code: Mount Prospect
Phone: 773-456-1941
Email: Sirantelectric@yahoo.com
In consideration of the information contained in this petition as well as all supporting
documentation, it is requested that approval be given to this request. The applicant is the owner or
authorized representative of the owner of the property. The petitioner and the owner of the property
grant employees of the Village of Mount Prospect and their agent's permission to enter on the
property during reasonable hours for visual inspection of the subject property.
hereby affirm that all information provided herein and in all materials submitted in association
with this application are true and accurate to the best of my knowledge.
Applicant. Date 1 1-5-25
(Signature)
Tomasz Sirant
(Print or Type Name)
If applicant is not property owner:
I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s)
described in this application and the associated supporting material.
Property Owner. �oN J q} �� k�a Date! 1 1-5-z5
(Signature)
Tomasz Sirant
(Print or Type Name)
Page 95 of 201
k
"�' E07 )fitta,ge of Mourit Prospect
Community Development Deplartment
50 S Emerson, Street
60056
Mount Prospect,,, ltt*no,s
Phone,.* (847) 818-5328
FT7jr
EMAI
It
under oa,, state that I arn
(Print namie)
..e;
the sole owner of'the property
an ovvner of'theproAli
erty
Ella n, a �utho rize d offi c er, f'O r the own e r of th e p ro pefty
commonly, describea,21S . . . . . . ........ ------- ..... .... . .......... . . . . ......
("property address and PIN) 0 WAN*, 00 177,
0 S..
and that su,ch property is-owned'by as of this d'ate,
(print narne)
A 41
me this day of
.. ... ...... 21101
Nota ry P U b U c
X. I
tur,e Signa
OFFICIAL SEAL
7�ALEJANDRA P PLASCENCIA, CORREA
Notavy Public, State of 11 inois
Commission, No. 9,92452
My, Com, mission �E xp#es June 18, 2028,
Page 96 of 201
'p
C'1,vic,ago, 11-, 6063A
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t 1�6,
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yt , t s recoir-deld i n! sl: r u ii"i c li:vt t o ail h,
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3 17 "N ti a,,rn an R oad
Inverness,,,, It, 60010
Er " S D F, E D
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Ic 9
1"his 'hitdein tu, re, t.�nacie t1i Is d ay, o f'Ju I y 2 020. bet"vNe ec;,n, RJ' - h, i J "I", I a,S, StICCessor j,
"I"rust dated. Netat-cii 24, 1,997, part�,i, of tlw firlst part,, ati('111 Sit�iirit of 62,00 Cat,,,ilage Way, Ri(Aiii-ig Mti,,,,�,aidlovvs, Rit,itois 6,0101,)8,
I pa]-ty
p, I
,of the secot,��id pan"'.
D
'W"Ittiessieth., "I"hat said part)y of' 'the fitt'st part, in of till",te esum of 'Tei��i I'Do'llus ($10.,00), and, otfttr good, anfd vah mble
cm-islt,dcrawfions iti, li,aiI,d pailld, does htreby cyj-,"i *ell, atid,,co,t7wey uti)'vrosaidparly oftht seconid part, th,e real estate,
C) lit s
s
,e 0 1�1,0, i s to it , it -
uat,ecl in COOK Co,,L,,vi,,it-y, S,La�,t f U I I
I
� -I I I I I I I I I I I I I I I I - - -I I I I I I I I I I I I I I I I I I I I I. I � 1, . -I I. - - - 111 1111. 11111 - , - - - - � - - , �, - � � , � , � � � -I I III I I -I I I I I I -I I I. -I - , - - - - - - . . - ., . - . - . . . - , - - , , .... , .. . . ... . .. . ........ .
[0- �—"T1 2-1 N, . . . . ...... -B" 'DO"'CK-2 IN! LONNQUIS T GARDENS,,, BEING A, SUBDIVISION OF'RART OF THE. NORTHEAST I j 4, 0, F
SECTION '14,1, TOW"USH1 P 41 NORTH, RANIGE 11, EAST OF `r�H E TH IRD PRINCI PAL MERIDIAl"J, IN COOK CIOIJ NTY
�F ORDED NOVEMBER 20 32,
ILLINOIS," ACCORDING TO THE, PLAT THEREG REC 1945 AS DOCUMENT't,,10 13663"'1
INBOOK 356 OF PLATS, PAGE 5,
Pent Index Number(s)S-14-205-01.7-00010
V1 - 01,ct
Ri-opert�e Address- 8 1,0 S,, I-Okca,Avenlue, Moul,11 'Rr()5Pu 110 601056
getht,,i�vvitfi, the tencmenl a, id appuilermti, ces thereuiito be! ang" I
S U,I,eCt, hilowever,,, to the, ,genera I (111r"i xlklesc t'br ithe 1 all covenants,, restrictians, 'and condit"'ons o,f re,ccwd
I year of 2020 ancl (het-eafter, wi(
appli.cab,le zonillg1aws, ordinances, and ottier govemmenfal regulations,,
rufiavc Inn" tild ro Hold th,e samme Lu,,,vto, said', 'y ofth,esecond art, andtothe pt,�oper use, belnie;fit, zinld b,ehol,d,t',"'ot�ever,of,sai,d purvy, of
pa,rh, p
tht Secor"I'lld part.
r, and :authiot-roy griii"I'ted to at"O vensted izri sa'd 17t
1"ll's deed is ex,ecuted c lt')'o and, the exiofti"Ie plowe 1 1 -uste,e by thet
fit,tms of
iontd,,
'd det,:,d o'l, lis M trust defl'I'vet-ed, t(,,) al , "t ,,t s all, s , C11, us ee in agtvemerit, iibovc* t'nent
ATO FlO."A
0 ("'O"N
FQR tif,51 lldpt' i ,,,A5T,,, rE
Page 97 of 201
`I (it v i (I I'l 311 S ce
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1, VivI[ii i-coL sa'd I t
I— A "1 01' INN LLINOIS
1(' Dr 11"" -1 k,-) Is,
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Nolcary Public 1 116, J"(.,) el (,"o u n Y, a, S t at,,fa a fe rvqU "I
3 J)" d" Th e,, v, c�, r I y J,
JI IfER", B`v�` 'F1,Jchm,,,,,(,,-J T. Doeri,,,rig as at"'PI H"ll"I
I'llt'll to
is"t
1'111)oefing Trust dated M,,,,,,v,,t�,ch "2'), e,
b
(),Iu(s) �,wl,ios,e ls/a,re Sl lb,,�uribed' U) the f0rel"011,19 e I 1,,� e s,� I i I t ir 11, n ei 1,
stid,ri Ti-.uistec(s), appea,t,,ed 'L)et I'lle tl��Os da�', ',cl
p�.N,Sorl all
t
i co -rue d, and, delive,,,ted said 'y j,
arid put-I)c6es set fc)(rtl1:1, t w"ll"elf),
(]iiven under nri,,'y Imn"d ancl, N,c,)tar',, I S e a, I t Ini r,, d y c�) f
N o t a P U
OFFICIAL SEAL
JOSEPH LAZARA,
NOTARY PUSUC - STAT&OFILUN0,11S I
F MYC ONANIVS, EXPLRE TS, 3
By 09/01 /25
IF PAYING LATE,
PLEASE PAY
2024 First Installment Property Tax Bill - Cook County Electronic Bill
Property Index Number (PIN) Volume Code Tax Year (Payable In) Township Classification
08-14-205-017-0000 049 16016 2024 (2025) ELK GROVE 2-03
09/02/2025 - 10/01 /2025 10/02/2025 - 11 /01 /2025 11 /02/2025 - 12/01 /2025 LATE INTEREST IS 0.75% PER
$0.00 $0.00 $0.00 MONTH, BY STATE LAW
Your Taxing Districts
Money Owed by
Your Taxing
Districts
Pension and
Healthcare Amounts
Promised by Your
Taxing Districts
Amount of
Pension and
Healthcare
Shortage
% of Pension and
Healthcare Costs
Taxing Districts
Can Pay
Northwest Mosquito Abatement Wheeling
$455,316
$8,6301076
$461,013
94.66%
Metro Water Reclamation Dist of Chicago
$31126,2431000
$3,1519727,000
$1,44999231000
54.00%
Mt Prospect Park District
$34,370,083
$36,220,947
$3,9991183
88.96%
Harper Coll Comm College 512 (Palatine)
$322,598,943
$32,974,963
$32,974,963
0.00%
Township HS District 214 (Arlington Hts)
$903904,159
$296,515,358
$11194,163
99.60%
Mount Prospect Public School District 57
$133474,975
$30,139,252
$10,497,291
65.17%
Village of Mount Prospect
$171,861,845
$385,434,723
$140,636,940
63.51%
Town of Elk Grove
$70,673
$7,6171011
$398,884
94.76%
Cook County Forest Preserve District
$21414411242
$617,834,550
$382,643,760
38.07%
County of Cook
$81262,5801154
$26,51210061772
$14,49312761944
45.33%
Total
$12,237,000,390
$31,07991009652
$16,516,006,141
For a more in-depth look at government finances and how they affect your taxes, visit cookcountytreasurer.com
PAY YOUR TAXES ONLINE
Pay at cookcountytreasurer.com from your bank account or credit card.
2023 TOTAL TAX 7,990.31
2024 ESTIMATE X 55%
2024 1st INSTALLMENT = 4,394.67
The First Installment amount is 55% of last year's total taxes.
All exemptions, such as homeowner and senior exemptions, will
be reflected on your Second Installment tax bill.
810 S I-OKA AVE
MOUNT PROSPECT IL 60056
*** Please see 2024 First Installment Payment Coupon next page ***
TOMASZ SIRANT
810 S I O KA AVE
MT PROSPECT IL 60056-4215
Page 99 of 201
2024 First 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.
I,..li C H & II N C II..... UIDIE W11 ,..PH IPAY I IN F
T1LG
MMUMBEMSMEMEM
Property Index Number (PIN) Volume
0.00 Cook County eBill 08-14-205-017-0000 049
By 09/01 /25
Click to pay online Amount Paid
If paying later, refer to amounts above. Click to update Mailing Name/Address
SN 0020240100 RTN 500001075 AN (see PIN) TC 008922
00202401002081420501700002008922400000000000000000000000000000000000000000000
This is an Official Downloadable Tax Bill Payment Coupon. COOK COUNTY TREASURER
Please process this coupon along with payment presented. PO BOX 805436
CHICAGO IL 60680-4155
08142050170000/0/24/E/00000000MOd,100 of201
Standards
Conditional Use - No conditional use shall be recommended for approval by the planning and zoning
commission unless it finds:
No 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;
NO2. 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;
0
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;
N04. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be
provided;
No. 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;
N06. That the proposed conditional use is not contrary to the objectives of the current Comprehensive Plan for
p p Y J p
the Village; and
N07. That the conditional use shall in all other respects, pp conform to the applicable regulations of the district in
p
which it is located, except as such regulations may, in each instance, be modified pursuant to the
recommendations of the Planning & Zoning Commission.
Variation - A variation from the zoning regulations shall not be granted or recommended for approval by the
Planning and Zoning Commission unless findings of fact based on evidence are made in each specific case that
affirm the following standards:
No 1. Because of the particular physical surroundings, shape, or topographical conditions of the specific
property involved, a specific hardship to the owner would result, as distinguished from a mere
inconvenience if the strict letter of the regulations was to be applied;
NO 2, The conditions upon which an application for a variation are based are unique to the property for which
the variation is sought and are not generally applicable to other property within the same zoning
classification;
NO 3. The purpose of the variation is not based primarily upon a desire to increase financial gain;
NO 4. The alleged difficulty or hardship is caused by this Chapter and has not been created by any person
presently having an interest in the property;
N05. The granting of the variation will not be detrimental to the public welfare or injurious to other property or
improvements in the neighborhood in which the property is located;
N06. The granting of the variation will not alter the essential character of the neighborhood; and
7. The proposed variation will not impair an adequate supply of light and air to adjacent property or
substantially increase the congestion of the public streets, or increase the danger of fire, or impair natural
drainage or create drainage problems on adjacent properties, or endanger the public safety, or
substantially diminish or impair property values within the neighborhood.
5
Page 101 of 201
LEGEND
A =
ASSUMED
NW = NORTHWEST
C =
CALCULATED
P.O.B. = POINT OF
BEGINNING
CH
= CHORD
P.O.C. = POINT OF
COMMENCEMENT
CL
= CENTERLINE
R = RECORD
D =
DEED
RAD = RADIUS
E =
EAST
R.O.W. = RIGHT OF
WAY
F.I.P.
= FOUND IRON
PIPE S = SOUTH
F.I.R.
= FOUND IRON
ROD S.I.P.= SET IRON
PIPE
FT.
= FEET/FOOT
S.I.R.= SET IRON
ROD
L =
ARC LENGTH
SE = SOUTHEAST
M =
MEASURED
SW = SOUTHWEST
N =
NORTH
W = WEST
NE
= NORTHEAST
= CHAIN LINK FENCE
= -
a
rLT (190"ll l
T
F
LOT 12 IN BLOCK 2 IN LONNQUIST GARDENS, BEING A SUBDIVISION OF PART OF THE NORTHEAST 1/4 OF SECTIO
11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS, ACCORDING TO THE PLAT THEREOF
DOCUMENT NO 136631323 IN BOOK 356 OF PLATS, PAGE 5.
AREA OF SURVEY:
"CONTAINING 12,030 SQ. FT. OR 0.27 ACRES MORE OR LESS"
=' =- - =WOOD FENCE
=METAL FENCE
-- � =VINYL FENCE O
------------- = EASEMENT LINE
=SETBACK LINE
- - = INTERIOR LOT LINE
CENTER OF WOOD
FENCE 0.2' N & 4.9' E
1� CENTER OF WOOD CENTER OF CHAIN
Y
- CENTER OF WOOD FENCE 0.3' N LINK FENCE 0.1' N
ot
FENCE 2.7' N
CENTER OF WOOD
CENTER OF WOOD
FENCE 0.1' N
FENCE 3.1' N
CENTER OF WOOD
FENCE 0.4' N -
'1 " ()
` METAL
GUTTER
164.97
VINYL SHED
CENTER OF WOOD -
FENCE 0.21' N & 0.3' W -
F . 1. P . 3/4" F-- A
AT CORNER I V7 01/1
zWOOD, PERGOLA'
,3'
W
w
O/ERIAIG 3,61
cn-
-
w
�w
N)-® _ -z
- -
O J
��-
�)0
_ R & AM
Y
CD Lo
_j=z
U B D N G
m-D
m
CENTER OF CHAIN v
_c)
LINK FENCE 0.8 W 00- 43.3 �-
}
CENTER OF WOOD
25' BUILDING LINE
FENCE 0.5' W
. 4
r`-
0 " W Cfl co
CENTER OF WOOD `� F- N
UJ
FENCE 1.1' N & ON LINE U A As
_
z
- � U
12
.2 34(R/ A 4
F.I.P. 1/2 S 880551 ` ( )
ON LINE & 0.21' W
A
A - 4
4 ..
CCNCET Aq
A A
CONCRETE CURB
(66' R.O.W.)
NEW WOOD PERGOLA & CONCRETE PAD & WALI
1 STY. SINGLE FAMILY RESIDENCE WITH BASEMENT &
GENERAL NOTES:
1. ALL WORK SHALL CONFORM TO THE APPLICABLE CODES OF THE
LOCAL JURISDICTION , VILLAGE OF MT, PROSPECT AND THE STATE
OF ILLINOIS AT THE TIME OF PERMIT AND CONSTRUCTION.
2. ALL INTERIOR DIMENSIONS ARE TO THE ROUGH FACE OF THE
FALL, UNLESS OTHERWISE NOTED.
3. THE CONTRACTOR SHALL VERIFY IN FIELD ALL DIMENSIONS,
ANGLES AND EXISTING CONDITIONS BEFORE PROCEEDING WITH ANY
FORK,
4. VARIATIONS IN THE FIELD CONDITIONS RELATIVE TO THE
CONTRACT DOCUMENTS SHALL BE REPORTED TO THE ARCHITECT IN
WRITTEN, WORK SHALL NOT PROGRESS UNTIL CLARIFICATION FROM
THE ARCHITECT IS OBTAINED,
5. ALL DEBRIS RESULTING FROM CONSTRUCTION OPERATIONS BY
INDIVIDUAL SUB -CONTRACTORS SHALL BE REMOVED FROM THE
BUILDING AND ADJOINING PROPERTY ON A DAILY BASIS.
6. ALL WORK SHALL BE ERECTED PLUMB, LEVEL AND TRUE AND IN
ACCORDANCE WITH DETAILS. EXCESSIVELY SCUFFED, SCRATCHED,
DENTED OR OTHERWISE DAMAGED FINISHED SURFACES MUST BE
REPAIRED OR REPLACED AS DIRECTED BY OWNER.
7. GENERAL CONTRACTOR IS RESPONSIBLE FOR LOCATING ALL
UNDERGROUND CONSTRUCTION PRIOR TO EXCAVATION AND NOTIFY
ARCHITECT UPON FINDING ANY SUCH ADVERSE CONDITIONS/
CONSTRUCTION (CALL J.U.L.I.E.).
8. EXCAVATOR, CONCRETE CONTRACTOR AND G.C. TO NOTIFY
UTILITY COMPANIES PRIOT TO EXCAVATING FOR GAS, DATER,
ELECTRIC, SEWER, CABLE AND TELEPHONE LINES (CALL J.U,L,I.E.).
9. EXCAVATING CONTRACTOR RESPONSIBLE FOR ROUGH GRADING.
LANDSCAPE CONTRACTOR RESPONSIBLE FOR FINISH GRADING.
10. DO NOT SCALE DRAWINGS, LARGE SCALE DRAWINGS AND
DETAILS GOVERN OVER SMALLER SCALE DRAWINGS.
11. FLASHING TO BE PROVIDED AT ALL EXTERIOR OPENINGS,
INCLUDING WINDOW HEADS, HORIZONTAL MOOD TRIM, STOPS,
WIND0W AND DOOR SILLS, AT BOTTOM OF ALL CAVITY FALLS, AT
ALL ROOF VALLEYS AND AT CHIMNEY INTERSECTIONS AND SHALL
BE INSTALLED IN SUCH A MANNER TO BE LEAK PROOF,
12, EXCAVATE LOOSE FILL AND PROVIDE COMPACTED FILL TO
LEVEL OF CRUSHED GRAVEL,
13, SMOKING IS PROHIBITED IN BUILDING OR ON SITE EXCEPT FOR
DESIGNATED SMOKING AREAS.
14. ALL NAILS, SCREWS, ETC, SHOULD BE SECURED DAILY.
15. ALL PERMIT FEES OR BUSINESS LICENSES TO BE PAID BY
RESPECTIVE SUB -CONTRACTORS.
16. OWNER SHALL PAY THE GENERAL BUILDING PERMIT FEE.
17, THE GENERAL CONTRACTOR SHALL PROVIDE A "PORT-A-JOHN"
FOR USE DURING THE DURATION OF CONSTRUCTION, THE LOCATION
SHALL BE APPROVED BY THE OWNER.
18. "ABC" FIRE EXTINGUISHERS TO BE VISIBLE & ACCESSIBLE
INHERE REQUIRED,
SSUED FOR PERMIT - JUNE 18th 2024
GENERAL NOTES:
23, ROUGH CARPENTER TO PROVIDE 2X12 BLOCKING AT ALL BATH
ACCESSORY LOCATIONS, ACCESSIBILITY HANDRAIL LOCATIONS, AND ALL
CLST. SHELF LOCATIONS.
24, ALL FINISH MOOD FLOOR AND WOOD TRIM MATERIAL TO BE ON SITE
TO ACCLIMATE ON. 7 DAYS PRIOR TO INSTALLATION.
25, FOR ALL OWNER SUPPLIED ITEMS TO BE DELIVERED F.O.B. TAILGATE,
CONTRACTOR IS RESPONSIBLE FOR LOADING AND STORAGE OF
MATERIALS,
26, COORDINATE DOOR HARDWARE TYPE WITH OWNER/ARCHITECT PRIOR
TO BORING DOORS.
27, "JOB COPY" ORIGINAL PERMIT DRAWINGS AND THE ORIGINAL PERMIT
CARD TO BE KEPT AT THE JOB SITE AND ACCESSIBLE TO INSPECTORS
AT ALL TIMES,
28. ALL CONTRACTORS AND SUB -CONTRACTORS RESPONSIBLE FOR ALL
APPLICABLE PERMITS, BONDS, AND INSURANCE, CONTRACTOR TO SAVE
AND PROVIDE TO OWNER ALL PAPERWORK AND LITERATURE PROVIDED
WITH ANY OWNER AND/OR CONTRACTOR SUPPLIED ITEM,
29, THE G.C. SHALL NOT PROCEED WITH ANY ADDITIONAL WORK OR
CHANGES FOR WHICH HE EXPECTS ADDITIONAL COMPENSATION BEYOND
THE ORIGINAL CONTRACT AMOUNT, WITHOUT WRITTEN AUTHORIZATION
FROM OWNER. FAILURE TO OBTAIN SUCH AUTHORIZATION SHALL
INVALIDATE ANY CLAIM FOR EXTRA COMPENSATION,
30. NO SUBSTITUTION WILL BE ALLOWED WITHOUT PRIOR WRITTEN
APPROVAL BY THE ARCHITECT/OWNER.
31. PROVIDE EXPANSIVE "FIRE -STOP" PUTTY AT ALL THROUGH -PLATE
PENETRATIONS AND 2X4 BLOCKING AT ALL SOFFITS. FIRESTOPPING SHALL
BE PROVIDED AT ALL JUNCTIONS OF VERTICAL AND HORIZONTAL
INCLOSED SPACES, SUCH AS TOPS OF STAIRS, BOT, OR BACK SIDES OF
SOPHIST, TOPS OF PLUMBING FALLS, ETC.
32. ALL FLOOR FINISHES SHALL HAVE F.S.R. NOT
GREATER THAN 75,
33. THESE DRAWINGS INDICATE THE INTENT, GENERAL CHARACTER,
REQUIREMENTS AND APPROXIMATE LOCATION OF THE WORK SHOWN. THE
CONTRACTOR SHALL BE EXPECTED TO WORK WITH UNFORESEEN FIELD
CONDITIONS, REQUIRING MINOR DESIGN ADJUSTMENTS AND SHALL BE
EXPECTED TO PROVIDE A FULLY COMPLETE AND OPERATIONAL BUILDING
AND ALL BUILDING SYSTEMS.
34. ALL CONTRACTORS SHALL INDEMNIFY AND HOLD HARMLESS THE OWNER,
THE ARCHITECT AND THEIR AGENTS FROM AND AGAINST CLAIMS, DAMAGES,
LOSSES AND EXPENSES, INCLUDING ATTORNEY FEES ARISING OUT OF
PERFORMANCE OF THE FORK WHEN ANY SUCH CLAIMS ARE ATTRIBUTABLE TO
BODILY INJURY, SICKNESS, DEATH, INJURY OR DESTRUCTION TO PROPERTY OR
WHEN SUCH CLAIMS ARE CAUSED IN PART OR IN FULL BY ANY NEGLIGENCE
OR OMISSION BY THE CONTRACTOR OR HIS AGENTS, THIS NEGLIGENCE
INCLUDES FAILURE TO OBSERVE CONTRACT DOCUMENTS PROVIDED BY
ARCHITECT,
35. ALL CONTRACTORS TO VISIT PREMISE, NOTE CONDITIONS PERTAINING TO
WORK TO BE DONE, CHECK AND VERIFY ALL NOTES, FIGURES AND
DIMENSIONS AT THE SITE BEFORE FABRICATING ANY NEW CONSTRUCTION,
VARIATION IN FIELD CONDITIONS RELATIVE TO CONTRACT DOCUMENTS SHALL
BE REPORTED TO ARCHITECT IN WRITING, AND WORK SHELL NOT PROGRESS
UNTIL PERMISSION FROM ARCHITECT OR HIS AGENT IS OBTAINED,
STRUCTURAL GENERAL NOTES SITE NOTES
1. CONTRACTOR SHALL MAINTAIN ADEQUATE PROTECTION OF ALL
WORK FROM DAMAGE AND PROTECT OWNER'S PROPERTY FROM
INJURY OR LOSS ARISING IN CONNECTION WITH THIS WORK.
2. CONTRACTOR SHALL TAKE ALL NECESSARY PRECAUTIONS FOR
THE SAFETY OF EMPLOYEES AND COMPLY WITH ALL
APPLICABLE PROVISIONS OF FEDERAL, STATE, AND MUNICIPAL
LAWS TO PREVENT ACCIDENT OR INJURY TO PERSONS OR
ADJACENT TO THE AREA WHERE THIS WORK BEING
PERFORMED.
3. CONTRACTOR SHALL VERIFY ALL DIMENSIONS IN THE FIELD,
NOTIFY ARCHITECT OF DISCREPENCIES BEFORE DOING ANY
WORK.
4, ALL CONCRETE REINFORCING SHALL BE DETAILED IN
ACCORDANCE WITH THE MANUAL OF STANDARD PRACTICE OF
THE AMERICAN CONCRETE INSTITUTE ACI-315 AND THE
BUILDING CODE REQUIREMENTS FOR REINFORCED CONCRETE
ACI-318-89.
5. ALL CONCRETE SHALL BE REGULAR WEIGHT (144 PSF)
CONCRETE AND HAVE A MINIMUM ULTIMATE COMPRESSIVE
STRENGTH OF 3000 LBS. PER SQ. INCH AT 28 DAYS.
MINIMUM CEMENT CONTENT 5 BAGS PER CU. YD.
6. ALL CONCRETE REINFORCING SHALL BE DEFORMED BARS -
A.S.T.M. A615 GRADE 60. ALL MELDED WIRE FABRIC SHALL
CONFORM TO A.S.T.M. A185,
7. ALL STRUCTURAL STEEL BEAMS AND LINTELS SHALL BE A36
STEEL,
8. ALL STRUCTURAL STEEL SHALL CONFORM TO THE LATEST
EDITION OF THE STEEL CONSTRUCTION MANUAL OF THE
AMERICAN INSTITUTE OF STEEL CONSTRUCTION.
9. ALL BOLTS SHALL BE A.S.T,M. A307.
10, ALL WELDS SHALL BE MADE BY CERTIFIED WELDERS USING
COATED ELECTRODES OF E60XX,
11. ALL WELDS SHALL CONFORM WITH THE AMERICAN WELDING
SOCIETY SPECS.
12. ALL DRILLED -IN CONCRETE ANCHORS SHALL BE WEDGE -TYPE
AS MANUFACTURED BY "RED -HEAD" ITT PHILIPS DRILL CO„
MICHIGAN CITY, IND. OR EQUAL.
13. ALL STEEL SHALL HAVE ONE SHOP COAT OF A RUST -
INHIBITING PAINT,
14. ALL MORTAR FOR MASONRY FALL CONSTRUCTION SHALL BE
TYPE "M" AND CONFORM TO A.S.T.M. C270 SPECIFICATION,
15, ALL PORTLAND CEMENT GROUT SHALL CONFORM TO A.S.T.M.
C476 SPECIFICATIONS.
16. WOOD STUDS AND PLATES: 2X4 HEM FIR (STANDARD OR
BETTER) FC=800 PSI, E=1.100.000 PSI, 2X6 HEM FIR (NO.2)
FC +800 PSI MIN. E=1.300.000 PSI JOISTS AND COLUMNS:
2" TO 4" THICK, 5" AND WIDER - HEM FIR (NO 2) FB=850
PSI �SEINGLE MEMBER USE) E=1,300,00 PSI.
17. ALL ULTIPLE M=L OR MOOD BEAMS TO BE BOLTED
TOGETHER WITH 2 ROWS OF 1/2" DIA, THRU-BOLTS
Q 12" O.C.
18. RESIDENTIAL FLOOR LOADS:
LL = 40 PSF; DL = 20 PSF;
PARTITION LOAD = 20 PSF; TL = 80 PSF.
19. ROOF LOADS: SNOW L = 30 PSF;
DL = 20 PSF; MIND L = 20 PSF.
20, PORCHES/DECKS LOADS: LL = 100 PSF;
DL = 20 PSF; TL = 120 PSF,
21. HORIZONTAL/VERTICAL GUARDRAIL AND HANDRAIL THRUST
DESIGN LOAD: = 50 LBF/PFT,
1. CALL 'HOTLINE' TO HAVE EXISTING UNDERGR
LOCATED.
2. VERIFY UTILITY CONNECTIONS WITH UTILITY'S
3. GENERAL CONTRACTOR TO PATCH AND MATC
SIDEWALKS, CURBS, AND PAVING DENOLISHE
FORK, ALL FORK TO MEET EXISTING PROFIL
ILLINOIS STANDARDS FOR PAVING WORK.
4, SLOPE GRADE MINIMUM 6" IN FIRST 10 FEE
BUILDING.
5. GRADE TO BE 6" BELOW FLOOR LINE, EXCE
6. ALL CONCRETE WORK SHALL COMPLY WITH i
STANDARDS.
7. ALL EXIT DOORS, THE FLOOR OR LANDING
MORE THAN 1/2" LOWER THAN THRESHOLD
(MAX. 1 /2" HIGH).
8. SLOPE ALL CONCRETE STOOPS AND WALKS
BUILDING -MIN, 1/4" PER FOOT - BR0O�
9. VERIFY AND PROTECT ALL EXISTING UTILITIES
10. PAINT ALL EXPOSED METAL NOT PRE -FINISH
11, PAINT 4" WIDE PARKING STALL STRIPES.
12, CONTRACTOR SHALL RESTORE EXISTING LAMP
CONCRETE SLABS, CURBS, PAVEMENT, ETC.
OR DURING CONSTRUCTION,
SUPERVISION NOTES
THESE PLANS WHERE PREPARED BY THE ARCHITECT
DESIGN ONLY. NO SUPERVISION BY THE ARCHITECT '
PROVIDED AT THE JOB SITE, THE WORK IN PROGRE�
SCHEDULING ANY WORK RESPECTIVE TO THE JOB SF
BE GOVERNED BY ARCHITECT,
CERTI F
STUDK
IS AN ILLI
LICENSE
ZONING DATA: R-1 ZONING DISTRICT
LOTAREA....OUS.............................................................. 12,030 S.F.
MAX. IMPERVIAREA............................................. 45% x 12,030 5,413.5 S.F. ALL(
EXIST. FIRST FLOOR W/ ATTACHED GARAGE,,,,,,,,,,,,, 19962 S.F.
EXISTING CONCRETE DRIVEWAY, PATIO & WALKS ...... 811 S.F.
PROPOSED CONC. WALK &PATIO ............................. 11209 S.F.
TOTAL PROPOSED RESIDENCE .................................... 39982 S.F. = 33.1 % = COMPLIE`.
NEW CONCRETE
SIDEWALK:
5" CONC, SIDEWALK
ON 4" COMPACTED —
CRUSHED AGGREGATE
CA-6 OR BETTER
AP.S.G. P.S.G. W/ CONTROL JOINTS
1O8/29/2024 2&08/29/2024 16 4.9 7' EVERY 60"
1— " i
PEIKW
® :- _DDWIN
15'10"
m STE
A C.
CO NR 6*i STEIP
IR
NEW CONCRETE
PATIO'
"
1 STORY SINGLE FAMILY
5" CONC. PAD
ON 4" COMPACTED
CRUSHED AGGREGATE
I CONC. PAD
ON 4" COMPACTED
CRUSHED AGGREGATE FJ' _ �"
RESIDENCE W/ BASEMENT
CA-6 OR BETTER
W/ CONTROL JOINTS
CA-6 OR BETTER
W/ CONTROL JOINTS
& ATTACHED GARAGE
EVERY 60"
EVERY 60"
NEW CONCRETE
__
SIDEWALK:
5" CONC. SIDEWALK a
t = F
ON 4" COMPACTED
CRUSHED AGGREGATE
CA-6 OR BETTER
v
*/ CONTROL JOINTS
s
EVERY 60" e
I
0`7
PROPERTY
LINE
6x6 TREATED
Y WOOD POST
uJ
� 2� U
Zoe � 120 CONCRETE PIER
FOOTING, 42" DEEP
WITH (3) #4 BARS, VERT.
_ 1 21-0"
z" HIGH
CONCRETE PATIO
�? O
2 2'-0"
1 2'-0"
6x6 TREATED
:WOOD POST
12 $$ 0 CONCRETE PIER
FOOTING, 42" DEEP
WITH (3) #4 BARS, VERT.
owp�A
GFCI
NEW ELECTRICAL OUTLET P.S.G.
FOR FUTURE HOT TUP 08/29/2024
6x6 TREATED
WOOD POST
12 V1 0 CONCRETE PIER PERGOLA OVERALL MEASUREMENT
FOOTING, 42" DEEP
WITH (3) #4 BARS, VERT.
GI-011 /
6" STEP
DOWN
5 8'- 1 0"
1 1 " HIGH
CONCRETE PATIO
A 6x6 TREATED 6x6 TREATED
A-4 :WOOD POST WOOD POST
12 $$ 0 CONCRETE PIER 12"0 CONCRETE PIER
N N
FOOTING, 42" DEEP FOOTING, 42" DEEP
WITH (3) #4 BARS, VERT. WITH (3) #4 BARS, VERT.
FOUNDATION PLAN rf--*'�
F6x6
WO(
12$1
-FOC
WITI•
3 G'- 10"
SCALE: 1/4" = V-0"
�PERGOLA OVERALL IVIEASURWENT
(4) 202 TREATED (4) 202 TREATED
12" OVERHANG 6x6 TREATED WOOD BEM 6x6 TREATED WOOD BEM 6x6 TREATED
WOOD POST (SO. PINE #2) WOOD POST (SO. PINE #2) WOOD POST
-7
'\,,.-218 TRATED
P RGOLA RAFTERS
a 16 it D.C. I
0. PINE #
COR UGATED O�
E
STA DING SEAM TA
PER OLA OOFCOVE,
BY WNE SPE IFICA IONS
C)
6x6 TREATED
12" OVERHANG WOOD POST
................ . ...................
. ............. . . . ............ 7- 7 ----T 7- 7 ----7 ---7- 7 ----7
(4) 202 TREATED 6x6 TREATED (4) 202 TREATED 6x6 TREATED (4) v 2xTI Woo
--WOOD B IV -WOOD BEM WOOD POST WOOD BEAM WOOD POST - PINE
-
(So.
(SO. PINE #2) (SO. PINE #2) (SO. PINE
ROOF PLAN
nnOMI InATE-M nM
cc
I
6x6 WOOD POST
SI M PSON STRONG —TIE
POST BASE
1 /2" CHAMFER
TYP.
12" DIA. CONC. FOOTING
W/3 — #4 REBAR VERT.
CONCRETE COVER
AROUND THE
REINFORCING BARS
OF 3"
WOOD BI
SEE PLA
SlkAPSON
STRONG
#EPC P(
WOOD P
SEE PLA
FOR SIZ
w
SEE TABLE
(RISER CAP)
31WO THRUBOLT A-SADDLE
0 PIPE RISER
ADDITT IONAL HOLES AT ALLOW FOR INSTALLATION
WITH SADDLE PEPENDICULAR
TO BASE PLATE
2-1W _D. - 40 PIPE RtSER
will
IDLE WIDTH SIZED FOR FULL-;WWN OR ROLfGHSAWN SEAMS
INSTALL ) SIMPSON SDS - X 3- SCREWI
AT EACH SIDE OF BEAK
FASTENIERS INCLUDEDVi SKY LIFT RISER-
WXES STAGGEREOTO ALLOW FOR INSTALLATION -
DO NOT SUBSTITUTE FASTENERS.
U,
WALL TOP PLAT E:
FASTENERSTO
INCLUDEED "tVITH SKY11-11FT R
00 NOT SUBSTITUTE FE'N S_
IF
PART NUMI
Legal Description
LOT 12 IN BLOCK 2 IN LONNQUIST GARDENS, BEING A SUBDIVISION OF PART OF THE
NORTHEAST 1 /4 OF SECTION 14, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD
PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS, ACCORDING TO THE PLAT THEREOF
RECORDED NOVEMBER 20, 1945 AS DOCUMENT NO 13663132, IN BOOK 356 OF PLATS,
PAGE 5.
Page 110 of 201
Property Owner Statement of No Objection
1% , *
owi"At, er, of ttmo* p r0tv rty locrat'e, J stW,8 "S I Oks htave rio oo, e tnt"'o ns to , t ng or h
hem; overh
P , �,a t er
ofthe�IlryryI119.111"I'ttoited near, otir lsshare.,,(J propetty, fiine,,,
My' ne' hb(,)ts, h, ave b mmIll'sdef "A, in ,,,,X),ff, miuritc M"Ahn rne, regar"ding, ariy e ml he i lmrk tm Irig cion
property, and I m,,.nf'lr,m that the placement of thee structure.,. does, liliot create a ny burd. en o, lr a, ersk e.
Al
lmpac:t (,,)n my prlo!*,dy.
Signed,
ell
01[oo�
. . . . . . . . . . Scx*'Yoder
Owner, 808 S. I ka
*x0flo, WI
Date
Page 111 of 201
Dear Chairperson Donnelly and Members of the Planning& Zoning Commission,
I am writing as a Mount Prospect resident who received notice of Case No. PZ-20-25
concerning 8101 Oka Avenue. While this project does not directly affect my property, I am
concerned about the request to reduce the required side yard setback for the existing
pergola.
The structure appears quite large and visually prominent, and approving a variance for it
could set an unfavorable precedent for future setback reductions in our neighborhood. I
believe it's important to maintain consistency with zoning requirements to preserve the
character, balance, and visual harmony of our community.
Thank you for considering my comments and for your service on the Commission.
Sincerely
(Sent via Email)
Page 112 of 201
RESOLUTION APPROVING FINDINGS OF FACT
RESOLUTION NO. R-20-25
WHEREAS, Tomasz Sirant ("Petitioner") filed an application for a conditional use to reduce
the interior (north) side yard setback for the property commonly known as 810 South I Oka
Avenue in the Village of Mount Prospect, Illinois and legally described as:
LOT 12 IN BLOCK 2 IN LONNQUIST GARDENS, BEING A SUBDIVISION OF PART OF THE
NORTHEAST 1/4 OF SECTION 14, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD
PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS, ACCORDING TO THE PLAT THEREOF
RECORDED NOVEMBER 20, 1945 AS DOCUMENT NO 13663132, IN BOOK 356 OF PLATS,
PAGE 5.
PROPERTY INDEX NUMBER: 08-14-205-017-0000; and
WHEREAS, the Petitioner seeks a conditional use permit to reduce the interior (north) side
yard setback from 7.5 feet to 6.5 feet for the construction of an attached pergola along the
north side of the dwelling; and
WHEREAS, a public hearing was held on the conditional use request (designated as Case
No. PZ-20-25) before the Planning & Zoning Commission in the Village of Mount Prospect,
Illinois on November 13, 2025 pursuant to proper legal notice having been published in the
Journal & Topics newspaper on the 29th day of October, 2025; and
NOW, THEREFORE, the Planning & Zoning Commission does hereby grant a conditional use
to reduce the interior side yard setback for the property at 810 South I Oka Avenue from 7.5
feet to 6.5 feet, as shown on the plans dated June 18, 2025 and attached as Exhibit A.
Exceptforthe conditional use granted herein, all other applicable Village of Mount Prospect,
Illinois ordinances and regulations shall remain in full force and effect as to the subject
property.
PASSED AND APPROVED the 13th day of November, 2025 and effective five (5) days after
this date, as provided for by Section 5.504.0 of the Mount Prospect Code.
AYES: #
NAYS: #
ABSENT: #
Jospeh Donnelly, Chairperson
Planning & Zoning Commission
Page 113 of 201
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Information
Item Cover Page
PZ-23-25 / 1699 Wall St 550-Q / CU: Massage Therapy /
Village Board Final
November 13, 2025 - REGULAR MEETING OF THE MOUNT
PROSPECT PLANNING AND ZONING COMMISSION
10
NEW BUSINESS
Action Item
The petitioner (Sharon LMT S&M LLC) is proposing to re-establish a massage therapy practice
at 1699 Wall Street Suite 550-Q (the subject property). Massage therapy businesses require
conditional use approval. The subject property is zoned B-3 Community Shopping District. The
proposed business meets the standards for a conditional use and staff is supportive of the
request.
Discussion
Background: The subject property is a seven -story multi -tenant office building with a mixture
of professional office uses. The petitioner formerly operated a massage therapy establishment
("A Plus Massages") at the subject property from 2016 to 2022, but she closed the business in
2022. The petitioner would like to re-establish her massage therapy business at the subject
property.
Proposal: The petitioner, Sharon Mims of Sharon LMT S&M LLC, proposes to operate a 120-
square foot massage establishment at the subject property. The petitioner writes in her
application that she strives to give her clients a better quality of life through the use of
therapies to ease pain and promote overall wellness. Services outlined in the proposal include
stretching, deep tissue, and Swedish massage. The petitioner indicates that she will be the
sole practitioner, with proposed hours of operation Monday through Wednesday, 11:OOAM to
6:OOPM. No changes are proposed for the interior or exterior of the building.
The subject property is zoned B-3 Community Shopping District. The subject property is a
multi -story office building with adequate parking. The proposed business is by appointment
only. The petitioner submitted a business license application and a massage therapy
addendum according to the requirements of Village Code Chapter 11, Article 7 for Massage
Establishments.
Public Comment: As of this writing, staff has not received public comment pertaining to the
case.
Page 115 of 201
Alternatives
1. Approval of the following motion: ""A conditional use to operate a massage therapy
establishment at 1699 Wall Street Suite 550-Q, subject to the following conditions:
a. Any massage therapist employed at the business establishment shall hold a valid
massage therapist license with the State of Illinois;
b. Compliance with all applicable development, fire, building, and other Village Codes and
regulations; and
c. 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."
2. Action at the discretion of the Planning and Zoning Commission.
Staff Recommendation
Approval of a conditional use to operate a massage therapy establishment at 1699 Wall Street
Suite 550-Q, subject to the conditions listed in the staff report.
Attachments
1. PZ-23-25 Staff Report
2. PZ-23-25 Administrative Content
3. PZ-23-25 Plans
Page 116 of 201
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: November 6, 2025
CASE NUMBER
PZ-23-25
PUBLIC HEARING DATE
November 13, 2025
APPLICANT/PROPERTY OWNER
Sharon LMT S&M LLC /
Klairmont Investments LLC
PROPERTY ADDRESS/LOCATION
1699 Wall St 550-Q
BRIEF SUMMARY OF REQUEST
The petitioner (Sharon LMT S&M LLC) is proposing to re-establish a massage therapy practice at 1699
Wall Street Suite 550-Q (the subject property). Massage therapy businesses require conditional use
approval. The subject property is zoned B-3 Community Shopping District. The proposed business
meets the standards for a conditional use and staff is supportive of the request.
2025 Aerial Image
2025 Village of Mount Prospect Zoning Map
EXISTING EXISTING LAND USE/ SURROUNDING ZONING & LAND USE SIZE OF
ZONING SITE IMPROVEMENTS North: R-4 Multi Family Residential PUD PROPERTY
B-3 Community Multi -tenant office East: B-3 Community Shopping District 120 SF (Tenant)
Shopping District building South: 1-1 Limited Industrial PUD
West: 1-1 Limited Industrial PUD
STAFF RECOMMENDATION APPROVE APPROVE WITH
CONDITIONS
DENY
HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-23-25 1699 Wall St (CU-Massage Therapy).docx 1
Page 117 of 201
BACKGROUND / PROPERTY HISTORY
The subject property is a seven -story multi -tenant office building with a mixture of professional office
uses. The petitioner formerly operated a massage therapy establishment ("A Plus Massages") at the
subject property from 2016 to 2022, but she closed the business in 2022. The petitioner would like to
re-establish her massage therapy business at the subject property. Massage therapy businesses
require new conditional use approval when there is a change of location or change of ownership, or
when the use is discontinued for 120 days.
PROPOSAL
The petitioner, Sharon Mims of Sharon LMT S&M LLC, proposes to operate a 120-square foot massage
establishment at the subject property. The petitioner writes in her application that she strives to give
her clients a better quality of life through the use of therapies to ease pain and promote overall
wellness. The petitioner states that she will establish connections with local medical professionals
and continue to build her reputation as a local authority on massage -based medical care. Services
outlined in the proposal include stretching, deep tissue, and Swedish massage. The petitioner
indicates that she will be the sole practitioner, with proposed hours of operation Monday through
Wednesday, 11:OOAM to 6:OOPM. No changes are proposed for the interior or exterior of the building.
The subject property is zoned B-3 Community Shopping District. The subject property is a multi -story
office building with adequate parking. The proposed business is by appointment only and the petitioner
will be the sole practitioner. The petitioner submitted a business license application and a massage
therapy addendum according to the requirements of Village Code Chapter 11, Article 7 for Massage
Establishments.
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:
1. "A conditional use to operate a massage therapy establishment at 1699 Wall Street 550-Q,
subject to the following conditions:
a. Any massage therapist employed at the business establishment shall hold a valid
massage therapist license with the State of Illinois;
b. Compliance withal[ applicable development, fire, building, and other Village Codes and
regulations; and
c. 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."
HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-23-25 1699 Wall St (CU-Massage Therapy).docx
Page 118 of 201
The Village Board's decision is final for this case.
ATTACHMENTS: ADMINISTRATIVE CONTENT PLANS OTHER
upplemental Information,
(Zoning Request Application, Responses o (Plat of Survey, Site Plan, etc.) P blic Comments Received,
Standards, etc...) etc...)
1 concur:
Y
" w s
.,� „„�� �' �M• - � � �.� cur
Jason C Shallcross, AICP, CEcD
Director of Community Development
HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-23-25 1699 Wall St (CU-Massage Therapy).docx
Page 119 of 201
Exhibit A
Standards and Findings of Fact
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
immediate vicinity for the 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 Find in s: The petitioner states in their application that the business is not harmful and it
addresses not only muscle tension but also depression, PTSD, and anxiety. The petitioner asserts that
the establishment will not impede surrounding property. The petitioner notes that their request will not
impact public utilities or access roads. The petitioner reports that she will take necessary safety
measures for her clients. The petitioner states that the business is not contrary to the Comprehensive
Plan. The petitioner affirms that she will operate the business respectfully and will follow rules as she
has done in the past.
Staff's Findings: Staff has reviewed the petitioner's request for a conditional use to operate a massage
establishment and finds that the standards have been met. The Police Department confirmed that the
petitioner has met the standards to obtain a massage establishment business license. Staff finds that
the proposal will not endanger public health, safety, morals, comfort, or general welfare. The business
operated in Mount Prospect from 2016 to 2022 without incident, and no substantial changes are
proposed. No physical changes are proposed that would impede improvement of the surrounding
properties, impact public utilities or drainage, or cause traffic congestion in the public streets. The
subject property is designated "Mixed Use District" in the future land use plan and the proposed
personal services use is complimentary to the mix of professional office uses in the building.
HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-23-25 1699 Wall St (CU-Massage Therapy).docx 4
Page 120 of 201
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Page 127 of 201
2024 Mirst Installiment Propetty, Tax B-111 - Cook CoUnty Eillectrol!"111c: Bill,
$10.1.001 Proipisir lri�dex
Number (PIN) Votume! Goide Tax Year (Plei 1n)
Township
Classification
By 111110,11251 '1611,048 21024 (210125)
1018-23�-72031,-O�3,,9-,O(")�lloo 050
RX GRIOVE
IVIPAYING LATE, 11 102J2,025, - 1 ?-/Ol Y20251 121012/211101,25 - 011101/2026 01110112J2.026 - 021011120126
LATE INTEREST 11S 0.75111/o, VIER
$01,01D APONTH, BY STATEII LAW
PUEASE PAY
Pension anid,
Amount of
% of Penision and
Money- Owed by, Healtbicare Arnolunts
"by
PI ni an
Healthcare
IHealllthicarei C'Oistsi
Taxing'Districts
Yclur Taxing Promised YoUir
Districts, Taxing Disvicts,
Shortaige
Can Pay
'Your, Taxing Districts�
.......
NortbWeist Wisquito A�batjomiicnt- M, eeling
$8, 3 00 'I r,
$461 11013
94.66%
s OUCHIC,3,99i
Metro Water ReciliamatiID°i iit '
00 $3151,72710001
$ 3,12,16,,,2431!11101111,5
$111,44 ,91,923.,01100
54.001%,
Mt Pirospect, plairk, District
$341370110083, $36j2201,947
$3,91919.183
881,1,916%
Harpier I COMM CI 512 alavine)
$322MI6 984,,91143 $32,9174,91631
$32,974,9163
01.010%
Towns�hiip H,S District 214, (Arlington Hits)
$90,904,1591 $296,1515135181
$1.11941.1163,
99.6011%
Cio�mimi Consolidated SiD 59 (Arlingtion HIts
$13,824,1104.9 $150112164,012611
$19171191,111,629
193.53%,
VjIll,age of Mount Prospect
$171 j8611,8451 $385,14314,721131
$1114011,6136,11140
63.51111%,
$701111673 $7.,1617 1011
S398,884
94.76%
Town of Elk Grove
Cioiolk Couinity Forest Preserve! Diiistflict,
$214�"14242 $116171,831495501
$318Z,6431,71160
38.01TY-6,
$6$2,62.111,58011,15.4 $2,6115,12 0016,772
$14,4913,276,9"
45.331%
Counit , if Co ook
Y..
........... . . . . ................. .
...... .. . ........... . .. .. . .. .. .. .......... ............. ......... . . . .............................. . . 11-11-----.—.- . — ........
. .. . ..........
. . . . . . . .. .. .. ........... . ........... . .
. . ......... - ........ ..
$12,237-11131491p,464 $311,1991225o,426
$161515 112281,4791
Totai
h 0 n 0013 0 0
For a more!! in-depth loolk at, g�lov�er'nmelnit,fii:nancesii and how t vi.slt coc*c, v Wr I
.......... 'AMNMP— 000iii
1p,,Ay yo,URTAXES, ONLINE
Pay a11kcio1une,,asuireir.icom from your bankaccounit, Iredlit card-
M23 TOTALTAIX 402j 0011,891
2024 ESTIMATE X 5 5116
20,24, 1 st 11INSTA LLMENT 2111 P1 55.491
I,m,o. 51% f llashyear' s total taxiess.
The Firstllinsta.11rinienti' o0
Afierxempfions,,s;uch as, J,,tome 'ownel 'i, , ID ndsenior, exemptiOnS, Will
be! rd!`000'd Of', YOUR s
1' ipc ,,..ond [tis-wal[neni tax bifl.
sil; �M�i7�16
169,191 WALL ST
MOUNT RROSPEUT �L 6110101561
**Of Ple2,0a
214 First lirliStallMel7t, P
asellyment, Coupon nexti piage***
IMPERAL, REAL TYWI
4747 W PETERSON
D111CAG1101 IL 6,0646-5712
Page 128 of 201
X Bilill
�
t Prolpileirty a, �'1-0124 Fillrisit, Insitallimen
Cook County Payrnent Coupon
i i hi i
a mortgaige CO I;oan ser"viil:cer,, or agent of ainlyll lantity wiltl inil the
unty Ordi"inaini,ice 017-1101-6,811,, ifyou are
Pursuant to Cook CO li"cate billil fee.,
a ay the $5 dup i
meanling olf 35: IL S 200,120-12y, you micay, not day luis nig: a dovmliolladable, tax bill unless yl U P
]0! 0
8922 4 0000000 00 0 0000 0 000`000 OOiO�00100 Oio00000�`00� �010000�
002024i U"' 'l 0 0i: 211108 01:
Th'i's. 'I's an Official Downloadabile: Tax dill Palymilallit, colillp"0111,
ith payment pireseniled.
Pillease Iprocesils thl'S coupoin alliong w 1
GOOK COUN, TY TRE ASURER
Pol, Box 8`0543116
HIC
1 6.80-41 1 111511 AGO I'L 6110 1 .5
�c
Page 129 of 201
Cook COUnty Treasurers Office - Chicago, fflind[s
...............
,I
Totall Taxing Distict DebtAttributeld to Youir Piropertlym, $6030,113
Property Value:, $ 6 173,15 6
0 0
Tot�ebt, % Attir II Iir' ro peirty Va I u,e,.-, 9.81%
To see t1he 20-Near History of Yowr III I�ro!�p,e��rt-,,y"ra,xel,s�,,,,c�l"Ih,ere
See Detaills re
Property Location:
1699, WALLST
M OU NT Pies PECT, I L 6005 6,6213,
Incorrect ImaqeT1U4,ck Here.
Tax, Year, 2023 (billed in 2,024) Totall Amount Billed: $402,1100.89
Original Billed Amuryt: 4
Due Date,*, ................... ......................
. .
........... "%-
Tak/`� .......... . � j
f T t, le I ............ . . A . ............................
. .............
..........
............. . . . . ........
C ''/ A
$0.00
Tdtall,kimouint Duelm." $0.00
Exp e land Paym nt Details
Scroll down for more Information.
Mailing Information:
IMPERIAL REALTYCO
4747 "W PETERSOT
CHIC AGO, IL 60,646-5712
U pd ate 'Y'O U r, I rwf o rm at i on
Original Billet! Amomyt: $18%1745.02
Due, Date: 0,8101/210,24
Tax : $0,00
Intomt, $0.100,
Ctw"mt 'mount Due-, $0.00
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10/7/25T 101.,46 AM Cook COUnty Treasurers Office - Chicago, lllino[s
Tax Year, 2,024 (billed In 2,02,5) Totall Amount Billed: $2,21,155.49
Original Billed Amount: 77 ..... 221
......
.............. .. F
Due Date,.,03/04/2025
.................................... .
Taz
. ...................................... a
... ..........
.... ....
Interoat
.........................
. . ......................... WPM —
.................
e $0-00
Cu
Totallknouint Due: $0.00
About payments-, Paymeffls are reclorI thm Mate they are received. They appear on thie, webisite, about three
business dAys later.
11111111 i F MCI !! 1111
T,ax Yea r 2 0 23 Seco nid In, St � a 1rni �er nit Due Thursdlay', August, 11 ,, 2024
T,ax Year 2024 First Ill njst,Wl]llrnient Due T uesdlay', M rich 4 2025
Stop feceiving yow, tax b 111 by mal 1 0
t>> ign up for e,Bfll14ng to ivceive future, tax bfllIliia ernafl[.
,Are ThereAny Overpayments an Your PIN 07
Ou r records do not i nd ileate a refu nid ava El,le on the P, I Nyou have e nte red.
g;lIpl�IIllIIqIql
Hof nwowner, Exemn pillon:
Senior Citizen Exem, pfion-,
Sen,lor Freeze Exemption:
Returning Veteran Exemption:
Disabled Person Exemptionw,
Dlsable4 Veteran Exemption:
210,23
210,22
2021
20210
NO
NO
NO
NO
NO,
NO
NO
NO
NO
NO
NO
NO
NO,
NO
NO
N 0,
NO
NO
NO
NO
NO
NO
NO
NO
Tax'YI 202,,4,ie,x,ie,�irriptio,�in,s granted llay tII. ,eAsse,ssosir wilIII lbrie, Seroonrd tax III 4111,1111
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Dio,ousigint Envelope 1101� li�7�8�A72,0,9-2119,gjg,-428,jr,-93,7A-2.FSB05423220I
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STAINDARD, OFFICE LEASE
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� hi�: i ��" Atac'ht�ioi "'a �,hoc r,��wcn JF,11�5 az'ld I�mndtons so Ish in ddq Lem,, It aAruioi 0:1c -],�:rou On thc dztc (j,h�! 11
Wre-1 dIESCAM In M1 i I of LOSMIKe and tykin! on the date A! -ExpWon, JhUQ MaJol in Nan Q OfAhe
1 Rjr1'"1-,A1"T,
jimfbaffull. Orpyonnsh WHY unc, the Mn%ing le7ns Nu�
0,111 E6!i,2 EJqM1jL$ C��, � co lit'leaf, �7�hlfl nicar C'1111"flhz �'C23 Clt f , 0 VIT , flo �Tii keo-i 5 of he
(n) ""Him: TO& "r Vhtc Les V�,!ar - S[211 a�Kani 1,111c 1117�,'�Vdj 1� flf the yenr sci limb ur herr, 6 rd'd K! S ! 1,� t�d,o c
Gib AM Base, "0i"llirvilh �1-'c C'Volili I-M liieml �3
(iv) - CA Fawcq- ShaH irean the dexonal equVOMY ofthe gmvemage xo US in Am f nNhe Szhuhk:
01, RHUC Index" AS l mcar. ,hr- Vdcii- lnclt�'x 11,,�Y Qbwf"Apr E�,,rc,,itrS ildld Vu`t,'�111,,',ICTS I,' INCYOU SCTWO (C:P�
Uf IS if�,,ninO ��V
f A"1,1,�)T BU4,21i of If such Kdrx is ao ININT pu=ed at am: Ow. OhA,,'
a co m pumb Q in! ex se hoc ved, bj� Landl ord-
C�Ni) -Lqnenscs �,IUSH T!I�dU-j 51',j C�XP01)SCS 100"VLS Mood (old'itcr 11"nes) wl or AurS by Lam%d in o"'mieculn U AM owne0j,
rva in I enyvu: e, n n i� i c ii�� rt7 ent a nd 1,44 r FAR ON IS, Expelovs 41MI! YXII NZIUM (a I Cos, I F te� Lai I� ;1I �C:11 R�) ant" OfCaPAM! SPOYCImeaB (eux"I 0��
I ��, 4,�� f 3xil,", 111 11 "MiIic i�,T i:11"�3211icd f��r� it�oc f"xrr1()4"4 11,)l iedLc-ng "211" 1111"ZiCh: c�r ;�I 11 It I it R U "-, C1 'T t III � �, 4� � � 1. 11 eq I, r`� 1 4 1, � i 11 � �, 11 � � i i " C c
loth CVyN SbAl A' aUKUBCd 11, u� "'ith simrncl 'em"I plob"Oksh (a) k0erc�S� �N"lld I"i�)Tnc�:,�s cm
OCXC�C`f �1 inknTsvon We cam aflay capim! &rmTnvvrwn,F,�, wo2l'y t,'�'e oo��,:Iuded I-ni ite Wnlrvn of Eypwrtscs) nr any! u,,.no��fl C'Al LXI,
�1(111,011,11o! Wcopt Or inial cxpeascs and Wn; (c) any avor wo
=pWifure Q A& UAW is OniburlsOr!", by wwunmrcpaweecli� oj RC-1111i� '!f')Mrd)Af) di; cost Many 10.1
of %VnICC fhn&hix� lo Ion 111� lk'�C BuddMg .01�111 zr�,Hlon�l d"O'es 1� OMAN to A onrans it Oic BudbigA2 ) Iryal otpefLsm, of ne P 0 w A 0',,
31,�e � (�"o �, 5,312 a o'd hi n,,� IMM 0 f Crnphy CCM abal a We [14 1) U d Cl��nq i7onagro Elptuses W',in 0 A d m enkned n n a cwh ci ac nuA W Y w Q N1 , d rn clec!
0 H) AM AN I mean 13 an Rem. AA 'I ndcl�,,, R crill anj aq� odu= SUMN 0 1 00: YN do C by I enm M hC my W,
4� ik �� i L ) 1 T��,x s All anan aH asvod: liri,,,ticd q,',)cJJT1 fl%! of Landli�'�M th�:'iajn ol 11ho", I��Wvicd Mictrurn, by an,,,.,
pyarawnwi CMj* balm! upon Lhe OuriMIMP, ROD, nnumg 01 Speluca of inchi(hng aH ccAs&ud ormMSCS OFPMW",� af��e �:Jodd'o
n fics Mrs AID =1 mAecany me jmnnax� caphal i 1`71 �,nuvhat si ever, irat any wmentown the
j I �Iov,��rrtrw jAmOd oramesud �m; E()`Vtft3M1C`C1J] onr6�q, �vl a; a or, on whWor in rin, real csute taxes orather
',"Ludl Wak, conolva and be waludel in Wer Or �Jhz, puxpw,,�sie T,,,�r�es ff,��r� JTnic�tiiroa tn :�e InchlJ��d frit
S,P,zCi;:1 J],,�Iuc in Il rna uf.s �hall [v � hg�� 4� , f , i, ,
,c ariii!i' dianrip, suc]'L un�,! (bl F�ov�"l 3U
ai rucenn Cklr,rT ��r fl-,C anv�ionnl azciiIi �cd,,,zrsrsscd OnOWMAC OMPNod f6,11 macb ��MT firduloo: auica,ioinl ,Juc anficl �& such I=
(10 -Fenora"s Ps"r��x!�ii 11� IOT1,21 �:, S]"lul 1"t", ���,[,a � � 11 nc,att I PCnzUqMC mt ftca�'I 4, th��! S4,:A'u%cfid1C �5 II d el III I milinlu"d d,i"6,1,,o,1rrq th�!! 'rk�,:Mabhc ih"j inflh"�
Flendsc, by 11 c i cm Wv iqtm rof kra J A! Bui hi dq,
""'11 ',1 a �; rce"'S i'(r 11 � �,t 15) JJOA� � Fj g ji'T"1(3 Lf) Land 4 r I a rim :o ff� c c �:,, F r� C 13,1j, i M i Mg al At 9U Ch 0 AM T P I DZ w, L ai d Q A J an grml r c
f �nr,�
(i) Bw,e Ti('I r 13asi: FZ�I!n LA) I Luoix.i �n �wniI insial, i:n ihe amcwj[q, 511�1 �ri �tcm� 'i of the Schcd,iudc in advw= un or 6 I�Ivry forst Iil�a% co, rrc�'-n III �,11 c
'Thom, excep 17m; Want WN pajohIs Onj nwnak FQw! Rant q)1.311, ;=I�VV106U,71
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t,)! Me Muming ps"Idons shall govrna the payinni MznL to if 01�,
; 11, � v,4 I l, " �s 1jjnv,,,e, WAS or rok dal I be pnnawd anid n w rndldv :rI!;1a tnwrl L; ha bc ad Wed amw t Q ig
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ZM Ron Sh A 10"', !)"J 4 C, L;�i nA A I ho j I a f & el or dalunian, and IS z= CMBMT lo P�ily ��R, e�,Kn, �Jla 1 b',"- hioo�! ii e, mmu i n N s T- n,
3
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dktte, �d,,.t,,t, tvnid F�fie We IM "I :t Me gwearer CQU anamil rv,.c�,- er'),f pow, Mne Wen ruto Mvrnly, annn UMCM 11, P',',hi,
"'ot Unk OfAMWO40 or al jacer"mor as is 00;wC tam
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conumed 11 Mx in ftll�,Iic QMMM 10 Tenank PrapdOmme Sh=, J-�t*FA
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m b N h i b c d w c t rt�, i� m, z; I OM I Oc d we o vi & imna W n s im
I r",Atrf�,,t xn, ci,'! a C,,,, VA ,�J'vtt, rnc= Ram a r Index Raw ph or ow Q blon"n"I ejj� 't,"i r, 'Tt7,,rt,,rrm� !I I cam rxwA n Af
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We c2se rndy Q M Ac runc Or the qnrAnus cKniar you W[ AnDaY drAurs saich vz rnate
Page 132 of 201
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"JI11w. FrIeTvike,�, h� w�� '�he rhlli L4JUSC a��n, pfff"I"Frit znn, ar toxic Mvire-es ko bo Sam& Upnn, csed,
cl'r c� f i it cm craSuc thc Pra,',6,��,ec v,, tlw ph or WrMW QVILd'M Of Land�md and On a omy� in cowl imme v% j1h A I a pphc able cris 007"J.-innJal Ij A �
OF FREUISES. L�IljzT llnizm��sc; AQ], "it: g%AjCtCv Cha� Uen, �r: gr'4�1%(J cn tcx ard �uusfaclmrb
C C no d an % h C C 111',d l-, L I N�) �l� jX4!& � C S� 'i" � 0 Di LZIMIltnd ra,r�vw�lc�, clean 0!�� -mvizni 11',� llv� P�%,rrw',
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amy cmdh Pr0swanz: TrUr swnc V amd nct� mgar-drn,p� tl,�ci c,'�rndJhbn of tic PumnianK tki Builihr�,g, I'm% r!rtzn rrwli! lv� �`,)r Cill �,,ichZ �`ic,FLAQDN arrvied",
'h,�, � Ennro. ci;rp! as woed or �)N z scparwe k!,neii IMM'u'i"ed 1.rInd�Xd 3TH'i I
1An1KJS, r LAMM Vall NrAsh IN: lRo"k,mq st�,rviccs� (�� tlCaUD-'1,'a1l(J IT a [,;wa 1,�' n rd S judE n � cut
Mr combmtMk rj,zL,,ijrERzv, v'A.Ak,�:, Riurk�vs Lutdc., nrrrn2d apenbum. dBy bw 8,(WJ A lail u�,, 6:0,40 'R N1 �(, Sjtzr�Jay fr",im 8 li, N-5 �o � J'N) P `,,l ), Surlebo § aml
h 01 Way S exi rplal, 110 kvaw in Xihng, an d i, lo Ladal'i"Hon""s aj",,pvPvA. wmer ia"Tcuiaw "s uy,,,I�xnsc fi�,u an��, ln:��% ate imd vd[1:1! l'J",Ch,,Cq rv�ub,10%,J 1:,,
Thuant f i A i nisi A aml wo mof s no w7w ras ai I dcs"ign"m ed a D"! 1, '� rd ,, i ri rv,,nin,,�c n v,;il h C dwr ts, n f the Eli U ng: ( i% � )cla �� ly "'a " 6'u � r a cm Rr in AV A Uni 1 CN
so long a f 70vor On at ;n 0110 eyfrihe, txas,, 5" ir)rrvon- 31111�!w ol" I Av, a kentlY and hod Q i�
cxc� �pcud i n p pe n Nh u o u� S�i�c % v, asbing of:,tihe in,,+r Prcrviiwc�!� mxl iv) passcn�m, elfc%mijor in cmnm'i,�n km ��,h U)r��11ork,J �i7�d
L C'M MS fl, �,,je 6 uh d 11. 24 h ou % a dv)� 7 Sy -� a ivaeL 'i fl-f-7` 1,104 tii, iill w- 'P) I,`
ElmnnQ sill Pit dhanhwad in the !,:Y� �,J,ff call"PaTID111 5�rn HL�'�11 LINO BUilknp nG ai Laodiold s upiion. b; UnSoyl: vrti(�l
111''A1111i Ford rbh,;,,,,0J Lxmlk:m�l, ,, -,irwand winduS, > Cie extew zMable, �ilabk: ind szl��','�' 10 lzte �,,l "e'd fi','�l tliii,61*� i","'i"t Fn� �r� q��, �g zi,�; LaivB,�� d
to "Tvcnzzi,� s)hafl au OFIN ckzt:��Icrly frcartr ��!Iad sllul�l, pa:,,� aF, �,,J LaNjlo-rd 5 be lnw�ol, va
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S �nther On rni,!��er rt-j,&rivs, rr�, ofThrumfS, 164gic ri� iz&, by I..arwi ionJ or on Mutt pnn2 m shuc, Af
�s zomsron]'�' ofi IS pyrroAx If the KOS vailly vmrjlzn� is eli5�7"r'N"itffIg t!,tCKJiL:Jr"' "D I,tu, Ti�nnza�t �al ��U cnsl, .0I nvncssaii�l
is we All, why Avany ror mciering and jaybg 1107 101030 C1,1TYM11 furnis]-i,% u,�� 1ho Pruniscs. M edectivily mcd d1unne
I Of �Eic, C�u" w moki'MT 1%fivy; KOM= or �Vrir, i3i IS kcm%, of the cTcroinn Cl�t oil"%' air Eci ving Owl PrvnJ�,vi MH hc paid wir
by Dram
C! Tinos nhA I �vungc BY Le I S i�T"Ni CC Want' A Ab o ne o r = c cc che pb6c td co,�,o ii; t-i u ipan w&c bg i R B uKk ; and sY j le e: 1,
mivar. If Liiiyfli",trd acquatN in Mc B0411 w any 7,,iwc. Lzuld�mt �llol'�� p�v�-rm, fr-�rlani D"'11
copum w suchnandel� on f"'n"Irrs" arii as Lana.Jlnrd nm) prbcdbc In To tr� ii!rv� dnes LAMM inakc or usnaqv Q uh impeoAn Qr"uma
seTvicr, �,n and 0011d ShKI ha%(� 11,�o
11. lddRionai for IS1. Laudhord iha� I i�,:�a bc ��*�Ygvpd to Mhlh any L111,11 flWh4c'V if WOW! Xv ro fiv,,rz,',,b 5vi% ov
�Ir� 1777 �,,t t ed a nos C Gn C 1 US a g Puy Ks at -j nnes cihcr th an Suve s I a tcd a [*s% z, % T���nijni slwl] pa�, Lwd I d Own 0,i5ijes �r �<r Lci=b
"Unant ME Di I to rnakc any s�.ich piymcm, L m"idlard mta�y, 111p, m�'t,k:ctj� aridl�, h addOhic to all ttteic�!t ol,,,tedits jli� awahk: in dk,-t:vuJr'JL aili� dZ�fi6icau
SUN I AM % 0, d isconQua nu u f an, i uzh szry ic c Val I nmtd v in arl-I AbJ ry o 5 1 arxNa rd ID, Tcn'ii a OT h0C U)m;i davi as an ev lion or a dounhrns r f lkamvi use 0 f thc
pn,:Misas lit z"'d'drdoir. if T,-narC S cd`j��,icrsonnc4 cir cq�,Jirmxml advrnzly af5misf Il�x 'w� 11wartimar Itunnidip; in the Prerniscs ,,u, L�ir Btvdclv-��,
nual I sopplem enta ry ai r du%ndil kn5gAmRs Qj rh e i�;es: arwil, Timm NNY pq, I r Ar mg o f hsml I216art 2 nd C Lb 9, n,f
ar, rfel4v icl, "IMSM &gTCU* AM' L371,11MId A,1�311 m bc 15% "iir danugas Rv Wnc cr dclq in funw:,[,,�ng ar��y s�.,,� v�ii� c sUG,i�,,J if'
YU;��'h 14i 1� I LA, V, r ZY 6 CaUWAI, A MIC or In pan. by aqy anc or nXwe of 0= s�toi in Sohn" 25U) W.,vii-v- inorshall �,,L.Ch ffiIura rr�r Ia"�,Esidcrti 10 511,�
in cQuen mr I mr%xv 01 Tma ii a " s U,54�471 f 111C F'R�rnfscs nr Kcvc Tin,alra its cbfi01Li,)Q M alV�' RZill ,nr ��,mm any c�lhcl �,ibh�gnLcms t��o� T vmr� �nrfJlc'l
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6- Al 'LES", - 1, VID ARE G H0, %�',K Tinmyr: slull and uompj� WWI unme AsMemnunamigmN, Mem, mphyew arid
andrampy� % ill, L"he ru'llic',vi, zm� such MNOOT.11 e CAM KAM and add tl'�O UU1 �o��d maj amle Sm
Anctothu; Landhad shall vii R Ibble 0 r hij use of as, rvivan 10 0% ,Ue In rij-�,es W �J a�fu h*:,,bris
aga�ns�tas�Y SM, avd We lid un! or La rul Wnrd c-nns-ir e ,snv nal co lur'All'i tc, a vva"TT the n=N fivuvk,�ne �tw,,ruj rolr,� c r, p a n cv ,'�hv,:Tw 4111
(J,,�� R T,,JUN R 01(j'11 FS R E5ER ?,`,E��) 7 C) Ll "VOL1,3 R'D, I and lol d Ttseive s F-he fbil � o vill, i r�2 �,i � J� Ls, c3c h of v'AhS JyMoni mq,�, o�,ejz�sc m�o?cc Q; Thmini KAJ
vi� 111117 cvw, � �a bi ty 15 701101. aml � l'�e exi e'z,i �c o I any siut mgbw Wal hmm Im doemal to cor;Bane a n rvkdan or d Kxbwu e u ! T%= L 1 " S C 0, J) on i. �! I r, ,! P m � � � :;es�
I "Id m0 Ld � I 1 11 ,-, i - C 1--i" �,< in ri.�r ,, Iii �!n I ro; � 1 1: Q F J1 I RMX�U'�', () ItEll 01211%, olb��'t C,L�h4t', i4j m chhng: Se romc (w soon addmovA thu BRAngra linc -�Iilc :Iurrflt'o t'd 0�!:
Pnziri��wic,,s� ��bj to 11151ad aff �% Wct Maintain an-�, and ah &Mas on IS cxfi:�rar or �rach&-Uf IN BUddingi (L) K) ahurathnn. alf6con oi,�-
1MprmvMCMX 100han- Aniclural iirii ar, abom the Ho0irb-1g, arul, lbr enter L4'70n F,Fcirli,�ms, lorlynsov MAC dommoxUdws MW oyn
211D,M5 iri l,hu BijUding and kznrq
UTr SLL pt:�nil sc,,rv-�Ccs or 10C vFCi�rMM-n!n,wvan and Tenant ap,,sci� ir� 1 anJI,")JT(,;I fnr iv), rrl6mo��� UI(J 01", iv� �,i i t�
j F i uc h %% v r k i s jors; ol h or I ha n 0 vo � ing "', 11 � �i, ra" r'y b %i!,�Tl I, I'm jr," ;v) 11, c,,na "n a mqjem w L cra � "I art a � L IJ rivs, "Ind, �z in o�,) natic :7, �1, � 'I d ""'h � 1""
�xr',�j � n tn' 6-� ir,!� Prin,, �ri ; k* ; (c I bi Irn n I in a Py perumi v r I r� Y C zen, C un1l.cf, 1 ls'Y"!, 1 f S C C MCI WS r i 71v! I 11��� C I or hu 6 nmx �,r i cn,d4,!!,3 argy sen-ice in fl,,,o Bui`idirg� (1) lit wov" o:
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g
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�h� [oh liflIi��'c an), ,irhich -('117KIk�nJ di;L-m� in commWan �ua, rI lJ tl,to nCt! Ot" presc"r, vatitii�,n ol' t��,e Bi,vd-fi,!r�2,
I`N� Cvc%o.,, u,ve), a; nN fl,�e P;mAcy in yodoMr mad mpay or A! that 4uhng I be 71nn In add R An,
by the JZt,'��, (Jit f TeT','z1"ri:. its Qcox. by keen emputou"
isind agionts, ii� uhjc� imit"Iro: Land"'cur,3 is nciinnia"IlLiksoil 0",n Such COAS wnahmiv� li% witnice, Lancum"I shall pvdnmr ly,
t,�,Jaifflcflanc C or roak un�l�, riqm irs -; Bij i Win g asl &m,,Ilard sl�Lj ?fl Jn � � �l: J Cc= vl= f"iv 1114-, sa i opc�l� ario'n vivai ic�n in, F r, c Buj � din F. af!- Lat'd
h e nvWMA or nXROW U) do hy UM Q a f (040 jv or kylbe c Wr o r W mt of ary cnan nr by any n0un pr qx; 0 mAo d ry
9. 4 1,� I Ek,,J 7
Nvcln,�J� IaJIC'�`113Y,ien`
X "Tew BY 001 UUke any il�h? i rnp,� irl �571grnz irrn to "'nir,1 emqrs, j n l,,ur F'rrrll � u-s �� c),
Till,
�,v Lo r % Men 0 Me rl 0 SO evol it P, v),,',,':, a,:,')i:)'- 710301 sho 1. pti tyr t�, ritiltim" i ng �,;'h
["�r',4,"'] r 'v�111 6r,"V11 I � �� "i" cluviv, 1 &nd � ;,,j 1 swlveo I ,,� znn't,�!� llibi, " includ"11"ig wes P Md C am as a F 0manwis Ir a I I cc n! wou"M 1 hj j a I
MCK�%�O�s:in,' pf'ofir",v ; ovd0nong omnp hanc C Wh all applkablejul emmr,�e-n'tal LN, p es ormenan; c al QM1 aid amouqu r"i lLj �1 vd
c�lhcr J,r immawand mbtm;i�ion ;v:,., Landt',vii rina',"
reaszriably nnijli��!st ir� cozvin mono] n wah Such ahit-raxion . . .... eniani Land'Lard's iamd,ard zlmq,1�5i fcil nrav SWA, ACM6 and
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Page 134 of 201
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ir,,'sacs. !"'i",%, penmMunac Inv it Qhgwkw, i4tv% L,4:,z:,,sz I nr if kmam; heltc--r%, axc any MWcu or i'nw'/,n� 7,4l r"N'l,"", ;,)4TH4
fl,"'I"at �,'i ct, illkan�- rt,,�,-a'y 111I�c ."chod", arpc "o,01-Itni
v* c, r a,.z, n ;;' "'I'n Cna C M thc), 13 Is, i I I I" Tonami ti d s i o c x cc 0 0 a Mi J 6 1� c, I," aw".- gV,:,h c c F7, i A CWC MA h V" C n day ; a h r r PC V. I'l Ifff! �Tlt �a t"Ir L, CZ W W t
hz�, i E t y apod nod Land And a md Lz ndcl,11-�Y t�wyv'5 ci�:irj lc!�I as 1,eIlarl� atiorneyvAndba t n',,, �2(x I � 1-1[ and, I STC1,11 cl� I ic�,J te: �1"] "r 217 1 S 11[3�ic
]l I - 0 RDIM FAIR f I � s 1 e2 I;Iff ii and s)NaH !X�Pre�s I almi ;UIC al at I Un US 10 C! I ZUIY g=Mld 4X WIN$ Agleasic I [311ilfliJ I-riip. 11"ll c,�rlhLTic�a�ter
C& g1l Mp. and al I to axr�,,' s,'u,,r,4 1, A"It" al ll!id ( J ) ihiii", �J,',,"rn of"a"Iry rr Orr tris"t 3h,"YA, c,r Ve Wo in Ike
C z", 11 �N,'�LIVSL L(lia,
cs'lar�e- u,,znIL0,t:T Wit If0mil, MAIS'l ('i i's 4"),rr 100, wh Qask",� �,�i 1; Ulfj�h,"'
mangagac. MUM ar Wsar, ws tha casc :may Inn Tonant x M am 01 LN2 EDVIC l(',1PA1vt salt", Ell txl' tl[ilie� krili1c,11- !��Iud',''� liez'sz% as ihic.
brogsk; prow Loans n;v SCLUCd 10 PC f: J31IJ rvo, IV )s"Ibill"I lv,,� �1`1,,`�,)rcll Imnd or, aw",
h "t -II aan',(&"a);�
C"I'LZINA, Lrpw-wn r4e,�k'll'at a rr,", lestor or Imarchnef 11, 0"rWe and d%Vr ruz,"', r1latic"I
Iry rrqa)"Ir push roltX1, Ira, 1u(,),ictK:,01J,w
�a, r I t 'e1k
C11 3 �I'l
2v �X'M'!� 111!�, Ito the prink.c%, &-'l I�c� J`,'J'en� III
L,an,il, fit MYCK I o Cc ptnv DO n no 7`1 I't )Icns tv MIA Inn U&I-Mr 01 van k a V0 I be 10maj a
n F the FAM sag n nr v 0 11 al rc,z�'l I ..... I �Il o ta s ittidn this, Llt�R!Ld 011 LMI�C,331'�
M 8 MAKER, il �, 'o, irii�TE C!5r I � [51, I'L,� I �"i I rxJ, 111, IuL all !,hr br)4 �III t�111 %ln fi,,int�ii �v� I'u-rn 110 Ellfthl� SIC h U�l C�14,�, j-) in cnnnewbon wnh Ws Woc
a in d Q t -J= Nr a s T anus km c a s � T-r;,� I v� i,,fj z ir b vol c� ticgraiiued lihi., Lcw�x' C11, ihi 97,itirlied" I camiimissic,r; Ilin connectioil "F!Tnwr,t agrees, Ii irrj,rrnnl�
hidd aq; zjx C,
jr,, SO A lic
r- 3z it "d lr�,,,, ,, Ir "n, b,:, � w. I ("o f 7, ,l r., �,s tvn, rn c-',",VMWU 0 a a W I I 1"10 1 L,, ce I ini � o", ��,j PMM" .11,1 exxi n .7n li� Ia r t 'n arn, v, ra I I: .,i r-,,� rm II h cl N% C!c I
C D1,11'C"I" pany UK, F1 q Lzaz i hJ I be jkwi i n wn:Q1,(
o, rvz p�,,7� oy to th( Ik ,�.
rmly be. at 1hr add,te,,�,-s" above. at Oh"c' Prcr',fl-�iqCi, tOII-h J1
vq tpq., �'s wicnic: Qbw shill "be,
to wMashm dayi sta"',I mad, %qy
in PMMRMpb 16I,k f Cl,��Pud f li� � �� ±&t,iImd s,ialfizicnj',111�, �Qll I ifaiffin�ixl lc� 3 Mg �,n'UN dllcI, PWTTESC'S
51i Q§WL U; SMA n J 4 Of RM 1-III c""I'le ll�� P'.) ,�'Nisi on, Landbril and Tiny, �nd
nd an)ii intivr in lh,ff 1 117111
and Wgn,!�� and "fl, hc,96-n lt", Lar)IIJI, ml and I C�rta r�l � AlUdI IX 4J C4 mi�',Yj 11n) H'K�ILA C 2111 �7112ill TX'13T`Vii�n�
and LM: Wax and ME* �f` how % hu'll, 21111C asade a patt,
Y
s"Nri me 0
Tl:iI lt�a.'% riludc r� ?, v r %4 arrarnins, cN� ;,,oi c'hp�jcs'sli ') '3n�e
ii.J��i is Lowas W Ic b0i i rig, ii qx*n 1. aro�l I rx.1, ar]� cmL-1', 1,�,rkleqg i r, a, 11, �n atz Evr,' [-and10 rd aml I irman
"'J"i T1 C'c!l il t ll,,� i f" 1, a rid eac h and I i [S p I � 1� , iziu�n
ri �,, r 5 f k� t I
Page 135 of 201
oo,int Enve1upe [0:
i�vtsviimmmem to examtnmicm, 01, blY, Tmnt dots nat comajimto tt%,v4i4,1tJon nfspa,c:c, it .an �ptiivra for and
S not Omni we umi I "O'Cul, On A1,1111d di C. ir�,IOiv both Laad o td amil T cuml ew I)i Temaiml to d Ou 111 14orvilti"j, I,Q an ilin �1 ocablia
OfIr k; Timuml, to Nai %hc Fntrnise5 ov dw. w=Pv ; ".,d wndidions set forth hCni'vili, 0. hkilhi affi wzy net bc Tcvf,*cd far fihre% 43ys aftawdl dJ i
That} dly, potijilitii,'ar101rOT,, imfyan�ypvavisonof ilts Saii7417141flyQ0crp1mvil"ii
This Lxase slmll bc,94'�vetnvd by arxi ccirwrwietd in accoirrib, n,,.,r,, %vi%h ifi!t. of fl;tv SR,4:1� (if (flitivis.,
Tenamit 5,hal 1), w, Lzridlond A Cvosand expemcs.� 41ir,)U&qg ica"ie anomicys' fws,, incurw "', aWlloid ill ei,ii
this Lease i 4"it-wreo
i Unddardas rkst:tofany 111garion to, w hicbi tan4J-o)drvJ �ewxws a a a r n, tj ''th
paA) 5 1 of is, Lease
Nt r, ivi 12M. to no oveent shall LmdUvird bko, fiabllew Teurz if LxWdlbird is inlirAte to delivor Imsessinn of A Pyernim to Tv =,ra oin riie, aj, ue,
P�,5 IF
Dam slWi 'hic dekMej, Un"Til Landtiovd = diclivier, to Tai= I, and, the Expiration Me ShA111 bt-defenW foriv eqwal numlvrofikts,
L IfTcnara is coatipttwd ofillove 11"haj) oncpsMy. each imchpAi1y ii libejbAntlyi sn ,, mlly hablet 'fiat, Teti's
LA,nidlmidsh'alll topot bi: in deibudl twrejundet tx- CxCU4*ed 6,o;uP11_j f0`17 Ttj� )I Undlol d js pit u %, e w v!
rmim jxTfC1n-1Jn,; am of" ik's obili?xior& Junmnider dx;crm,any, aectidimi, �rewp.Ugr.., st,r��,,oL shaUg,,,,�, o,f nialey,-61s, av�q or0od oj,, b4n,(ixW1 LmI4(b
th ithe Bullod6g., or a amboum6al IVzii, th=of
re �vT1nlwncfftf51,, 'helieadiI�Fiatitj 00�s itj�s 1,,w n;Ifur con,veleniz entyan,d F41aavenOfixtUpo�, ofdijs Lea.,z.
NL " t of 111.011'ey b� LAMIard f1runli Titnial oli,i:r t,cmiiraliton, or this Ltasiii ar aftcr the of � my naticic, OT after cot-min,cricting
MAOMIVA-211,ma N;0 rm.'eir s�ai�l 0..,r
final judgment 150"'r of �Eha reninv. minstaw, �Onliuut or cruend the T&m ar -niffeci anny such no"dix, 01, sm it, Iiiii W,% a pi�, Cr (111 dc Nflit Of
Tenant shal I bt iin,;�[,'xd frvman� omi&�&ibA 6�,,P Lan4o,rd w, talke ark�,� aziion c),n accbum, of such defatill if'sux-A dchudi. pu-rsislA cir be wMeated,, at,�d no, exprvss M% Or shaill
a Ffect auly dechuh 01,hicirl"hari i d,cAtj,1E the CKpr,;Tt"g wtivcr and thcov on1v fo�rthc zimnc and 14 thC CKICTA lhcirin 51 iitod,
14. 'Ttnznt, s�hall not i,eco,rid thjiis t,tasentarnemorandtin OU014is L, in .zwyoffide ll rwzrds,
0, i" zd-Wij I ,. An,,iL,, lizibiIiii), of Uwultiii ti ihiiisil,iim�t dwall 5,411"ely lo ilg interm, in the Building. and in no evcnit sba,11 liabfli4y
be ered againsa 1".1rVidlord in o:W1,1m,"clip n %ii tMs,, LvLD,OT $1)aj MFJ,- had 1po, ,,,my -ndwr Prop eny i mmzts afl.andlo, rid
A 141; ere I vevvvi A�j, Lease,dre li Iof chiwggi,� - ix Qwnad to, A , '"Vii7ap'' Cif '.14otm.'r, pratpwre , is" to Ibe 5, ubvirvtc�#1,
IN Mir"ITNE,�SSS, "iFt INW, Landlotd and 1"Ori anit, "ve executed, illis I 4%we as r) ( th Iday aod,year , Cro,"I ;,ibove, -wjil ren,
"I"ENAN'Ti
A Plus Massages,'P.Ct,
ani 1,11ininis
LATNDLORR
bripurial Ricialry C.'otrtpany as, agevvt t7,61;
I .... . . ..... I C,
hability, coinpaity
hy,,
S(44000
Crew id-T-i --------------------------
By: AlifivedJainnonit, Vr�sidlent
16219 75`�, Street
W''r)(111111 d ri d Ce IL 605 17
ADDITIONAL PROVISIONS
I PANMENT UPON, EXE-041[ON- Upon of tbisz Lciz;c-. Tensim AM, pay vii, Undlond thcsum of Nint 14undirrdi aM 114 1100 Dollars
s;ccmiolydeposit (5512 00),� Aa rmjiracd sasoReui 012&65) Bi R"'; (S231 Atj?''wi, 20245proruicd �s,(;,trwcd bz&e electfic
usage &C ISM 419p,. SepternbicT-1023, estjimmad Kw- cla,*riral wage
2, CONDIT"FON7
3KENUFFOSIT: Want AM]. pa,lx, Undlard, upon, .a refundo'blit We, deposit in the surit of$25-, ICK) fbir the issuanec-of only of I Iravh, 4:rn,Flhc
kl,flkwiv�g krys: ol) budiding, Frufl I& w-r-. a c 11% A: oil a rml d Ito Dice, cxnq �dww An, aWitiovall dt7,isji o( 525 00 -w i fl, bii�, �r�N,1440 t�it� c,40
adidlitionat biu, j'klin Ovins door key isguml rinly Wce 0 Mp og r"4offict kqs ic ce, Upon, iiennitution of 0 iis Lwme. W, tW11,11lict b) �,apw of
AMC- or othV1090. Temn;mrt 5hall rewm to al[ inwod lo Taniml, 1AWAIWa all, an:!s'011 nnurmit'd. 'tile h* QwQ skall be rAndialb
acc�ordiascie .U, lkih the TVIL31M ar'lithe secunw -drrositas d, mrilmd, inpairagraph, 11 above
-4. EL,TRIM' Tvromit AaVpay to LaimdJord, conciwirvmtI'�, widl, Mordhily Dom: RON POPUMUS, S30"M M- monihasand dectric wzpl,�� fge for,
fibily AM hours of"a M Usage, per vcvk � Nliopday i1truvigh, Fniday., 9;001 a rn �tts 5:W, p.m, LjW:,o rd i5p&ifival1,'), 0)v Eijoit v,.j, charFe Tetiam fot, cxtof
a'ddi;Jonal viqavv. And, Nnher r�sev, cs, ;,11.0 rig,,hi tr� adjum, tht, m%ma ofl`cmn , v."s winthly �ed on iimmws in ibc app�J�abtc wilifty compalh� r�'N�i ATM. aclual
el.ectnr tisage Tr=: shall pa), SrAditia,ZWI 55 00 aMoJh for''each �iibiicll i�, opVerw� w11 thc Rl,,,=45 0,;
5, PARK]IN'Gi-, Temaril sholl Mhe'riv to, nilia's and nnaNcibilson the corTunon Wkin,:,7 wr,�w, of the rnliv.tly in which tirte''Premises iis, localled aq Set
601byL.andlord OvevniglapaWng is specificap lly imbibited
6, at, T'cnaxrif spensm
7, TouErzt !Stull 'disptay a xivitpLate wnd: directery stnp. it) the 8,11 0,2 4esi%nated by, Landli),rd, i cion(brms, to the! th(w
or Landloni amd sltal I pz� 10 Uivdloni the coal of sail m=joplawk anil dirovory OTT,, 'T'i $111,11 te, scifely I ir, fb r im wi nit eoa at Ticniivi 's
v)rpm4-,., of'Teram,"s: m, rmAT.10ta wnd di,,rcctntrysvip, inciueinz repairam d orsommme in the cvmt svicti revill 0'r, replacement sluill hwamc �vo;,c,,sary, Tel inn tii
, L
sJj1zi1l1,pT, CPO' to, 4x
S i(A,PPt,,T'P'IROT'E-,,,CTUR.-, Terant., im i U M m5poroible, for a1lcwipti daimp e rr.stilititad g ftulim otraordli uury wtur and %car Tenant shalA PurniAi-a ta,111VA P1019001" Fill"MiCh
area VINvencarpiet co:j Ild be suH'cv-1 w extraortlitiary wear,andd tear, 5-pexi6cally imiuAirl lbu, t nol: fitniteA to m. ch arie;i, % hfrlc� �a lolliai T, with wifl be located-, Fai:uric to,
fivir,'i 0-11 Ca"I PM-Tii, U Aforataid within'thirt%y (30) &ys aftvwn,71.cm maj��,c by, Lan'd1orl will 'i Lavdik)j'd., In additia n, to skvrking ivr�y and 711 pmi,Ni Ad
urm&r 01C, Lasso or jpplicobl-� 14,01 -1 �Uzwum, of dc NUN, 10 ars�-,'s a CarpctAO.Mai to of S21625 an hquwwlied da, mia;L-s 1501,� the •Cov's �,assncjajtd �Nvith i j..,t,-iordJha rt, % le.ar
U1,14 lvjj,� or calviii 1114 P3V1j10 th44 d'IC AUVW111 11"'011 W jnC,0,rTw �dUC� 14), ra�jj[iwt (tr 7'012hl It�O AWMilll) amirpo pm, Ilom iAwcjiij4d �bv diflicuJili., il�` nm
Apossibig,towevirtain, Howeva,% in dto C�'Cm ofa traicii b, Mon. lhCocamal 121nikles to 14c inruzrodl can rmonAhl,"y bc, =Pcctod 10 the w1nouilitichl",
liqLudAteddAm zgcs, Ipm,%ided bzr6n.
Page 136 of 201
niorAirail on l,Fnvelo g t& 17OA7200-259&42!BC,-937A-,2r,,,,,98,05�4,,2a220 in
W 11ai I inies,!a d, jack; and slaii a to be
7 o CL L I VV�vr, CA', trow, 1: J art,, verw % o L re I,(, a Imi, r" jrjie�rhqnL
re�xinsiblit ror in.AaflWiOlft. 7M in'XMAIMC, repi rand. rcT,,fWz,crncM oral"l, telpfilim"W 'cib[e riumi i hi ir�g s'WitC11,Jrll N-14iP1,TttT1, tD the, PTIcTili'ses, innard t�vjlll rct'llavo
,dill I el'a-plione W-ires smi i cahlliing, i1noiII&I by or Gor'T�:mam- itptim thr Explifation D,,ve or e qd je-r termirill, �of iNg Lex-re
SAI'EUJITE DISII: t�= rul roar� -a[. iU option. arl imbJicci to I nirA to'ba wilhh-4� arto whi�;h w mminimt;ri
01a1J sbuw., dic, INrnrrminrumnw lcjratfon and'ounntir, 0(instalb,liart (,if Disb �bemirw, fitet' dcri-nrdl and cabling (colleclil Ow, and subjecl to pm% ishms
L�easc, condjbortinT I crant",q, right, to, nuke alterations additi(mi, ►of, invrol"-eirrnb, 1(calclt� av "' Alter=ibn PWI, irisl'all a w4Nte disfi� ;� fld ic -005h` "I on, the foot", al, thl
HiMing I% -Rmmf' L rol to, be visihilic fior) am, stricit or Bluitding, par�iq: anams';W, nol k,,), exceed 4 (jam irt %idth.. 4 feel in KIM and -11% to Imighl Ile Dish ghWl
not interfcre u kh recv-rtiion ifyr, tralit-vni Amon of nr Rval other zt)TM,1.:w ior diAlaes preserally on The ronfor W Wth '' h JU,01111) he, Placed thermn by 1.znJ turd OT, othitr
it�tmnt* infill1w. Bluillding AE] cinic,;, twduddinog ulilit'llies", Aassixinted, %AtN die UK, Shall i dter solle expenselafTen,ant Alt 'ein pi"the DIS nT fllt, ii)pe-mk�i a
e*Xb"-v-dn&l' t4Tslalu$xPn0 Nidt%vithslardiling lbe aUNc"in 1.1v cvnt thdkL0td IMB,441tFVJ0r,En itsisoleJircon" that ox1rTql0rcpaiit;vtt 4ELurW,,enant tall,
V JXIT) foq TtT
POP. 7M-0%, -C aM tcrnipoinin 1� r ck�cate, aln)� NU ipmen: %, Wzh rills lhe Frinm',""d in order t4',) accorrtrrod�at�C 511SC111, T-00f Vrlir or rtTp 10CV11)(111 ani i's, spe%:� i tlicl
pirnhibiled fil penlnJtIiolg an�,',,oif 1he Eguipweni to neptivily affect dim, .vragc -nn giruj fivm� the ii ofibe Buillding In such, eve'llit. Tetutnt sholill, at i1s, s'ole r:L)5,11 and'
expwise and sawed 10 LaWbids appms,13"E ofmahodlis cipplay,ill m-swivpki-oplet dmfna�ge Landl6rd im, yreni or teilocwe L�e as, 7ire
awil c'narrohal tms,s -of, coo in LamMonrd, Tenapt or any third pefson, in t he o. ent 9,14 KAWJI(�, i Termol ro,r of, us,-�O., id.,Arna�U,L�, to,:t t1he &4ajp,�,mc-nt or
'to 01c E7,41ulipmler"t
aS LRONgh h A,111, ht 4A1,zCh)cd tv the intv'riorief'dic, P`rcmiscs, In no event sbalil Lan dloid Zia -vic ap�,- babill qia�'T"ni x* I3, v4sultoflossoC rvc,Lptiort to or .15'om ih44 Di,O-;,.
CXCvTt h��, irleOW" Of lardallord s nc�dii�enze,,;UQSS C-6-VOTC-d by, insLUMAW n9intained ;,it rquired tit''be nnaimatined QOemarvi under lbe, Lease,, r%arill 'Of thiz atrvulnT (")r
aw, namo: prncicil Or o!llevihle, Lml any insur =,& pohcie-,s in IA,1 For and, in v7nsi&zz)Ziv,-n of 014 11 g4i Wil U11'r, EqLj prnent, , T"'A"t ilvallil pvaM�" to
zrWtordll. a % Adiiiinrofl reni. the 5,arn of S I Mlvi vill bL*' mning v. iih the dmorearnaloCanil, 01JI-1514114till Of 01C Equipmem. pmrated ib,r- partial moinit'4., rand
end Q amAhe W Q of dw roomh oft krr , irc-mvv, thia
IL FIRE I nl 0111c, 0%1�711 that the Pre noses is CglPipme'd With filive cAtinguishods) or is rrqkui !red to be va equipped lb y rninir,,Jpal Tenaml, wi H he
0,1pliW axlcldiv 1j�ithbt'�Il11w"lying., aad rnm iinta inint1ern. at is Pocontul epose. allilh,"ll1iu irx,Bn.owarillou 10e InTixedwdtagqm at
ir na, di
itl-V PrI,,Vif 52,(k r�CtJ,qv to L"And,10rd tbl, (a) Toll ii,% rejistcrc�d to do bolnew in the, S%xio, orvit kz�oeo(r.rds nj;
, iie oofuloriyr 1'5f ,11, pplic-aion, if adrn�,,5ion,W, Fma"Ct And (W) J&ipefia,prizVe-t auiito cxocute14L on belhalf f
Tenant FhAVW'-,, JP i;4,)MPJ'Y 'A ji tbo poognph wi 11 cons,617voc a &SM, ivndu Ott 1.42sc In wd4ili'om Lariddtotd *ill have, a cotittina in,; OpA ion, to 01k Let�se,, upon,
sunice wil Tent und l ttutltlttt coiilvlit* % iih this paragpapb
3L'z, nUii1NRNCleid wmyesu11n he tht ls1.44t ms deLaTnilardFnvrp coviMiwi lin('o6gnpO
vSaingh ohlbm�oNzlsailinI 'll Mritwn dem"'tri4lwh itha cttrnt ur "pfaraprvlfl ( ya
fivffl, L=d1loirti- theto, .OW14 be, due lilftJ toxiTq Lotidiard frtim, Tit= 1.zi, additio",il =w,, �wt hisunu)ce Fee in the ammount of S 14000M 11 ""'11,wir2ficie Fie,fw-) ail Me rm it af�'
b oe 6'uWcLy 7c ,nteoPini,7s �nNlloropliar5: Wri(1tiAyannwa
%, ith tbis Scetinn Ticnasa shal I pa,.� to I-andluix4en ;uch, lowath (I NO 0y, S' 74, f0r, Lndi day, bcpurtini : h timltv i WOO, day and er4ing oL in thc liast da� offlic lrlwub,
in wh ith sach il (M) da) �Nd 11 (4 Ill, Tenant shal I thm py to advon.c,,; on orbefirtrc Ithe first ( I A I dkv of each lease m,ontb 1J1cm-aft&r' %v ith vis, linoni,[fl,'y rcntul
p,z,N,,tncnts.,,.an arflount equal lit), S81 3,5 (ome"'o"rCilfth 11 2th') of thc 1n4u,r&= Fv! li, Nicither ex")Milsil: oftht clalon by Urill nor . A.- , WK b
Landlonfaf the 1:n-Ritnawc Fey, shall obti , )m WIN ,�, Terwit nor convinnea, a aNvr or Law
za t rd rz obtain, of pm�0& any i-ristir"InC4 caveriog dliardk', ngbt In s�gzk rcriniediles
far dcfauli rither%ise, rrp,%jdvd inii 1hc L%nasc, or �%v applicable thax
14 0JNFLJ11C"1';- In the cvcml any 1i th(t fb'M pvltjonlorthis, [,,t�as,e stwil rxinAict with aoy Eenzis (,-;oaE,,d1naJ in dAs (ypcmqJx1WAddl Jhov6WW
poirtionii of thit, U;"SW,, the temns cianiallinlode ii dirs "AddtilionzI Provisions" ;K'sillion Owl[ c(milli
IRA
. ..........
EXT-1 I 1B, I T A.
Rules and, Reg !vlaltions
11 Ttnranl shall not Tnak& ",troy roorm tol-WINth CIII,Vas us solkh busineu; Amin other czrwantq In, 1ht HuMg and sjjaj�l rw, j. e%lihh, ;dJ cm,pHir to sen, use, rent or cxchangc
'13,� L'4'4� orthe Pre.misens, as!.Tiocifixxi Jn thc Lcas,�,�-
ailly, liten't �ai- sen'lices, lih ioi froirig the, Pre inises"Unlies.'s, ordinam
2 Tenant sha"111 avit rill a7y Use of thic Prefrisens Umis may be to pcO,"wl 01(-PF1)NJtY OT WhICh 5b,111 incum-s""t 4he" ol�,)u (,,�Oniisurancc Or �39,',Idilliolhal
lh.nlrarzt,
3, Tm%xni ihall not point. dill in-w6br, Or afrrx any 5ign� pk'ntre� letteuintz or dimA�-,vion or insw 0 mil li$pvts ol"I ;WY gpam of thc. otas ide av i n�,�iide
LYF thc Build jog. omcr UMMIS P1 44�1d, tligl) 011 adj�' pwt of d1tic nu,idc of the Prcrnisivs which ��zlz ho loen, riarn, out.side di,e Nr= isc-,5, �excerl as zpp,rri,ved by
1-andlord
4, 7'=znt sholl wi., the panic of the "Baildii-v sha
ii-n )1,41voli5iruv or othier �:iuiblliciry, cxiil�cpt as (be add,'rizs of its hwsiaess- and 01, nea the Building kri
Ihrn
-n
"hWdix,� •ni�,ucv. rwciuoIaslgtfro, tc Uipgcom(IT5,aoi ,inMzivz
Nit" firt%,t tMier axtatior of llt Rivi W ing
6 r lhmt 14t] I not be panG ml like Ruddhg Wmr than in local ons diesiptiated by LandWrdl,
7
8 AI shall not disivilrb otherteniams ormakt,,, excLisi've ri r"attsa dfslunban[C,�,;,, Mtexcewive Vibrations, od-or$ �-,,wnaxious fiumesor usill: t lrp:irate. dqy
o,r 41earoni-c dcviices ar� thalenuit c%rem:�1"i've v =,d Wavies, or are, dangvniia to ntlii�ew tmant.5 of the BaH&g of -that wculld intinfl:rc willi Ite o�rCnjtil Of.17,1�,
dindice air eV-jjpn%,nit or radiia or television at raeqption 11mont or A khlin fl.Iz sivilwing cWhm'. a.,nd siftal; ir�nt pllace cir imtal; any profcclin., n, anwn.13'e"
or ci.;
aviols or sirni lar &nviices ouisidvof i,fic, B%ii"I'dintz, O'T xhCJ1nTnii,5cn;-
9 Te,nant wi )vviti: ellect icir, z
,y or CWpera"le all with lo, aoura 01rc'll effevivc r aioaofdia Budiding'shealing aid ak camditiunQ
and, sholl P rcftaincftni� aveaniptiing lo Wj�jst any, con-,Mls cxCqA' fo,r the 1,herinv�5tats withilli 0.: pre-miscs, "Ifenan: 511l k",-P. �al I din,07, tui flic Prcvniscs
I G� Terts:nit instaillis rill rlooirs flo the Landlob shall raMuh one mn to 6t, Nerniscs at W coaunenetrvero otrbe Tert. Ten2ni's.hall
Flo, rrill L,oindlord YNA dupli keys f6r I ted Q I vvw,�,. When thc Li,
,ase 1% 514�vtll debiveraAl keys toi 4,riiiidlotc)
or,O w 0 1 pruvide to, dlic any mf-r-,5, or va�,jijlt� Irft in 'the PterrtL%es
Ill, b-cept lsolll,m-k� is,4 pfevii4ed irt the U-zsrc,T-'vnan1 Oia[i Irly i fity or "qvVk e 01, Niriptillirn't W ii d"Irr, Pill
% tiola,'n v),rrwtot 1of LaaW
12 T,eivmvt shall not iiiise arn� dra;vrics or atber Wiri,dow tovehinp �s itlstead, i 4�lr in additionito 1�,hpc �,,,ianda!rd u, in4ov: covednis deqi�Enzund and app;ovit�d bY
Lamadloid foc "cliuivv niseN tfireu;hoitit t,,N 131vildli,
11 1-�mdiloTd ntynNiwirc that all Mwvns Who ot"IcTor licavc IN.: Building J14ontlify to walchpwl,,by 1141we'viet". slmll fi�dvc
no at handiq- Wan) theh. Obbeiny or othcr'crimc mill dtle BILW-ding, TMnt �hlal,l assume, W1 rc,5polosibilily (6,r pvc%linig 111C PTC-11"i jochid;ng ketT,ill
sil xss
Page 137 of 201
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Page 138 of 201
Jt UseStandards
Mount Prospect Coniditiolina
pleasie w1ritle a,,, respoin Se to eac]h coinditiolin at iu sile stanidiairid. Delsic rible ROW' you r proposal Will, M elet
each sitandard. 'You can c�iopy this Ust, ointioll Lettierhiead� anid� then tylpe answers.,
nditiona, t use shaft be recolirnmended for approvat Iby the pitanning end
calindlitionall, Use - No clo
m m iss i o' �� n iu in �le ss, it. f'n ids",
zoning co
mallintenaunce, oroperatiliolin of t'h�ie, condit" onat use: witt not, be
T Ilan it h e le I b I sh i�n et III comfort,, orgeneiral wetfarile",
detrimientat, too or endanger thile public heaLth,, safety, morats, $
1 W i tt in ot bil e 'I nj u ril c)u si to t h le usies, a in d le nj oly m le nt of olt h e rol p e:: rty i n
21H That the conditional use
imims
e s. a tire,, a lidy pi fiery iftie d ,, n lo r sJu bsta� nitia tity di h and
the 'rnmiediate vicinlity folir thie purpos a
ii. "holoil id i n �which 'it i t s, to ble il tleldl*
i''Millp"1991111ir proplerty values wilit"hin -the neiighb of
31.. Thatthe estab'Lishment I thie col ,ditionia, t use wilt innt lmpediethle; normai and ordleirly
I
rovem� e int of th e is, uru ni r o diing", p ro p1je rty f"o r u s e s Ipi,ler m *1 titeIld 0 in it h e
d elvelo p im e nt a, in
d i slit ri lctw,
si, drainag nd/orl necessary fa. iclAil'ties, have been
ijbilic utiltitiesliji accesisrollad ai
e
40,, That. a d elcl U 4a'M P I
o r wi IR bil e pi rovil, d ed ;II
g,re is silo
511", That a(Je1quilate measlu rels, halve bielen or, wilt. betaken toll pirovild lie, lingress andi 0 S
11 oil ni i in t h le plu, bli� c ist rice ts
designed as to, mimmize, traffic congesti
Th'I 1 11 i,
on ,at use is,iiniolit, conitnary to,, the objectives. of the, current
116., at the pried� coinild"ti
Co m,l p re h. e n sJi ve RLa n6l -fo r th e!! V i Ra ge,* a in d
T hi at t h le o in d it i o n a t u se silh a I (I, i n a U, othe r re p e, cits,, ic o jii f o ir m to the a' p L'I c a b te reg- u tat" 01 in, si of
I + . ' . n, e, ac h i n, sta., in c e j, b, le
the di'strict in w,hich it Is. toicateld,1111 except as,, such regulat,,ions may,,, i,
milloidifield pursulant to thle recoiImirnendationfh s oaf Ranning &,ZonliIngc,,,10,,Mm,i118S��ilo��nii
Page 139 of 201
1
W0111odridge
Illinois 6
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f,o�r m tjSM
T 77
dO
III
i
ir
Fix
iin"
Impe o,n,,s, rrou
MkAiw r'O v�ert,y.
Page 140 of 201
Shlaon
u
Woodridge
mrobi
ov, r,3,Ouo park,'i'i1n,,, spac as.
easure h,as, beA9006. n Ita,ko'ing to
W�I, P
ov�,,
S]
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Page 143 of 201
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WALL STREET
MOUNT PROSPECT, iL
SUITE 550
4,204 RSF
DIVISIBLE
AS NOTED
IMPERIAL REALTY COMPANY
4747 W. PETERSON AVENUE
CHICAGO, ILLINOIS 60646
SUITE 200
T 773.736.4100
F 773,136,4541
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Page 144 of 201
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Page 146 of 201
comp,an�y D,escrip!tion
Overview
f d in
The com,pany was oun e d�
20 15 O^S A'Plus Massages.'Now
it[ be Sharon L,,,,,M,,,T; S&M LLC
Testimonials for Sharon Mims
e ech, for every day, Th,e loving
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V*Ision statement's I str-ive to give
my nts a bietter qual*Ity of I*Ife
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Page 147 of 201
ML A, 0
M'ission St'atement
to
Sharon L.M.T mission is to
retieve pain and, prom,ote
relaxation l'bet*ieve everyone
deserves to live a life being P, n
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Page 148 of 201
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Over the next year, to build a reputation as the local authoritj
- b care.
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• Establish connections with local medical professional -
• Take advantage of community event to promote the healing
benefit of area. Keep in
massage
mind working in Mount prospect from 2016 to 2022, 1 have
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* Googte and yelp reviews witttett it all and many more t1i
Page 149 of 201
Executive Summary
Massage has long been recognized as a cornerstone of luxury and indulgence. With records
dating back to 2700 BCE, massage therapy was originally developed as a holistic treatment for
injury, disease, and overall wellness. Techniques have varied through different eras and cultures,
but the confidence in the healing properties of massage remained strong until the emergence of
modern medicine. As surgical and pharmaceutical options were developed for pain relief, the
perception of massage therapy shifted to a nonessential pleasure service, largely reserved for
the affluent who had time and resources in excess.
verifying the vast medical benefits of massage therapy, the
Today, with hundreds of studies
service is becoming a more popular treatment option for a variety of physical injuries and
conditions. Science is also gaining further insight into the connection between the mind and
body, identifying physical changes to the body when mental health is in crisis. As a result, our
understanding of massage therapy as a legitimate, medically backed treatment option is
beginning to reemerge.
IN The Company) is a massage therapy business working hard to promote the
healing benefits of these services. Launched in 2015 in Illinois, The Company found success with
the local community as an innovative spa that blended relaxation and rejuvenation with clinically
proven healing techniques. After more than five years of client loyalty and positive service
reviews., the owner and primary massage therapist, Sharon Mims,
"I * A,
as a source of evidence -based massage treatment and expand her offerings to include additional
products and services that promote health and wellness.
same soothing experience that many have come to expect when booking a massage. This caters
to a wi•
der market of consumers who may be seeking massage therapy with different goals in
mind.
Market data collected by the American Massage Therapy Association shows that consumers who
earn $SO,OD0 or less make up less than 20% of those who received massage services in 2021.
Page 150 of 201
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Page 151 of 201
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Page 152 of 201
Subject
Meeting
Fiscal Impact (Y/N)
Dollar Amount
Budget Source
Category
Type
Information
Item Cover Page
PZ-25-25 / 1728 E Kensington Rd / CU: Massage Therapy /
Village Board Final
November 13, 2025 - REGULAR MEETING OF THE MOUNT
PROSPECT PLANNING AND ZONING COMMISSION
10
NEW BUSINESS
Action Item
The petitioner (Terry Hilton LLC) is proposing a change of ownership for an existing massage
therapy establishment at 1728 East Kensington Road (the subject property). Massage therapy
businesses require a new conditional use approval when there is a change of location or a
change of ownership. The subject property is zoned 6-3 Community Shopping Planned Unit
Development (PUD). The proposed business meets the standards for a conditional use and
staff is supportive of the request.
Discussion
Background: The subject property is a single -story multi -tenant commercial building with a
mixture of restaurant, retail, childcare, professional office, and personal service
establishments. According to Village records, the tenant space has been a massage therapy
establishment since 2012. Prior to 2012, the tenant space was used as a dentist office.
Proposal: The petitioners, Mu Chun Li and Shuxin Jian of Terry Hilton LLC, propose to operate
a 1,240 square foot massage establishment at the subject property. Services outlined in the
proposal include Swedish massage, deep tissue massage, hot stone therapy, aromatherapy,
reflexology, and couples massage. The petitioner notes in the application that there will be one
full-time massage therapist to start, with potential to hire up to three more employees in the
future. The proposed hours of operation are Monday through Sunday 10:00AM to 10:OOPM.
Clients are seen by appointment or walk-in, with up to seven appointments per day. The
petitioners intend to use the existing layout of the business and the existing sign.
Parking: The Village code requires parking based on land use. Staff estimates 185 parking
stalls are required based on the uses at the shopping center. The parking lot is striped with
206 parking stalls, including 7 accessible parking stalls. The minimum parking requirement for
the existing and proposed uses are met.
Massage Addendum: The petitioner submitted a business license application and a massage
therapy addendum according to the requirements of Village Code Chapter 11, Article 7 for
Page 153 of 201
Massage Establishments. According to the addendums, the petitioners have been employed at
massage establishments in Schaumburg, St Charles, Frankfort, and Orland Park.
Public Comment: As of this writing, staff has not received public comment pertaining to the
case.
Alternatives
1. Approval of the following motion: ""A conditional use to operate a massage therapy
establishment at 1728 East Kensington Road, subject to the following conditions:
a. Any massage therapist employed at the business establishment shall hold a valid
massage therapist license with the State of Illinois;
b. Compliance with all applicable development, fire, building, and other Village Codes and
regulations; and
c. 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."
2. Action at the discretion of the Planning and Zoning Commission.
Staff Recommendation
Approval of a conditional use to operate a massage therapy establishment at 1728 East
Kensington Road, subject to the conditions listed in the staff report.
Attachments
1. PZ-25-25 Staff Report
2. PZ-25-25 Administrative Content
3. PZ-25-25 Plans
Page 154 of 201
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: November 6, 2025
CASE NUMBER
PZ-25-25
PUBLIC HEARING DATE
November 13, 2025
BRIEF SUMMARY OF REQUEST
APPLICANT/PROPERTY OWNER
Terry Hilton LLC /
ENK Brentwood LLC
PROPERTY ADDRESS/LOCATION
1728 E Kensington Rd
The petitioner (Terry Hilton LLC) is proposing a change of ownership for an existing massage therapy
establishment at 1728 East Kensington Road (the subject property). Massage therapy businesses
require a new conditional use approval when there is a change of location or a change of ownership.
The subject property is zoned B-3 Community Shopping Planned Unit Development (PUD). The
proposed business meets the standards for a conditional use and staff is supportive of the request.
2025 Aerial Image
2025 Village of Mount Prospect Zoning Map
Rl*�,,
E Kensington Rd
�i � �IIIIIII'I�I�Illllllllllllii�iiillllllllll�
��. _ ,c!;! Illllllllllllll�����l��l��l��l�l��luuuiuiiiiiiiiiiiullllllllll������� ��
EXISTING
EXISTING LAND USE/ SURROUNDING ZONING & LAND USE
SIZE OF
ZONING
SITE IMPROVEMENTS North: R-1 Single Family Residential PUD
PROPERTY
B-3 Community
Multi -tenant commercial East: R-1 Single Family Residential PUD
1240 SF
Shopping PUD
South: B-3 Community Shopping, R-4 Multi
(Tenant)
Family Residential
West: R-X Single Family Residential
STAFF RECOMMENDATION APPROVE APPROVE WITH
CONDITIONS
DENY
HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-25-25 1728 E Kensington Rd (CU-Massage Therapy).docx
Page 155 of 201
BACKGROUND / PROPERTY HISTORY
The subject property is a single -story multi -tenant commercial building with a mixture of restaurant,
retail, childcare, professional office, and personal service establishments. According to Village
records, the tenant space has been a massage therapy establishment since 2012. Prior to 2012, the
tenant space was used as a dentist office.
PROPOSAL
The petitioners, Mu Chun Li and Shuxin Jian of Terry Hilton LLC, propose to operate a 1,240 square foot
massage establishment at the subject property. The petitioner writes in her application that the
business will provide high -quality therapeutic massage services that promote relaxation, healing, and
overall wellbeing. Services outlined in the proposal include Swedish massage, deep tissue massage,
hot stone therapy, aromatherapy, reflexology, and couples massage. The petitioner notes in the
application that there will be one full-time massage therapist to start, with potential to hire up to three
more employees in the future. The proposed hours of operation are Monday through Sunday 10:OOAM
to 10:OOPM. Clients are seen by appointment or walk-in, with up to seven appointments per day, each
appointment lasting 60 to 90 minutes with 15 to 30 minutes between sessions for preparation and
sanitation. The petitioners intend to use the existing layout of the business and the existing sign.
Parking: The Village code requires parking based on land use. The subject property is a shopping
center between 30,000 and 150,000 square feet, which requires 4.5 spaces per 1,000 square feet of
gross floor area. Restaurant tenants are calculated separately. The parking lot is striped with 206
parking stalls, including 7 accessible parking stalls. The minimum parking requirement for the existing
and proposed uses are met.
Use
Parking Minimum
Variables
Spaces Required
4.5 spaces per 1,000 square feet of
Shopping center (30,000 -
gross floor area. (Restaurants as
23,340 SF
105
150,000 square feet)
tenants require separate parking
calculations.)
12 spaces per 1,000 square feet of
Restaurant without a bar
floor area (excluding areas for
61650 SF
80
storage, corridors, and bathrooms)
Total Required:
185 (6 accessible)
Total Provided:
206 (7 accessible)
Massage Addendum: The petitioner submitted a business license application and a massage therapy
addendum according to the requirements of Village Code Chapter 11, Article 7 for Massage
Establishments. According to the addendums, the petitioners have been employed at massage
establishments in Schaumburg, St Charles, Frankfort, and Orland Park, Illinois.
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.
HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-25-25 1728 E Kensington Rd (CU-Massage Therapy).docx 2
Page 156 of 201
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:
1. "A conditional use to operate a massage therapyestablishmentat 1728 East Kensington Road,
subject to the following conditions:
a. Any massage therapist employed at the business establishment shall hold a valid
massage therapist license with the State of Illinois;
b. Compliance with all applicable development, fire, building, and other Village Codes and
regulations; and
c. Anew 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."
The Village Board's decision is final for this case.
ATTACHMENTS: ADMINISTRATIVE CONTENT PLANS
(Zoning Request Application, Responses (Plat of Survey, Site Plan, etc.)
Standards, etc...)
I concur:
Jason C Shallcross, AICP, CEcD
Director of Community Development
OTHER
upplemental Information,
P blic Comments Received,
etc...)
HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-25-25 1728 E Kensington Rd (CU-Massage Therapy).docx
3
Page 157 of 201
Exhibit A
Standards and Findings of Fact
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
immediate vicinity for the 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 Find in s: The petitioner states in their application that the staff will be certified, operations
will be ethical, and the environment will be quiet, professional, and inclusive. The petitioner notes that
the business will not disrupt nearby properties and poses no threat to property values. The petitioner
asserts that the business is quiet, low -impact, and aligns with permitted uses. The petitioner notes that
the building is connected to water, sewer, and power, and has adequate access and drainage. The
petitioner states that the traffic flow is low and no congestion is expected. The petitioner argues that the
business aligns with the Village's Comprehensive Plan by promoting health, wellness, and community
vitality. The petitioner affirms that the business is committed to maintaining compliance and
transparency.
Staff's Findings: Staff has reviewed the petitioner's request for a conditional use to operate a massage
establishment and finds that the standards have been met. The Police Department confirmed that the
petitioner has met the standards to obtain a massage establishment business license. Staff finds that
the proposal will not endanger public health, safety, morals, comfort, or general welfare. The space has
operated as massage therapy establishment since 2012 without incident, and no substantial changes
are proposed. No physical changes are proposed that would impede improvement of the surrounding
properties, impact public utilities or drainage, or cause traffic congestion in the public streets. The
subject property is designated "Neighborhood Center" in the future land use plan and the proposed
personal services use is complimentary to the mix of small-scale restaurant, retail, professional office,
and personal service uses already established in this area.
HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-25-25 1728 E Kensington Rd (CU-Massage Therapy).docx 4
Page 158 of 201
M111age of Mount Prospect
. . . ........... .
Community Development Department
Emerson St, relet
Milount Prospect, 11finoils, 60056
Phore: 847) 818-53218
,e
`Villag of M., 't Prospect
Zoning pp4"MIOPWItUt --,
. . ........... .. .
IE. ........... ........ .. .......... .
Case Number-,P&z, 25 2 5 Date of Submissionq, 9/30/251 Hearing Date.,
T
Fha�"",Iks nq
Project Narne/Address:,
. . ..............
1. SuMbet Propile
rty
ij
+
e(Shql. Ft. and/or Acreage:`
Zoning Dlistrilc: i(s) Proprty Area, 1
Al
Pa rcell I n d ex N u �m ber(s) (P I N(s),
IL, Zonlng� Request(s) (Check a1l that, appty)
Conidlfion6i Use: For Massage Therapy
L1 VarJatioinMii: To
Zo ningMap, Amiendm1aint"', Rezone From 'To, ,
Zoning Text Ampie ndm�ant: Section(s)
Other:
iv. Appficant (all corresponclence will bie sent to the applicant)
Corporation:
MI
�T Iz
Addres&:
City, State,,,ZIP Code*
Interest in� Property:
. .... . . ..............
(e.g. cwlner, buyer, cieve-loper,, liessee, architect etc,
0
Page 159 of 201
Ej Chieck if Samile as Ap pill i clant
ll
10-1 t1-1
!MIA, fill 1 9 1
mm
"II
ST
If ally pliciant Is �not piralperty owner",,,"
11 ing ire I
agient for the purposile of seekinig the zon* est(s) describled in "this,
I hereby desilignate! the applicant to act, as, my ,
appilication i the
Dilate:' 'Ol
ProplertyOwner: . ..... . . ...................................................... . . .
U dr
(Prillt Or Type Name)
PA
Page 160 of 201
G�
Affidavit of Ownership
. . . . . . . . . . . . . . . . . . . . . . .
CGUNTY OF C010K
STATE OF ILPL INOIS
under oat.hi, state that I am
(print name)
0, thei siole omer of the property
El an owner of the property"
is an autholdzedi off icer for the owner� of the proper y
- - - - ---------
Commainly described as—'--'�L . .............
(piroperty address and PIN)
C)13 "2
.00-56 .46 ....
and that svch property is, owned
Subscribed and s1wom to bilef re,
rne this day of
2 0z
22' . . .........
I "d
Niotary Public,
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10- 12, roll,I�
Page 161 of 201
I
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TRVSTEEf$*0EED
FICIAL COPV94'113
199210276 45 001 Pap I of 3
2002-02 ioli 20 11:: 54 ww 49
THIS INDENTURE, dated February 11, 2002 Cot* County Recwier 250,00
between I.ASAUE BANK NATIONA1,
ASSOCIATION, a National Banking
Association, suiccessor trustee, to Amer(call
National Bank and Trwt Company of Chicago . .......... ....
duly authorized to accept and execute trusts
within (fie State of Illinois, nit personally but as
Utstele under the provisions of a doed or deeds
in trust duty recorded and delivered to said
'Batik in pursuance of a ecrtain Trwt Agreement
dated December M 1985 and known as "I'mst
Number 1635 paTty of the first part, and ENK
BRENTW'00D� L, L. C#,J 2648, Dempster
Road, Park W,*1 ie�l 1111nots 60056, (Reserved for Recorders Use Only)
party/partles Of thesecond paarl.
WITNESSETH, tint said farty of the first part, iii consideration of sum of TEN (S I 0.00),Dollars and other good and valuable
i ' 1 paid 1parties of the second par� the followilig,
consideration in 'hand paid, beret convey and QUIT -CLAIM, into aid party
describcd real es-tate, situated in'(" �oc,,k County, Illinois, to -wit:
SEE E, A7,11,01T A A TTA Cli"E") !1F Ecr ro n?o vzwoss
RETO 1170R LEGAL, DE SCRIP TION A
Commonly Known, As: 1,706-1742 E. ion Roaj, Mt. Prospect, 1111inols 60056
Properg yludexNumbers: 03-25-311-036
together with the tenements and appwu,*,nancet thereut,
TO HAVE Ni TO 11OLD, the same unJxlarty of the second part", and to die proper ause, benefit and beli(x)f,
fbrevcr, of said party of the sewrid part.
This deed is executed by theparty of the fust part, as as aforesaid,, purstiant to and in the, extrcise of the power
and atithority granted to and vested 'in "it by the, to of said Deed Deeds in Trust and the provisions of said, Tr"t Agreenmit
above nIventi.oned, and of every other plower and authonty theretinto �,,nablling, Tbis deed is nrade subject to the, liens ofall tmst
dee&s andfor mortgagesupon said real estate, if ally, recorded or registet"' e", "ir
1, spid countyy
IN WITNESSWIlE'REOF) sald party of the first part has caused itr or-Toratc, sul to be hereto affixed,and has caused its
na,me to be signed to ihese presents by one of its officets, the day and year, ibove,wnitten,
and not personally,
LASA1,41110 BANK NATIONAL A IATION, as trwy'i�z
By -
Authorized Signature
Prepared By: [.ASALLE BANK NATI(WAL, ASSOCIATION,1044 ROSE ST., FRANKLIN PAR" ,K1,
HAkoS rlArJA , Ot rl
N. Ca&p��,�+,a
a6�� A��as� �a
Rev. 8/00
l�tK Rd �e � c� %�r6�
MAI; K 0 S
" OFFIML SEAL"
CAROL ANN WEBER
'ALA
:71
%n"GE OF MOUNT PROSPE
FWAL ESTATt F" TAX
TV
2 3 0 0 2 ot
Page 162 of 201
COOIK'CCWloyrr
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Page 163 of 201
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UNOFFICIAL COPY
Page 164 of 201
Page 165 of 201
TRUSTFVS DE"FA)
I
F C "Il'l 'A C QPIPM9419
1"2, 177 45 301 Page I of 2
2002-02-20 11,10*055:31
T'HIS INDENTURE, dated February 1, 1, 2002 Co* Cwnty Kernr4er 23*00
between LASALU UANK NATIONA.Ij
ASS00ATION, a Nattowl Banking
Association, successor trustee to American
Na,tional Bank and Trust Canipany of Chicago
duly audiorize4 to accept and execute trusts 002019[9,419as
w,ithin the to of illinuis, not personally but as
Taistgee under the provisions of a dmil or deeds
I
in trust duly recorded and delivered to said
Bank 6, pursuance of a Certain Trust Agreem,*nt
dated January 27, 1989 and known as Trust
Number'10278 party oftht first pay, and ENK
BF, N17WOOD, 1. L. C,., 2649 Dempster
(Reserved for Recorders, Use Only)
Road, Park Illinois 60056f
party/parlies of tbl, second part,
Wrl"NESSETH, that said T,,i'a Dollars and other goiod and vacuable
rily, of thefirst part, in consideration of the sum orTEN ($10,00)
les of the second part, the following
consideratiun in hand paid' ,Ib convey and QUIT -CLAIM wito said party/parti
e"
described teat estate, situated, mi';*4`,,,k County, Illinois, to -wit.:
ISIONS"
SVEE F,.,WIB,I'T A A TTA Cl`�`E, _011ERETO FOR tEG11 L Dr.# XWTION A ND S UBJECT TO PRO V
Commonly Known As: 1742 E. Mt., Prospect, fan lois 6001.56
,Property Indlex Numbtvq: 01-25411-037
togiether with die tenements ard, appurtenances be
TO HAVE AND 'TO HOLD, the same unto sz,."J"'., of the second prt, aand to the proper use, benefit and hoof,
forever, of said party of the second part.
This deed 1*9 executed by the party of the first part', as fee, as aforesaid, pursuant to and in the exerclse of the power
I P
and authority granted to and vested 'in, it by the terins of said Dee'c',,", or'. Deeds ift "Trust and the pnwisions of said Tnist Agreement
above nientioned, and of every other power and authority, thereunto Z This deed Is, =, de suhject tothe liens of all trust
deeds an mortgages upon saldreal estate, if any, recorded or rcgistei'#�j i,ti,�vtid county.
IN
said patty of the first part, has ffi
seal to be hereto axed, and has caused its WITNESS WITH".-RE.,0F) t
name signed to these ptesents by one of its officers, the day and year,
tiASALI, "*' %B', K LNA1`10NAL A ATTON� as and not personally,
L
By:
A urljor
i;f
PreparedBy: LASALLE BANK NATIONALASSO, C.IAT'10N, 3044 ROSE SY FRANKUN PAF.,,K, 60131
STATE OFILLINOIS I cd. a, Notary Nblic in �and for said, County and Sutte, dohereby $1 the undersign I
COUNTY OFCOOK Maureen Paige, an officer, of LaSalle Bank National Association personally knowt'11'1�3'1`ne to'be the
same perso'n whose name is subscribed ho foregollig west rumcnt, appeared before me this day in person all d acknowledged that
1, 1 1, 1, or �the uses, and puqx)ses thortin
said officer of said association signed and delivered thisiristrurnent as a free and voluntary act, f
set forth. if
GIVEN under iny handand seal this 7"" day �of February, 20,02. 'OFFICIAL SEAL
CAROL ANN WEBER
[NOTAfi'y PUSUC STATE OF WNW
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NOTARY PUBLIC
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Page 166 of 201
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SAMIIII
2604, DEMPSTER
PARK RIDGE IL 6006884,12,
It Page 169 of 201
Cook County Treasurers Office - Chicago, Illindi[s
Totall Taxing Distict DebtAttiributeld to Youir Piropeirtlym 0
Piropeirty Vallue,-.' $3053344
Tolta 11 �D ebt, % Attir Il �lb u Ited to Yo u ir �P iro peirt,"y Va I u,e,.-, 11.6%
To see t1he 20-Year History of Yowr �PI�ro!�p,e��rt-,,y"ra,xel,s�,,,"Ih,ere
rl"
i�l ��Jyllllll� fi!!!Illl,lllll!l 111111 �1!111 III i 1 1111 1111111 � I �� I ��i I I '111�� I I
liflilillill lF q; M ''1 11:11 Illmo IT Fillii 11111-:7, on 1 M;
See Detaills ��Here
Property Loc tionm
17,08. KENSINGTON RD
Millf,NT"PRI,
Incorrect lmaqerTU4,ck Here.
Are Your 'Taxes aild"?
Tax Year, 2,023 (billed in 2,024) Tota Amount Billed: $2,29,162.85
OtIgInW Billed Amount: I I "'z
30
Due Data03/01/2024
:
. . .....................
0
lfvt, L
. ............. an
7711
w
0
CuU
$0.00
Totallkinouint Due'N., $0.00
Scroll down for more information.
Mailing Inform, ation-,
SAM MARKOS
2604 DEMPSTER
PARK, RIDGE, IL 60,06,81-8412
U pd ate 'YO U r, I nif o rratio
n
Or ig ina 11 B 11104 Am, ount $108:1,232-43
Due Date,, 0,8101/20,24
Tax ,,- $0,"GO
$0.,00
C tirmn t Amount
hftps-l'lwww-c,00,k,,c,o,!uiiniire; as�uiiireir.coiimly,ourpro11peiMax,overviiieweir es�ults-aspx Page 170 of 161
6/3125F 11 A9 AM Gook County Treasu�rers Office - Chi cago, 1111no'S
Tax Year, 2,024 (billed in 2,02,5) Totall Amount Billed: $126,039.57
Original Billed Amunt:
57
AN
Due Date,.,03/04/2025
....................................... .
Taz. . .............
. ..........
..........
ICU $0-00
Totallkimlouint Due: $0.00
About, paymems-, Paymems are reclorded ft date, they, are received. They appear on the to about about, thiree
business days later.
Tax Year 2023 Second Installment Due IIII sdlay', A ust 11
ur , , ug 1 112024
Tax I r 2 0 24 R rst I msta 1111 ment Due T uesdlay', , , Wrich 41,,2025
Stop feceiving yow, tax b 111 by mal 1 0
Su g n I L I P, `or B i I I i n g loin r v, e 'f L I" tL i r e It a X b, i I I s v i a e m a
Ou r records do, not i nd ileate a refu nid ava Ela ble on the P, I Wpm have e nte red.
III IJIIIIIJI� III!
'nons in 'T'hese 'Tax,. Years'l
Homeowner, Exem pion:
Senior Citizen Exemption:
Senior Freeze Exemn ptlim
Returning Vote an Exem, ptione.,
Disabled Person Exemnptionw
Disabled Veteran ExeM', ption-,
210,23
210,22
2021
20210
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO
NO,
NO
NO,
NO
NO
NO
NO
NIG,
NO,
NO
NO,
hftps-l'lwww-coo, k,,c,o,!uiiniire; as�uiiireir.coiimly,ourpro11peiMax,overviiieweir es�ults-aspx Page 171 of A1
6/3125F II A9 AM Cook County Treasurers Office - Chicago, 1111nd[s
'rax Year 2024 ex&uY'iptimns prarited by t[ie Assiesisur will li),e relflected ori yowr Secorid II ii�isita!III. 'Ti&�'it tax b111.
A pp ly, if or a rn i s sii n g exe iln pt i on
20-Year Property 'Tax B'111'1,1 Hilstory
Tax Year 20044 $01821824.35
Tax Year 202,34 $22911 62.85
Differenice: + $46,IF338.50
Pereent Change.& +1 25.35%
See your cornplete property,tax history.
11111111 11111�1 illiq pii�q� iiq��Iriiiii
Tdtall'TaxllinDistrict Ilt,Alttiirt�e,,d to, Yiouir IPiropiertly.. $355,'457
�P ro pierty Va II ue:. 0 53, 344
Totdi Debt, % Attriffill Ibu tied to Youir Propielirty Valluie:
To, see tlhe 20-Year 1,,listairy of Your IRropritfy"raxes, click heree
Note,,: The move amounts are illustrations of how much governmentdebt could 4e attributed to yourpro -ritybeau on
pe
its 2023, value.
Select a taxinigdistrict name for dietailed financial d,,,,,',,ata.
Your Taxing Districts
Total Debts arid
District Property
Propei Vallue,
% of Taxing
mate, Esrti41 Total
Debts aW Liabillftles
Liabiliffies
Wall
District, Debt,
to Propeny
Northwest Mosquito
$8133.,,004
$99,462,645,968,
3,053,344
0.00,30,698%
$26,
Abatemienjit Whe4IIIhg
Metro Water RecIIIIamiaflon
$4,6,81,319,000
$ 61511,512 5,3`76,0 03
$3,053,344
Oi. 0 0,04 9 61
$23,222
D list of C hi� i�agio
R iive, r Tra 1 I:,s P,a r k D ist
$9,0`174,,036
$1 J,8,70,.,71T7,,6,92
$ 3,053,344
0.1632126%
$14,210
Prospect Heights
Harpeir CdI]I', iComim C61110,ge,
$31 0,A46,8,32
$68,478,657,852
$ 3,053,344
0.00,44588%
$13,842
512 (Pil,afine)
Townfship HS, D[strid 214
$101,263,"711
$34,503,061,344
$ 3,053,344
0.00,8849,55%,
$8,961
(Ar[Injigition, Hts)
ffiverTrafl��,,s El',emeiriiitaiy SD
$3 7,,611,15 7'
$2,,015,008,226
$ 3,053,344
0151,55 3 01 %,
$56i992
26 (Mit Pros)
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6/3Q5,7 11.49 AM
Village -of Mount Prospeet
Town,of Whee,11ing
Gook,Gounty Forest
Pre,serve District
Gou MY& Coo, k
Cook County Treasuirers Office -
Chilcago, 1111noil"s
$30,1,363,362
$ 6,9 61 i's 56,410,
$ 31
0,53 J,344 0.04386,01%
$132 J, 1
$265,262
$ 2 0,5`7 6,624,66, 7'
$ 3j,
0,53 j,3 A4 0'.0,148389%
$39
$548,552,253
$62 7 10, 61 1 J, 3 "1 6,J1 `7 3
$ 31
0,53 J3 44 0.00,04869%
$ 2J,6, 7 1
$ 21 j, 0,94,6, 56j, 9 2 8
$62 7,0 61 J31 6, 1 `7 3
$ 3j,
0,53 344 0.00,04869%
$1 0,2j,""71 6,
H11191hillghts of 7NA'Ingl Distric, Debt and Pensilor
i-elect a taxing district namlefor detaile,d "financial d,ata.
Money Owed by
Pension land
Your Tax" ing
Healthcare Amounts
Amount of Pension
Your Taxing Districts
Districts (minus
Promised by Your
and Healthcare
Employees
Ret irees,
Difference
Total Net Pension
Taxing Districts
Shortage
Liability)
Northwest Mo,sqipi
,316,
$8,630,0`76,
$461,0 13
19
8
11
Abatement Wheerling
Metro Water Reclamation
$ 3,126,24 3, 00101
$3 J, 1 51 J,117 2`111711111j, 00, 0,
$1, J44 9,9 23 J1001 01
1,966,
2,454
1111111488
Distof Chicago
R i've,r Tr,a i Is P,a r k D is t
$ 8,2 2 0,26, 8
J'542j,856,
$ 9 62,0- 73
6`7
30,
3 7
Prospect Heights
Harp,e,�r,C,ollI!,Ii,e,,gi,e,
$32Z,598,943
$3Z,9 74,9 63
$ 3 Z, 9 74,9 63
910
01
910,
512 (Pallatinye)
Township HS: District 214
$, 9 0,9 04,15,9
$2961,515,158
$1 J, "194,163
1 J,'7 9 2
1,233
559
(ArIlington Hts)
RiverTraills Ellementary SID
$22,355,038
$26,5 . . .......... 721812
$"", 7,011 J-785,
2.54
147
1 07
'26 Wt Pros)
Village -of Mount Prosped
tp 7118611845,
$ 3 8 5,43 4,1117 2 3
$140,63 61,940,
329
411174
145
Town,of Wheelling,
$ 3 2,449
$5,659,083
$232,813
21
41
1112.0
Gook,Gounty Forest
$ 2 "1 4j, J,242
$61 7,834,550,
$382,643,760,
6,25,
536,
89
Pre,serve District
Cou nt-yof Coo k
$ 8,262,58 0,j1 54
$ 26J,51 2,006j7 7 2
$ 14J49 3, 2 . ......... 7 6 ,c) 44
23J 760,
20, 13 8
3,62.2.
Reports and Data for Taxing Distrids
View the fi n a nc i a I reports fi le d by, 5476 lo,c a I Tax ire Di st rict s across Cooly Co u nty, pu rs u a n t to the Debt Disclosure.
on i n a nce a ut ho re d by''Tre a su re r, M a r1a Pappal.
Read tVie Executive Surnmary
III art
Gook Gou n1ty Debt Map,
C
1, orrelation Chart Between Debt and !���Ilgher'Ta,xes
Search you r property,to find out what portion of local govern ment debt is attrib,uted to your property
D Pry pe rty 'Va I u e by M u n ic i pa I i°ty 1- Re s i de n°ti a I are d Go, m rne rc i a
Debt and Disclosure Dalta
B rovis e a I I fir a nc i a I re po or s fi I e d by, a s, pec ific loca I gover n m e nt
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6/3/25, 11:49 AM
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Cook County Treasurer's Office - Chicago, Illinois
DISCI A11111M11E:]R: IFIhe information on this scireein comes firom imainy sources, -few of w1hich acre in the cointiroll of the Cook County rireasuireir"s Office.
raxipayeirs air e advised -to -tally e 1peirsoinall itespoinsilbillity -for their IPIIIIN, Ipirolp in Ilocatiion,taxpayeir addiress, an Ipayment amounts posted due or 1paid, -to
The suire of their accuracy.
BrowseAloud
https://www.cookcountytreasurer.com/yourpropertytaxoverviewresuIts.aspx Page 174 of M1
I Loa 11
mm
f 2 (11111)12 5 bly and
THIS, INDENTURE,'malde anid, en,telred filito th Y'O . .. . .............................. ...................... .
E BRENTWOOD�j i imnea. iabi j ly,colmlplalilyl, elssor"i and, TE RY
bile'tween NIK S, 11
C. an Iffino
ION
Htur L C an 111111inill lim"ted liab'l.ty company, C'I,lessiee and JI MU CHUNanal JIAN'
Jill
"irantors,
SHUXIN, jOillItIl'y and, severally, (colliect'vely as "'Gut,
I
AGRE;EMENT
na rth, and In relilan
is and la,,greernlents, e nallz set f6
ce
��uplion. -the replr,es,e,,n,,Itat�ill(���)nls,m,,id warra�tifies set,,forth herelin, the,parVMlesher by represent, wan#a,,,,nt m,
agree with e!alch other as fbIllows:
Lease ofleased Praner Lessor, herebyleases to Le,ssileand Lessee herleby leases
InAy #� mown as, 1,7'28 East
from Lessor 'the real prople, and, improvements thereon commonly. k
7 le -%rty'" or the
Illinois, (h rem ref rred, to as the 1111..eased Prople
Kensington Road,Mou,nt Prospiewt,
LILF're"mises"ll), In lt'he BR..".,',I,':��llz,"NTWO,110,Dl S1111111,01PIPING- CENTER located, at t'70116toll"742 East, Kensingtoll
Illinois (the "Clenter"') Itbr-the term and su�jiell to the terms, ciollvemeints,,
Rmdl, M,t. Prosp
agreements and conditions set f"Orth, harem. Lesisior and. acknowledg�e and agreethat -the
premisics consist oflapprox.,ifflately 1,2410 square f let,.
f1th"
in pril nox is,
mination in the man.ner here" idled t�he "ten,
Term Subj"ect,tiol prior tie 11
Ag,rmemernl sh, al.lbe five (5),yewsand comnicnice oti, Mayl 1, 20,2511, and shat"I'terminate on fl.i.,le fifth,
(5`1`1) anniversilary of the commmeticement date (April 30, 20,301), unli extended per opition, contailned
hereim.
3. (a) Gro,ss Rent. 11111111111fiessee Shall play Lessm ,a monthly- rental. co m mencing, m May 1,11
w "rm herell 'in
r -n n WtC
20,25 and clontinwing on the fi. s,t dilay of each ca1eadar milonth thereafter du nIg th
ani.oUDIS as, fbill I-ow's :',
Terlin
IM"o
th, I y IR :mthly'Rent
. . . .... . ....
E: mlllllllllllll,"''
0,5/011/25,-
01,43101/26 1$21301011.00
05/01/21116
— 04/310/27
il$21310110.00
0510t /2 7
— 04/3 0/2 8
$21369.0101
05/011/28
104/13101/29
$12,'4.401.07
0 5,10, 1/ 2 �9
104/310/31011
$2 13.27
5'
'he, Tenn, of' t1i he
Lessol-rhereby grants to Lies�,,..iieiel annoptiolin, tiol exteni, t
xase on thwil sisame te.rIlls, Iinprovil,,itande1,ease,fopoffiv e(5ad snme)
I thel right tol exercise
ye�irs,l beginning May, 1, 203,10 and terminating on Apn`,131110, 2011S., Les seeretains
Page 175 of 201
ess e s ti.olt defau It of any, terni of
,oll owinig cond"it" ons L,, I sale
i
lyupo,
the f6lll)" fion on,
111,119 01) 1 n
ep
'later thari, 1111"1111'
l r glivenno
the "Lease", and (b' xercind by wrilten, notice to Lmo
Itlie, Gpti,on �sball be e;
rent d it, lial lbe a,0611ows:
(9) mon'ths prior to t'he end, of the initial Term... The, ti,,1,onth'ty urm g thts "terni
In
Term,
IE:
. ............ .
. . ...... .........
Monflilly Rent ......... .......
0511/104/301 -
04/3,10,1311
.$2114588-671
,01510111 J. / 31 1.,
014/310/3 2
$12
- --------- -
OS/I01/32
04/301/313
$2174,61-32
0 5/01 1/ 3 3 -
I
014/3 0/3 411
I
$Z828.71
1015 /01 /314-0141131
0/31 5
$ 2,7 91, J 31. 5 7
10 4incl d1l y
ensess, and, C &t",s 1" ultiling -the tenn, of dilsAgreeman"t . u ill a 0, "Utlitit", P iii, -) Yes Forl water, gas electTicity, power
alius e 'to be Paid all ch,argis , 11,
to ioids Lessee s,' O
all pay, or, et 1pt mper, , I h flie:r puubltc of pn,vate It"Al"11[ty servIices used'u, onor ftimished,to 'the
refuse and sleaven, P
or any al 1 -for, alanrn,
ee sli als; o pay,
11 sa.i x
Premises anid Lessee shall indelmnifY I.,essor frIom a, "d e, penses., Less
I
inteililc , of HVAC and,
and secunity services, plest and roldent, colintrol, jani'tori'al and, cl, emni & " ee
urther defined on Exhibli,t A att'achec], heretol,ii
I -tr 'Or sudh mainteniance, a,s f
maintain a, seTvic;'CC o", n act f
5. Securijy.Deposi As additilonal securilt" for tee' t "Afthful widt per . a .
ce
Of AS 'olbili.g-ctt,*Ions'lieneLiessee shall play a, Security, Depposilitof $2,300.00. If'Lesslee det'aults
0
with resI ect to any pirlovil S11.011,ins, of tbi's 1,xasel "luding but, not "t mted t' , the provismi"its relat, ng t,o
.P inc,, v ,I . , I 'rity, depos"t for,tbo,
_is Secu"I
'the, paymlen,,t apply or,retalin all,, or anny, parIt of th"
p
er amou th nt W -ch ayn 'R olither sum,(,*],:n, dlefa,ulttor,,for the payment of' 0
nent of any I entaind, any,
I ensate
�-ult or to co,
l oflessec" defi, D, 71P
re
,Lessior spu
d, end, oecoMe rbo1bligated, to spend by as
Lessil I any all'ther loss, lorl damagle which Lessot may sul r, by reei,son of Lessee 11 s de,',Nult. 'If any
portio,'i"i off" seed de,posit is to, be used ot appliCI d Lesssee shall, wil'blin five (5) days alft"er wrrittell de',m, d,
i ty de
b ii POSI It to "tS
therefore depos'llt cashw*,th Lessor, tin, an amount sufficlent, to rest:ore tine secur
original att."n'' olul,it to do so slil,,a]'l be anilaterial bireach 'For, Lessee may,
III
I ftbe secu,,lIft-v d,leposilt to rd, p Ca y men't of Ren:t Or other cl`112-rges
ji I I y
-ot elec"t, to appl,11y, any po�rflon o
payable hy 1.,essee im,dei, this Lease. Le ssor shal, I 'n at 'be requ, red to keep t1bis se url't depos i
Y
I to interest on such depos-It.
sepal,ratz ftom Its glenerall ffinds, and 1,1,,,011t ble ent"filed
6. 1-412,te Ch, Lessor nl assess or-cl�i,ar,geLe�iseete,(tO�%)lpe,�ictn�to,fthen Ily
ent, dueheretInder which iss plai'al or delivered to,
YII pay,tnent as alate, charge fog each rental. aye..
'Lessor, after the filftti, (5") of the mon in wbic'h said payment blecomes due.
'I lti 'th S's,
ja , ot wl -ouat Le , or's
swna,ent,, and Subllle - Con, eauil,red, Lesseesil;- IIA,
7. tfil, s - e Rt�R Al , , I I (b), allow,
'h y-in, ime.stl underl
ign, Lease or
an
prif
or, written con,sent, (a),ass" convey or,
cany t,,ra,.n,,s,,,cr'therc,,,lofI oir 1v a, fien up,on, Lee .Illesslts "In,,,terest bY
" operation of law; (c) sublet the Le'alsed,
'
pe-h
rmtsesoneoie,pane '
ees or, any peusm,iart
1 )nsent
e. gleesithat, Ww" I not unricasionably Wit Id "t-s c(I
tbereo f 'by anyone other than Lessile , LeSSOTa 1 1
0
Page 176 of 201
44 'f* , 1, 1 to, such assigni'llent
1, 1 'Iso dier P
iy asst, men Weasel. 1,,,essormay a,
1, oI al,-t A orsu, An"'An'd u. ut req,'uest of con.-, nt
irssonal gualranty, su, b Iect to Lmor's a -v
ortransf6rl, addiltilil, secutky i
depost pp ro , m
ig,11"ment, or subletting shall refileve "Llessee, of Lesszt:, S
ass- gnee's, pr"ti;cipal." No, i erm,,,Ited ass'
'he:reundcr and, Le'ssee shall conititi,tte to'be piae as aprivet pal a,,,nd not la
coveanani,ts, and agreements
gruarann to, its or, surety tiol'tht same extent, as, though no, as-s-i9qmnletit or subletting hadbeen miade.
Cond.1`010n, 0,10 Possess,61,101 Assn 1,ias exami,,ned, aii,d know-s it le con, , d'Ition of the
s th at,, in o,
Plriem,�is,e,s an(I 'has, received t1:1,ec same, 1-11 good. lo,rder and repal"j-7, a -mid, acknowledgie
-alei
air tbermlf. lan"d 'no agreements or, prouilses to decot loesen'tattons, as to ittle ConditiOn, andriep
prior, to, oi.- at the
allter Irepla *r 1- or, improve the Pre sies, have been, made by Lessor or, his, agei.,,i
1n, -emi,ses'I'll,
execlatto . n, or thIs Lease thiat are not herein exes�sed,,,'Lles,seie,i,s tak4i possessi,,un, of"th-e pi
a 1, clondition.
S s,
I
by jeexpIressly'reserves, the right to enter, t'h,e
9, Lssmr toss. less,
'Have Acceor heii'le -1
p re0 Furthen'T."10M Lessor m,,,,,iay cr ter t, ile l I nd/or aii.y pdrt', tb,ereof, in the even -it of eme, ency.,
I MISICS a r ter 2,4 r notlice to make
111mel 11111tnially ag Ji,le Pa ties aft -hoju
prelm, I sess at a it u, ced, by and between, it
ii ts,, purehaser's, orl others, and to
"N't t "e, premse's to P�,rospmecttive L es, se
p exbi h
tnspectllon and re ai of ti
s Sall 1nM,'PTOV'Cm,,ent
perform, anyr acts related to saf'��ty,,, 131rotection, preservat"on relattlig', le or
premislies.
of this, Agreemennt, inclulding", an'll Y
110i. Ust of thie, Leased,.E!:2j2gj:!]& Dur.11,11z, the te 1 Ah
® d as a, piro,,te,,s,si,o'n�at,'I�ice,,n,,s�ed spa service/in—assage
P eIrlod,,the Leased, Property shall "be wse
R, h I F 'tten, consent, of,Leesson Lessee shall, mot
Vises w,,I,t,.,, he, prilo
and not for otli,,u out t rill wr
oMr nafl,,siervices or h,ai,,Ydre�si�si'l',-ti,g/lla,,'tr"sty'li,,ng SerVices.
A n i anything
C eaged
e's-scesball olslIt,r me
donle iln or, albout the LPro,perty'',wh""]"Ilo"l"",l, Will confilict w*thi, or viollate any law, statute o d'
'M
-whichmay rlcaftei",-"b,ecn,"a,ctedo,r,p,r,o, ulgated,
orgoverrune'ntal, rulle or, regulattcm now in, rorce oil
Les
ng coc see shall at its, siole cost, COMPly"wiffi. all lall, bluildi Jes orctimnces and, goverrmiet',i'lal
cay hereafter''be enacted d'uringthe, term
mles, ",regulations and reqti ts'now, in force or Whi 'h m -the, Lease Property.
o f t1ii"Is AgT,,,ecnicnti�l,-el,a,,,t�,,""Ing,tc, lor affec"It'ling tbe conditimill, -use or ociclupamicy, o,f
Le t
esw specifitc, 11y, agrees fliat i"' w`11 &btan and ma"nitain all necessary f6dera, state and, litl
le''mits appr,,o,va,],saiid'li'cens,e,,s�ti,,ecess�aj,-yto�ope'rate the 'Leasicid,P,rlopleft,yas,a:folresaidan,d,,t"�ha,t"Lesi,sor
P
has ma,de no, represen'tations or wearrantiles, reigard'i es ultability, olf the Leased,Premisesl fdr, te
l
intenLessee
uses ol�. 6 ,., -
and-Relp Du ing any
1,11 nng,theterm, of t,'h,,,,*s,Agreemi.,,, ent,, ne kid option
Maiintenance al
t. i, h intertor poilions of the
term, keep annd meatinta,"ti tl e-
LesSQ'Cie� sibiall.,I at., "Its solie eolst and expense,,
if
inter"I'lor-walls and dooms, 1"ightill.ng! exh St
PrermiSes, ne]:ud'nig'but niotli-mitedto p,i
r i i,ol , ana
ms, bothrooms, wi,,iidowls, 'floor"' H VAC systei"t:i, 'in tb", e s arne, gene, all co,nd, it I state of
SYS
-or acts of God,,,fiire url oth,er, casuatt n
4 a dsheall
repairl as date hereof except f
lacernents of eve
rd y, r,e ii d relp ry
proniq ly, and Olr,dina:q,ai,,id, extrao, inal"r pai,rsl mi A
ni,ake a,l",[,no,,,n,,,,",strl,,IcturaI
ld,ndi whic,"hi imM,Ia,,,yb,e reqluilredt(.b,e madl n, conneCtiilon with'th-c Premises, or a pailt theTtiot'lin,
His, co Tion. area portion-si and
ot-dier so to kep and,mint ail the Pr nmises. Thile rolof ,;trLjctm,-,jj w,al mill
exterior of" the Cientershall be maintainiect, by the, Liesisiorill.
9
Page 177 of 201
'Lela, Sedil P ro 0 0
Add,ittionS to
Lessee, shall haviethe n',ght at, itS sole, expensei (iand.,,In e case of expennit uries olver
"ly vwri or) to make such alterat-ionsli improvements,
S101,01011011,.00, On upon pi " tten consent of Lesis I" d. that the
additions and, repat'rs to,, the Prienn"S'es as Lessee may desire and id"11 eni. appropriate prolvIl ed
siarnie & not weakleii, the struicture or reduce thle value olfthe buil,ding and th,at any addi'tilcmis or
Kr i4, tati', s an
I in accordnance with all l,n_ � regu
alterations are colimpIeted" applli,cable laws, o,rdi'llatlic "t-I'lle's,
huildt'i'l1g, codes. Pri to, thie conimencemeint oif construct"Jon of any a,"Iteraitio'ns,, Lessee shalil
I I Lessees finannicial abi-I[lity''W, iay for, the proposed,
demonstrate to, the, Lessoirl's Ilea approval, P
06 all constnich"on, IM Irlov iiall be subjecitto, ffie )IIIII10wing
alteraltiontsi. Any andi al.lteiratl' on, anild ements, si"t
conclitions:i
Such work, i1rilte:rior as well as extenor 11(excludffig any Changes in thle
sle g to, plans, and sip, lee1fic ation, s theretbre, which
Perimeter struetwile), hall bacicord'n
t ing� nly al L,essior
shall'ble first submitted, 'to and, approlved n wn.` ' Lessor, w1lich approv
ding anythil"Tig to, the cont,
,ha, not uiiireason.Aly withh,oldi or id,111, lay�iilli not wi stan
Lessee may usle t1i'lle F'ra,iiic'lils,eill-"s,,sita.ndard inter1or decor.
.B. Beft)re the cornmeneement of such work, the plans and splecificlations st-iall be
ic� oil pifernuts "by and governmentail aunt"horitie's
filed with, and, apprOved'iby issuainc, f
havingj UTISdic"fiLon andlanyp h ving an
fity compan"es' iai `
all, suchwork shal"I be donle, subji'lea, -to and, 'in, accOTdancle with tbile requ.1"rements
m. All nessi
+IN fts
hav i`ng jurlisdi',ictillon, and lof'each public uh "Ity CID M-pliiycieary plertm ,, i and
-n 1 11 le amo ,, , I ing, and ho,"Ild-ing
sioinab lunts proteled
certIfficates, olif Ji',abili,ty i ri,,s,u,ra,,, cle in ,rea 't
Lessorhamiless in, con,neiction with sueb. work, All be obitau'led bly:Le sisee a his,
sill colsit and, expense.
C Prior to, the colInmerlCeMen't of such. wori I.,lessilee shall fUrnish, to'Lesisor a
fi
rof ntracts,, relaiting to, the doing of thework and, for the rin contact,11 or, seri,es, clo,
�i elipo deli id
I , I natenials includield with such, r airs rietinio ing �a
providing of labor, ,and, i: I whorn shall,
improvements, fivim a con,hpacltor or series of con'tractorls, ea,cb lo , f
A
likewise, rovide or cause to bile provided,, fibirthe rel-moldieling orrep:aff affecting thell
.P ly, assuring Liessor that i conteinplated, replatrs, remodelling and,
structure on
@ Hl be donefree and clear of"a":iy,
Improvements, toi the, sit cture of ��the prieti0s,W],
ui
iiens. All contracts, an,dJor subicon'tris fo,''T Work, and malterials, shallcontaiiii, a_
r I of his,l or, t�hil
express provis,lion, that said elontractoir or, subicont ��aictor shaill, wiia*ve al' eir
Iten rilght'S lialgain,s,t''thie,,pl,re,,m,'isles, a colimpletion of the wilork.
0"1 rM
Di, Lessee herebly agrees to lhidernmif� and save Lessor hax _ less f , orn and
'be filed, agilaInsit'Lessor's roli erl or title as a re'Sult
a I may P P
gia nsit any and alill Jlens that
st,
e,y
of such work. "in the event that any s,uch htns are filed aga"'[1til'Lessori's, prfoR IA .rt
Ile
on,s o stuts i ed, in contiection
i ir I
vn,,y� and liall alicit"
ssee,s,hall baive the r'light, to, def nd. a
ney in,, escrow oi he amiolui
therewith upon diepositing a surn o,f MO. r t nt of s,uch, h"enS 01117
upon. providing, some oth.,er, form of inde,mm"ficatilon or secur"i''Ity acce,Ptab'Ie sso,11-1.
, to Le
Liessee, willbe givennot iice of all liens filled agyaiinst'Lie s sior 11' si proplerty and shall bave
I
Page 178 of 201
curb al I ucti I to,
i
I, I- thirty" (30) days., 'In, "the evient,"Llessee s-. f
the ri ghttol e s,,a,'Illllld'll,le!n,w'th,,"�n IF
sic r ooth,,,r su; c si, 1wed ffinds or
defill siluch, Sulit or daim, loir, shall f�tfl 'to prol
I "b ring tile utlal'tuoutll
e y pay
,se"C'Urity, againsitssuch liens, Lessor 111lay re-molve,
I C if, Lessee
a out invesittgalit",,ing or eoti,''itle'stiling t1i,eval",Jidit , tber o
thereoillf,l or othem,ise will'
iA, n
,h,all, - lay I.,essor u )11(,,),n. request, as,, addtional rent the amotti t1t paid out by Lesso�r i,
P 1, 1 111 ill. 11 3 d attorneys lf� es,
kj I , I + s cos'll expense,,, an,
Lessele"is, behalf therefoire iniclud. ing Less1w
Lessilee, warral that all work sihiall be done iin a good and, warkmantlike
an i comp lan
fficam�tolns, d, in
Mann,,er, PUTsuanttol the afc)ii,-emie,n'ti',,loiin.leld plans =,d, specl
With the building alnid Mining laws and, lother laws, ordinancies-, orders, rules,,
t I L
ts. of allssitate,11 fl�derat and mtinicipai govem, ments, and, the
regulati,ons, and, relpilnen, leof
appropriate deplartmilents, boa,,Td and, officers thcr
rep 11 lacemen ts, changes, al,ti"ons,
ations,
Flo, All leasehold Jim, al
Is
is min ai OfthiISS
sles shall upon, tbale, ter" don
and apipurteniances on,'W Min t1ile eased, pre
Lease, b"Y'llapse, of time oir otheiv,, isebecolme the sole, and I a-b-sol'Itii,te property of Less,or
I M alled
allilid, shall'be, d, eemedto "be part of the "lleased, remises,, All, molva,'b"1,,efix,�t-,,u,,re�s,,i,,n,,,st
P
by, "Lle A and remal"In. the p1ro el-tY Of 'Les see,and, may''b e: r1molved. by Les see,
, sse i,ialll 'the same n M 1, , out
"I'"Ypoin, flic ten,,, nal"nomi'lon, of I th e Lease, provi"Idied'' nay bere, oved w"t.11
A
Ll , ep
,rnlses, and, on, the wndition. that Lessee r airs, arty
irreparable damage tol flie
de 7meleft on tic prej,,uisil aflzrfli,e
dainage caused,, by such, removal,. Any tra1.itu'rs
lin, 't by 'lapse oftime or otherwisel shafl, be deemed to i
IM,atnoln of the Lease,
abandoned by liessiele, and, shall becolme, the, solle and, abs,olutle property of Lessor,
# 41 4 def ault hereunder', Lessee shall ba,ve
rment. So liotig ,as Lessee isnot -in
13. Qualwit EnION, i
M*dran
I be, teti, of this.Agreement without lh, ce on
t'he qixlet eq) Olyment of the Leased, Proplerill d, tring t
tl�te I
.part of 11,111,1111,essor.,
al
14. Lifla Dur',irtg the term of tnnc,ludinig
ut to rema,"in, a iptly
mr, w "it ;ions nd, ,sh pi oni
*tb ritten c lt of Lessor, incu'r or pem
wl tlottt thije, � *
n, Olti pri i, expense, lilens,, encwn.' "P h
dischargre, or boi,,ild. agza'tti,,st, art'll, anly, Inbirailce, and charges tt on t-z Leas, d
n id e Le assed, Prop erty at any
aulirity" to enter upo
'Proplett,y,,oi-,a,,�ily',Pa,�r,t,ti,,er,cof Lessorshallhave,
1 01 11, 0, old Lessor haan-nies's friom any
optinion, shall be, necessary to,
t'i,melt,o,po,s,ta,,,ny�ill,Ot,l,ces,��wh,�"
rity h not arissi,ng
I'a iii, or, 1, "abi I ity arisli ing out o f a-iiy-work doine on, o rfoirthie Leased Prolple, to, t le extent
r na (-e 0 Om
sseelndem,nifies, - oldLi,
sehammless,al',tA si, 11 def ,vd, Less, r
i
from, Lessor, s acts lo,"r 01",Mi SS: 011S - Le (,,)r, Lr -iling out of"work, or it ted agalinst the'Leald'Property es ovas, S'
and againslattilly, cl aiim, or ac ton assoer A
'*,an assi gnsl.
III its agew its -d
Materialls', pearllfonnied or delive�ried by a or t i dl ct'oln of Lessee
1, , & if Ise any p
n ]Lea-sed Prem"ses fhe Pre " a rt of the
W
1,5. Danvnv to or, W
,Des, ru to � of'
Center sh.all be darna, ed by e Oil, other MSILHCMAy� ajid, ],if such dainnage, does, inot render a1l, or a,
9
h9i i ne d, by Lessorl ofth,O� Prem or the Center then
substantil"al, po�rtion," (as, detenn '�J ect to
% '11 bile proiniplitness, SU
Le,sss,oil shall ,roceed tore, 11"T and, store, the Prerni,ses w'th rea'solinia
,P pa, re
A-Llor� is Control.
ay
reas,o-abl,,,e�de'lay�s,,f6,r,"t,nsit�t,,ranc,c,,adju�,,,g,t�'meni aid delc ,is, ca, sedby matters beyort,
ol,'r the Center untlenantable,
'If any suicb, damage. riendersall. or, a substan'tial port -ion of the,Pmnnses oil
willi,masionable piromptness,afte�r the occurrence of siluch dma,gell reaSionauliy el stimate
Lessor'shall,
19
Page 179 of 201
P`Ieteflje� repair, and, restorat'lon, ofusuch
th,e length of ti'M ..fie
'I *11ble requ.i.,,red,
taat wl
IV, - t is so est- tia , le nt
61 1* If, I zt,d thattlieamoul Of
I'M
by noticee advl.,Se LOS= OlUsucbessfil atell, I I
I F e in twent
ired tos,-6bstantially C D, repatr and restoration w-111 exceed on, ht lidr &
tip,
e requ, ompletesucli r Lessee, (but only
Lessio-or '1 7
as, to e ss, ee,
occutirred". t'111101, elflICT
(1201) days from, ift date such dam e,) sbal "he
ists alre, Menan qtl w
lu
all or as, bstl i, "r,e tabl I h, ave it x" gi-it to
f flial porfion of the Preni"
ay e W
other at-, ntitfU1, 11
lip, ti J.v11!1,g,,jl ,11 , lo th
if t' such damaige i
termiinate this'Leas,,O i o Ile dialte
Les,sw- s'W 11,aw no
tiver r('20), d ay's &ft,er, Lessor "ves'Lessee tlie li,,i,o,tice''c,,on,,"taini,,ng sal d est"ImAte,
'91, 'led ito tem`lnate� thl's Lcase If SUch, repairs, anO,
it
see shall not be, enfill'
to lessee and Les, si Foresal'
Y inic, eri,,odi as, a, orl
restoratton arle no�t in taict completed, withil P with reasonable dd,igenuce
n y, 120), day, so ton,g as Lessor shall,,, proceed
wtfll in, ssaid, one'llundred,twe, it in ssetB6,rt-hil
to Complete such rc�pal' rs la.nd, restorafilon, Notwithstanig allyth'Ingtotil Contrary
'ations addit"
(
14' have, '1'1,O, duty to repair, or re,storc a,,n,,y portion, uf' thae, alter C-1k) Lessior, hall ale
i ses and (b), Les see sha 11. in, of ha, ve ther ght to terl n,
milade by Less�seein, the Rrem'
Mage or, destril.w.fil was causled, by t! ca, att or, n, glect of
this Lease pursuant, to thl"I's Sechon 1"f the da
Lessee its, wagenlat's', 'partners,, or enTloyces.
of the Cc-, or, any
.i , part therel
Ubst-�xnlldall, Grw,ri,
k,t'Do,ni,-ai,,n, Ifa,".1,11cras P
16+,
'Pili be taken oi,- condenined. "by, any
_e -e,m�i ses, s
ion at
11 'ch, eludes all or a slubstaiitial
wal in ill. i . lblictise,or,p�urpose,thel,rer.m,"o,ftliis,Lease�,s�h,al'],en d,
, q a
lcolmpetent autthority for, anypti,blic
3 e t5o, st c
the plosisesslon of the part so take nn shall be requIT ' d
upon, and, not bcfore the, date w
)Ortionrin.enat of the, award to, or for tht, benefit Of Lessee. If al"Y
o,r puripose, and, wtitholut apl,, y ipart of the,
I I "I IC I ts Sought, tolitake or, daimagg an,
co,n,ld,e,,-mj.i.a,t,,*I,O,l�.i, procceding s hattbie insittutield. in, whi h "t if, 'b
1111011, prevent the econom, ical Operiation t, e,
Centerthe ft�lu f wh "ch would,, in, L ssor",is, op'
0"
o-1: etent
'gedbyl any criP
Ceill"Iter orif thegrade, or any street or alley, adjacent tothe Center vs chan
-01 1,ble to tv
a fhol,7ity, and suc'htiikhig,, damage or chiange, olf grade, makesit, necessa,,Iry des'
u rnage or, changed. gradeeLessor shall, havc the
Center toconform, tot.he
i,on not le'sis thtwinili,,ety (90) days tlofilce prior ito thile, date, of terminatill des,,tgnated ilin
this, Leaseup
'h *dcrat"I"on, Shall, be payableby the'Lessor to 't,.h,,e. Less, ce for tt le
Nomoney or oter cloinst,
- I i e vr
ernttatton award, wh fl
fill and the Liessice gbt tosihare "In the cond
h � i,,
rig' t of t V sha'11, have no 1
f-or a, parit'lial or total takinig,
17 41 subordinsl
-at-e and, may, hereafter ftom ittMe to tiltne
Le!siisiolr lvas herleto,
Al, §. f a rnoirt, e,
St I Mortigailgell, or f,",rs Must deed in t,,he nat-ure 0 ga,g I, both bei,119
C, t t tr
ex,,,exute sand, deliver a rl, i
*Jd -eS hereini,
nteil it
"ImMort, 11, (a), subordmi'l
'Lessee, w I C
liz;rleinafter referred,to as a FirstMortgage", aga''insstAllel Lan,d, and B i� innig or, anyl I
y A gage, ther
f,req,�u,es,ted,t,i,y,t,'he,,mort� age,,eo,r,trtiste�euiide,�ra,n -Hirst
�9"
I
Aler tinderiand t,o,
Its"'Interes ,,,I*s'L',�easeto:s,a'd,F"",,stMort,,gage,a,n,dtoany,
Iii th ir 'Modifications nd
gupplementszl, amend,,,ments,,
-,nts
thercon, and,, to, all rei,,ewafis, replaceme,,-b�
le interest 'hi ,ea 7es-upertor the red
Inferest n t S" I
certat,,n of Lessel and,
X twwnsthereof, or (b) inake e sr lights
elte pro and `Nh 101, ent or, �igrreements as''may be reasonably
gm r e'Les,see w M te and delli'ver, sucl, exec"M a
r,i1seesc
equtredbsh mgageeor
ee covenants
gage or trust deed other than, a, Fi',rst "Mortgagic, writhoutthe, prt`,o:,i,,-
,L,e,as,e to any mult
written consent ofthe hiolider of the FiTst Moftigage.,
I
Page 180 of 201
.11 - Atto (I sfurtber agreed
jigldtro j,r rl rnmetlt,
Lill"!y", O"t, IT', AMO Lfaglii j1d, Jesso"r
Ft 9 efio i C 0 AC US orige, grou
rst'Mort age shall, b recl,osed, (i) the hoid, r f fl, F' tM"
ttitaitjla fany
oireetosure sale (or grrantee in a, deed inlicti, of
(o:r tbei,',i, respective grantees) or pu naser at any, f 'is ion, of any prior land"Illord
f6ree'losiure), as th
mayS1 for any, act or, om, s-
-e, case , be, hal] not be (1) Inable,
-f-sets or cotinterc],aims wbilich 'Lessee tnay have ainst a
'b
SU j
isor), (2) 'ectto any, of any priep�ayment of Base Rent or Rent
found "by
prior, lari,dlorid (Iinicludii,ig Lessor), or (3) b
U
de mc, isi of the am-totw1s, then, dtie- r t
'r-ohe next
whj�cjj, .,essee may, have ma in, e . e 'h
Adj' stmel, I
'h liab-flity of"Cliz mortligage-lie or triisitee ,ereunder or suv
succicieding month
L
fbi-ecloslu'rile sale or theliab 11''I'lly of a siubsequen't low.ner desigriated, a * s,'Less, ur under this h Lealsessalt
or owner tie o"wner of the Bintidling''Or
'h liasier
ic alistele, niortgagele,, PI
exisla on1y, so, long as su IPq If-
k Irtrans h
vive aft,e - of owniers and 1 1
11 L ,and 0111, lid ty shall. not continue or su,r 1 "urthe,
an. '111,
I ble forecIosiedi Lessee w0l
ifthe Firsit Mortgage shax .1,
UPOD, request ofit'llie,mortig.Eigele or tfav,
Mortga,,i
-under this, Lease u),thepurchaser at any forelliclos"Ure sa,le tinder any F �s-t I g
aao,rn, ais IIIdei A I lh
zue
as may be necessary, or apprOpTiate to ev-11 dienIce s
alnd Lessee wifl], execute sluch I nistruments en
aftioni'mment; and,, (b)thii's Lease may "not, "be 'Moldlified oramended so as, to redu,,,ce the rent or short
ereunder o,,r, is,o as, to adverselly affect in,, and other res., exten it
the term, rovlded b P
p
e 71110r, Wrl"It
'be, canneeled or sur-rendered, wit out th PI'
the rig"Iits of'Lessor, nOT iS ''I this 11 11 h
consient, in each, Instance ofthern-ortgagele ori true telCunder any.Fi`rMortgaige.
i
hereof
in, tre j, en
h rry intsurance dur' g it ife ent
18. Lesseel"S r,ancie. Less,eje i
I , 'to ba vic'increases, ni-ilmilts as
ial,, Iteiiims, CO *rages,inn, clomplanuies satkfac'tolry Lessor ai�id with, sh,
wit ve , 1, , ii.
se allrinaitalln, the fb.Ik,),wj,,ngcover ages in,
le, sh
I iess,lo"r''lm,,,4a��yf�rom,'',t"lmetot,ii",,,nereLILteisl'�t,,I, but invi,,IyLe ln
'the foillowin,ig ainolunts,.:
t ince, inc'tudiing
COM, ir ri al, gencrial liabi ny trisur
P, Sive or, clommerc, " 1 1, ,
rnjuq, pro, erty da."In-ai and, personallin, my btlt
j ,
contralictual hiability, allgainst thle risks, oif bodfly P
.11 'le I n, itt: per
am 'less, $1, 11 00,0 0010.00 embi-n-ed, sinni '11 1
on, an, ocielirrenicle blia,silisil, oun't not 1 0
A ge to b,e on a Statidard, Com,pro'herlsive
occurrence and, $2,,0110111011,000.001 In'the ai.ggregate,, said, covic a
General Lu6'hty Forin, 5ring Lessee as, ainamied insuried and Lessor, their respiectivie partnerisill
clavie
Is har,eho'lliders, partners,
h 'ent for the Buiildti it C. respective officers director I s.
r.
t ,, e inanalgtng ag . ng and I
ag,en-ts, al -,id empli , oyees, of e,ach,,,of'°(rh,e,f"o,regoing, as addJ"lionnal, instiredsi.
e., ag
Spir, I inkler leake, vAndall'SM', and, the, extended
B lnsurani,�ce agai ns �t fir "Oil I nis 'to tbe;
I add,"' 0 - It"I nents and alter t*o
"Is ernent cost of' al I lionsIll Pro"vern
coverage peri.sJubirthe I,,-u,,,],I,,replac
y, and, of a1l office furnitrure. traide fixture,'i Office,
Pram ises, owned, or made i f ain
M USICIS11 WI
61 1101.11 the, Priern' th, loss, or
equtpinient, muerchandise and, a1l, other ite"Ms of Lessele S, pirlopertly
d "I sts, mayappear.
damage pay'alibIle to Lessor an Lessee -as thi inteirle
all, ther finis urance, if any 01, f
C. Worker s Compensation. i atlid o
whatwevier descripition, and M'', stich Ats as,, may.'ble required by any oriance., 'law
in connect'on w[th the
Lessilee
govemlentalre tla,don to n
,gu be c.-�,ijr J ,ed,ot maintaineid by, Lessior or
o"
t"I rep i fty,
Leasiled,prope,
o1w,ne,'r,snIP,, Opera, a tenance or
P, rou`,Lr
ee"n'he even'nyam
s
ccedsS,bject toe righs,
o-rty insuran shiall, ble playable t(l) t plart-111CS,
to,, the Leased P" ty� the prociecAs ofaIll PrOpe , I -
N
Page 181 of 201
ir res e 1. 1 1 Lessor' Le.,ssee
protected therebly asthe" efive 'l ests ma appear- pralvild'"ed' however that Les sor and
i er - I li, I I
"P It
Ives, that such o Afte � ir,o ceeds asmayl ble, ay to, or receivedby
hereby agrele, as betweelii themse' f P p A
ej th,er oliftliem, shall'ble ap.pliled to, the replacement or repair of th,le los,s or daniage covered, therelibly, if
so, requestedbly Lessor.
, av
Form of Palloclies. All requi'red insuriancepoillicles ball, be ��with insurance complani ,esh ing,
UICIC loir tol 'Cl Lessee shall farinlish Lesser wi
a riati n g 11i Best's T ris"U.'rance L equi or super' Class, X1' L
' I I 'dencing the sl=
adu icatiecoply ofeach,,giu,chpiol'icylof',tin,,,sltjlrrciii,ceoir,iaic4ert " ft c ate o f the insiurer ev i
p
wid, each such policy- si"hall provide 1')ithat 'it shall notbile su�ject to canciellatioll non,-irenewal Or'
material change bythe: insurer except on thirty (3 01) days pfior writtlen notice to each insured party
it, abliell,
and (2) waiver of suhrogati'llon. 6g n s,t L I'l
hts, agiw'i. and, Lessior; -to the extent ob ain*'
prolvis,illons, of this Agreement to t le colintrary, each piarty hereto wal'Ves
M"Awith.standing any other 4 41
'loss, darnage or i sit w, ch 'the waIM'lig
any riglit of recOlVe,ry against the other 10T any 111o"Ury agal n
u h'10,SS dc
paftly is protected by 141SUT4111.ce, but such waiver shall notappily to, any excess of' S. el MlagC!or
4 A
IM e,r the wniount, covered "by the ,in S'"'ancle.
7 nimiencernent of thile Terrn,,
t*ficates of 1"11111 S1,11111111nee, Lessele shall or to the co
19 Co, I M
fu.-Mish tioLessor po'licies or certificaties evidenctrig such colverlage, which, policies or c ertific ate's
s1hall, state that SU1C;hj,ins,,ur,aiilce cOvera e mall Ynot be reduced,, canceled Mnot renewed witbolut at least
I.P�ll I "I r,w
thirty (30) (lays *rio rit,ten, notice, to Lessor.
il,e aw, ad
r ents. Lessee shall compily with all, applicab
llsn
20. Complianct with, Reaw"m
and,
and allrequir e�nts of other, govenunentra, authority,
OT'llianices', all oraers, and decrees of
shall. rt<�)Itl directly (�)r indirlectly make any use ofthe Premises which, n1lay thereby ble probibl'ted. or be
which,may,je r -n or rn y ine'reii
dangerous, to pilersion. or property or oplardtze any" inslu, al - ce coverage, a
R.
t e cost of]-nswianicie or require additional inswance ic,overage.
fil"On Agal"'st O'nera-i tal 'To the, extent-, jn ot arising,
210, tion
Lessior Sl groliss negligence or orntissi,ons, Lessee agrices, to indim 11ity and hiold ban,,n,less 1xissor orn,
trig rea
xP is I
and, agzai.n.s-t, wy, and all 11abl"liti,es, los'siles, dainagiels costs, e, - ensile, i Onelud" sonabile atto�miey"j
fl�es and colists of suilt), causies olllf action su:it�si,, CIO""
demands. or, JudgiTients ,of any iiature, (other
thai, resulti"Ing om, the al or olimilssitions of Lessorl its agents or" ernployees) aris,ing, Curing the tem.
On.
Of this, Agreement from (1) any iniury, to, or the death o�, any person or a,,n,,,,,y j damages to - "ro, erty" P P
condliti,on or
the Leased,, Property, or :in any Manner growing, out of or clonnected w.th, the uses
ocicupiancy, i thile'Leased. Property or a, part thereof and (2) the vloilation o1fany, term ,or conidi tion, of
any Contracts or agree.in,etlits to which, Lessee ts, a party orlms assurned the obifigations, ofhereby " or,
o 11 ces or �reg,lulat il ons aMct ling, the Leas ed Property or a party ther"cot or,
l�lllfany resty-Ictions, laws,, ordinan
the ownership,, occupanicy OiTusse thereof,
22l., Default.
Evvents, of''Defauit.1 'The ocicunwencle, of any of the foillowingevel"Its, shall,,
in sti t'l an Event: of Def, It on, the part of"i Ussele:
I
Page 182 of 201
dill Liessor un&r this
lay n Lessiele
Failure to pi, any mon taty oibifigatio of' 1` or that isiuch, payment is
Aggee ,men, t With "in, five (5), days, after
delinquent:
'uiidu thils
(2), Failure ito perf6mm, a.ny nonmonetwy' ob gation of Lessee,
commencetro, i7emedy such default w1`th'Tnfi,fte
I 15),
Ag"reernont, and to efore and to temedy suzh delft-tult
ass eel fteTwritten dei-nand is made,, ,e
t1ir,
witl thirty e and, or, if the, remeldy, thered
(30) days after sucii wt`tten dem,
h I J. in a reasoinable tin-ie after deinavnd,
t, an thirty,(30) days, wit-1,,"
re ies more
Aftilgence
:Ay sulc'h, default are ptirsued wi,�th a1il dim
'ded, t1iat step
to reme
pro,vi a impleted, witb,in, 90 days
amid oaf in all eventsthe reincidly of'suc'h dd ,�ufll:t is co,
after the lin]"itial written, demand;
Jim
A o 1 a generial, asRigiumilent biy L,eisiseei for the benefit of cad re
(31), The, m Ing
(4) Tie fi ling of anyvoluntaTy Petition In bankruptcy by'Liessee, or the fifing of
Lessee's, creditors ff such involwitary petition
an, invoillu t ion r)
n a y pett' Y
re,limainis, u n-disichargied, for a pleriod. of the
1
t sle a1,111 or, substant'ally all of1iiessee
(5) Theattaclmen or azure
ther
assietis or lolf Lessele's, ciasliehil estate hereundeT, such. attachment, or o
eY
seizareirema,ins undismi"S.Sed or, und . isichargdfor a pleriold of rty (3,10) da s
after the levy thereoli,
any, event of default
Term"nat on In the eivient of the occurrence oi�l
1 ,of such,
in,lentioneld, Le orshall have the rightto, terminate ti Agrelement'by giving Les,s,ee not, cle
te
t7 rmina 1
CO Re-enia., In the Event of Diefau'll hereunder, Lessee sh.alllbe dieemd, tjo
constiltutle a tenant at. w and, upon, thile ftt"ture, ofLesisee to, surrend, r plossiesis ion, ofthe 11 easied
Property to, 1,essior im demiarlid., LeSsor shill, witbout prejudice to any other remedi-es tha I less,lormay
bav, e by reasion ollf Lessee's, def1ault or of such, terill'inat'll'on, be entitledtol instituteand mainta'tin an.
Y% proceelding for riest,litut'illon of -the 1111"11111111eas'ed, Property,
alichoin to unlaw,11,141 dietairter or, oltherl s' j iar
co,urt ot ,apiprolpiriat,ei,,u,r-il,sdict""
A,d,d,]*,tliania,'],,,LRI,i,!,h,ts, of'Lesslor'. 'No, r', gb. t Or relinedy, herein conferred,upCcluislive olf
I Ilu onthe occurrence of a diult, s intericled to be e)
to, 1,",djessior, pursuant tol this, Agreement p
any other right or remedy, and every right aridTle=idy shallbile, culmulative and, in addition to' 011aly
hereunder, or now o Teaftey existing at law. The faillure of" Lessor to
other right or remedy given it h,e, n leement right,
ort, nan,ce of any colve, ant or agr 'OrtO xer i,se a
inslist at any time upon the su, lit perf
r i
I '' � i'ver or refinq is"'firnent
piol,wer ol I remedy clontaimea n this Agreement shall not bile! construed as, a wal"
thereoll"I'll" for the ftiture,,
I
h
im, IeSS
Cerl"illfica",tes. Eith,ler "Lesise�e orl Lessor shall, from t, e toltim, uPOD, Dot WMWO** I
than tin, (10) days," prior wn',ttenrequest ftlom, the other,, execlulte, aic -owledgle and defiver to the,
91
Page 183 of 201
otheri a statement, exectit ed "by the patly io1r an. authori*�,z,edi re, resentati've of the party maki,ngl the,
P
statilemen't and currently dated, ceftifying t hatt: , h e prov Isi o, n s oi if, tb,i,,s,,A,greement ar�e wvno&�,� filed and in,
I iai , d futthier
Ibill fibree and effect and the daties, to, which suiras payable, hereunder, have been, p id, an
igner, olf suich, ctrltificate that noi defauh exists.
stating, that, to, the knowledge, oif the s"
'XI) i
IS, "I"his, Agreement, together' -with the E Nts
25. Scoe of AIDN'e'Ment and. Amen,dtneiA 1
hereof
heTet0whi,ch atehereby incorporated blerein by reference and made a, ai-t superisedes, and re
.P
0, , o cnsititaties the entire
places all p1riorurl deg
otter ainid, agreem.elln't, w,, lether oral or wr*tten andi rep
algreement between the parties with respect ft) the subject matter hereolf. riesientiation,
. rl% ki, ,d,, shall wifth, resiplect,to the siu�jiectmatterl
warrantcondi t'toln,""u",�nderls,ta,,,iid,"i'xi,gor,a,,g-rec�mentot,,aii,y in
ogelem'd.'he parsini'COTP101rted bie" I.On i n.thi
this this nlces a ,
i the agent or gieneral, partneir ofthe olther.
Agrelem,ent shalt 'be con, trued to consItiMte, either pi rity,
711
ThisiAgreement may noit'be,,-tnc)llci,ti��"i,e�d exclept, by an agrelemen't in, 1, writing siped bythie partyra ainst
I
hange, milodification 01r, disic'hargle 1's Sought., the Agreement,
wb,olm the enfi�)ircemen,t or, any wialver, c I A
I ru'n to, the! temishol.,
shall slurvIve the exiecu,tion (I)f any iiist i . ents exectited pursuan , ere
ed. by a
26. Sievet*abl I., Ifany pirlovision. orpioiij,on, olif flus Agreement sball be, determi n
Ifty I
court of competent jurisidic,tion, to ble Mega], or othierw"sevoW, or inval'id, the rema der of t
Agreerri,ent shall ofbe affcted and,,, - it shall remain in, force and eMct to, the fullest extient pler[Ritted
by law..
agreeiment shallbile govemied, bythe laws of"
27, lu,te rietatimn
and Construction., Th"
the State, liolf I'll"11110'Is
r,eiement� are for
i, ons, at,
'28. CaUll'ok Cap,tion's of the Seelit" id subseic,t'ionisi of fli,s Ag
colinventencle atid, re'Ference only.
in sicveri
a This Agreemilent may be executed by the partics,
29. _,quniter"D rits.
counter, which 11 evned to'le an, origi, Ml coply.
partseacshall'be de
0, art cis," respective
of all of th-
3110., TI.Me'. "rime is of -the essenicie vn, the pierfuirm.�ance P
obligations hereffi clon,tained.
t
tior
VS
311., Attoirine ees., In the event of anylegal case or ;ac1 on arisin Ig o'ut of ach,, orea
ub
default wider this, Agrelement, or a, dispute with respect to, file intieqiretatioin hiere 11, the s�� sta tin''i ally
r rried in,
itil g, arty 1 tion shall berelimbursed for all i easonabile cosits, in.lic-mr,
pireiva n p n, such ca,sie or ac, I f Costs of." , , It
I "Cles univestigai ton
ect"o, , thierewilh, i`neILj,d'In,g, '011t,,noit 111miltied, tojeaasiolinabl"Ie attoirneys'
Conn, i n
4
and closits of Iult.
32. S,�uc,icess,orsia,n,dA,,Ls,.iijis�.i phis Agreement sihall iniure to, the benefit of and bebm''idm"igy
s annid
-upon, the parties Preto,and, theiir rep pelictive sulecessior a, si, s,
rm �. to 'be
313. Notioces. All notilces, detywilds, clonsents or �approvals reqw,red, tople
I her plerso -or, d i
I h i inailly e I 'vered by mall, tiven nwri"I' g4,md, shall be served, e't
gIven, hierennder s, allbe
M
Page 184 of 201
to the followi"ng ao,dries"SeS 'or
i,p: r,equ
in 1 t
stage preplaid cil fied a,' 1, r,etum. rece! ested a,nd addressed
PO r , I + I M.
such other adildriessies as th, le parfile's maydeM,gn ie to each other in, wrtnng�
Brentwoold. IiiiI
Terry Hilton LJ Tio Lcssorw,� ENK c
To Le�sseie" Mu Chun & Jim Shuxin Attn: Slam, Markos
A 1. L 'R 21604 1,111),empstier4 SC, Ste. 1010
17281 Easit K,enisinglton , olad
'M I lou tProspliect,,111.., 60,015161 Park, Ridge,'1L, 610101618
'h r ree
tngs shall, bile dee ed reliceived uplon,mile elarfiel of"acmal rece"pit or th
Noticies, and, other, wrilt I i I
b
)wing, 1 ing, siness days foll(l
Lessee, a,t Lesslee's s,olc, expense, may listall, signage, ari,d loabicive
34.
i n, ac�co a:,n,,C
prov I of Les sur and rld, e with,the Ci*ty, of MOL'ill"I't
store,ft,ont,s--Li�bj:ecllt'to,tbe prt',l wilften ap
it heid hereto,.
accordance with, ExMW B attac
Rl-,Osk,peict sign c odeand",
de l
liver up he
Lease, Lessiee,,Il ,l t
le
Atthe term,"nation. w I
35 Rgtuarn,_ k'alffl Will, 'h recei vedhy'Lless,ce, reasonabit use,wcar and, tem, fire, i
pretici,sil i, In the sallie co,nditlioli
othzrl casivatlty or act of" God exceptedl.,
w1s)", n of the tenn
v I
shall vacai"ethe premil'ses, at -the, Colin
"D
w w I -ion t�o Lessor at
or i,ln termination of and, jin the eve
M'htit, that Lessice. fa 14S to, de'tiver posses"SIll
I ar rXed rent. at Lhe ratc of 15,0%, of the'then dlue r,ent,.,
t"me Le I , &
SII ssele
S hall,
Ovi 10'
ns.
Misleeilaneolus Pr
37.
"a, 11, be deeined,io,'r, construed, bytlic paj, till, s
Nothing contained in'th-IsileaSeS,11 0
to creoeite,,th,e,rel�,at,,,i*,'onsh,i,p ollf 1princilpal and, agent,
hereto oir by any-lb"I"Tild part - I
jt
leen Lessor and Lesslecl, A, vientxwe or amy assloctation"betw ollil
plartners 11P
the, c od of
g x"Istolo, im
d 1ht e � r
esslM
or, any
inscontain,ed "in, tliil
tsos, leasen
of rentti,lo,"r any other provi,p tween,
es, hermto, shall,.fie decemed to create any'relationshl' be
a,, of Ithe partill,
Liessior and Liessee other than the relatilons,l of lessor and,, lessee.,,
I mtr party
'Tlhe consilent Olrk1,PPrOvl411, by e, 411-ler paTty, to or of an, I by''thie ot
B. Y
-y, consent to, oir approll of
shall not, "be dee mmecil'to watvc of reniderl unleciessai
any subsequ nt simmiliar nt-
thl's lea,elsile sh,att not
I Ity of' any provision, of' 11
C. The Invandity or u-nenforcleabi, 16.
0 .
aMct or, i'l-n-plai I ,r any othier PrOVISIon.
aj,,ve'Ls,t"r,"iIa1 by
D[ wal 'to JgrA, aiin'd Coun"Iterc Lessechereby, w
1a' Lessor on an'Y
I"m 11 llou,,., ht by,
r coti.nterc 9
in,, any alct'On7
��"' proliceed1mg 0' "s ease,
cottnected, W'd Iltb
,yway
,,nlg out of' or, '11
0 ver arist
what siole, iy proccedbigs foT,
Les,see " S UW. Or ai
therelatillonsh,ip olf Lessor an,d LiCle, 7 P C, cc It
'ose any, coluntercla"
,,see wit, not Interp.
noinplayment of rent'll Les,�. ,
w
Page 185 of 201
Iso ry co,unterel.aims), of whatevernature descripti,n,, in any such
com,p"'ll
proceied-ing,SS.
s day Of
IN WITNESS WH,, ,,ERE,,OF',, -t'hile plaftillies have executed t.his Lease thi
210,25.
ENK B"REN OODI,
LESSOR
Sam,, Mar Manager
MIWTM
TERRY HILTON LvL*Cs
Bly",--a LALn.
Li,'Mu Chun', Manager
101�
By"-- . ..................
lian, sbuxiin., Manger
m
Page 186 of 201
V E`RSIONXL' GUARANTY
enter,
milent Lessor to
F
IONSIDE RATION RF(-qEi IVE D, and asm, induce tO iOiR VALUABLE cw�� �.Op� I . &I.
Fit, '11finors,lim'Ited, liablitily
'Tel oni J n
1, -to rry
Mto theforegoilng, Lease. Of even date h erewth' M
OOMTIPWIY� (the "Lease"), for th,le,pi.meni,,i,ses,all,t'1,7,28, Fast Kensington Road, Mount "Prospect',
60056�1 the: UJI'd signed, I. I M,u , Chun and,111"an Shuxi"n,jitereby persolina"lly guarantee the timely,
1 taidetthe Lea'se'to l sarne extent as, if
PaYm.entperforman,ce oflaIl of [Ii,e Lesseei
's, obilgatli" tons'This Guarlanq, shall cotistittite an
the, und,erstigped, were; clo-o'biligors and Lessees thereunde'r,
absollute, uncond"Itional, and con't" , i ty. E cept, as' hereinafter expre��ssly set foilh,, thic,
tillu ng guaran x
I 1 11 ne:ln't, 11,01"'we Of
nr, a T
u,nd,eri.�-"'gid,'here,byw,a'ilv,e�,,is4i,o p,,,res,c,,,nt�im,entm,,ddeiii.an Payment, notice of no,
P 'Y
x ml each of
nce,, noUee of d'shlonor, notice of rotest of d'Isbonor,,, not'ice of'prot-st, a
nonperforimi am P
0, - riy and all
tlhe,,tu. N'otw abstand"'Ing, ttw foregoiing,, Lesso",r ghall serve t'h,e undersigned with copies of a
notices of default, sserveld upon, Lessee under the terms, of the Lease. If thil'sil (luamanty, 1,,Sl signed by
"I
more!,tjja,romartf eachguarmor sba-11.be j oint and, several. T'". ght,Is granted
11 hi - ive and, -may bile, enforced simultaneolus'lly 011r,
herleby and 'under the 11"Illeasile .9 all ble cumulati lon, and I ch
"i ' , enden, fly of each, other,11 , ton or mot �, ,, , 'ha , bile
trldep in one alet, -e than one act," Lessor s , 11, in, ea case
entitted to receive all of" Lessor's, costs, of enfbircement and, ciollectim, including reasiolliabl.11c,
attomeys," fies-
Any notice required or plem,,,iittedl to'bie served upon, the "tip ,der's,l*t,giiedsh,al'l'be 'in wn'ting, a-nd
shall be deenied, served,, if by personal deli'vcry on the date suucb, .ice is delivercid. to, the address
m
hereinafter setforth or,7 ifbly ma,fl, on the d,ate sluch, notice I's deposlited will"h die, U.S. Plostra], Se'', ' 1ce
Ell Return Rece:iplt, Requested, postage"fililly prepai,ld,,
oi-I Its succesisor f6irlmaad,ing, by Certifield, M
signed at her add,resSO as, listed by heTslignafture or:sucb othtr address ast,, le
adtiressed totlie 'undic 4
SeMing wri 'tten notice, upon 1,essor at the placeand
undersigned, mayTriom time to, t1me designate by
bythe metbiod, desItea. ied in the Lease.
B Y.,
Li'mu Chun, Manager
Address: =
Mill
By
II
Address:
m
Page 187 of 201
EXHIBIT A H"VAC "Ni"A.,I'.."N'T',E',N,,,A,-NC"Flo CONTRACT
The HVAC Contract as requff"ed under, this Lease must 'Include,, in addift"on, to all serviceS,
17ecom—linended bl'Y' thiv; eqtliii,,,p.mile�n,t,,m,,,,,,an,u,,factu,,rer'lti'i',tsI Oipie�ra I ma"ntenatice mian, ,ial 'the fibilowing ons I
servIceS'
I Miust belt tension.",
I
2. Lubin"cate all movin ,,g parts,, as nec,eissiary',
3. "'I'DJAsplect a adjust a1l, tiem, encit,'we ztnid,", safetyconfrols;
-P
4. Check ref"rigie'ration si'ystern foir.leaks and oplerat-l".0''n",
5'' Check reffigeration syste,m, for,molstua
64, Ilispltct' Cam "I'eve�' amid crmik case heaters,
pil"resisor o�'[ I I I
7. Check head presss"itrie, Luc tioliti.pry sisure and,, oil pressure -I
18. 'I'n,spiect mr, filtleirs an,C, r,e, la,,ce not, Iess, than evie two moxithsim
.P ry
9. Check space conditions;
1 101 ,Check, condiensate di,rams and rain pans ian,,,d, cleann, if necessiaryi
I "I Inspect and adjust all. va"I've&m
12. Cheick, and adjust damperis, ia,n,di,
13. Rati'malichine th,rough, complete cycle.
w
Page 188 of 201
.... .......... -
fornews' gns rie intiendedto provide ameansi of controlling tenant sj-lgma,,gle� at the
These cri"teria ew s'Ia1�
0 1 lli�� 'i, " 1. 'fOiT Sigil �Y'pe:, lettutyp�e, colors, tacation
shol ping bylsett"lig standairds,
,P
the "understand"I'Mig of a mercli-cittit's neke fro. r, ex,postire.
-orm, ap
117,retatl buildings are mtende'd ��to, provi,lde an overadlil ul"I't',if pearan le
I,ng cen
Sign,qsfibr
All new
,while allowtii,g a con-trotled, range of flexibility, fox tranants," inadivi dua- 1,11 intre'rests, atid naeleds
in conforma,me W1. th the folloil,win requirements:
Iligns, shit'll'be erected, '
SIGN` TYPE: SI'Ligns Shall consiSit ofill"Individual le�,�,,tter,,,s,,,,intemal,],y'l,umin�ate,(II all upper-cme Times
oglos, toble med on an,
raceway exc* C
I. metal' ep.1t, ,rev`
Ron,ian, lettus m(l),unted im tegra,
1. d " ' 'ualbas
1,ntivd-ill is
windows, wtitholu't
lignts or anin.'',
W.IN`1DO-W SIGNS; No,, flashing, I,"' a,te,d g�n,s
e alliowed
n it a 0, 0 a-, I silgms shall 1 e allowed in, colors as approved by
SIGrN COLOR,- Upon'La dloird!s writ, en i, ppr v
goveming auth",oribesil.,
Landlord and
to, bl,, les,si, than.24,1111
SIGN & LETTER, SISIZE: Maxim,"Um Size to lble 60"" in beight. Mlnilm",Um' S1 ze I " e noProplerty.
-ad,e of the
In height., Max'ml length � ball bile notinore than'70%, lolf thiefaq,
" Tilhe sign shall not, bile; wi,der than this width, ofia Itenant's, spialitt, stTeet
M, 0,' .... .. ... .. , i LOCATIO
UNI"ING
ase, IIIeSs thm, Tl-1, ftoi� each s*.
M less 15% of 'the space widtbfrfom, . eacla side, hut in, no ca..,
CxPostir,"le d r fion:s. the case of
Sips shia,"I'll. 'be lv,catcd, inn't c designate - a eas, accordintg to bu*ld"n,g elevat''
to the, centeri'linie, olftli& eanopf,
Ca,n,Gp,,,es,, an,,d awmi,ngs the centerfine of,thers-ign shall conespond,
why i,icb. the Slims itsbieated.
ntS,,folr tienwit
I o1filag requireme
Whi. , 1, tl� intent of these criteria to, estabillish contr I
GEN- ERAL le it is on-n w I -y aild a,ll, additional
IF rm n,.f , ,,uig wl'tb an
signage, it is ' ay ititen ded torel:illeve dite, te,II,,anV,oco in no
a plicable, require -merits oiffithe sign, ordinnnce of the Village of Mt. rospect, 111,1,
-P I
m
Page 189 of 201
-%des.- Staiff" Will ble -enifile,id
1. T hill e s p a wi 1, 1 c o Mpi ly w i th a I I h e a It h alfiety, aidcoi , Ci I
I
lirionmenit will blequilet, profelis,s-ionai, aind Inc-lius*vle.
operations Will be ethiiicail, aind the env"
Promotes w-eflnelsis anid poisies no risk, to plublic hei,alth, siafety, moralls, corinfortilili, oril welfaire.
2. The sipais a q�`Ljie-ti wellnessi-folicusied biusineslsthat won't, disrupt., nearby properties. �it meet's
luipportis, locial commierceh, aiind plimes n�i
hiborhillood alesthetics,S
zoning stiandiards, enhanii; nle Ig
threat,to PiTopierlity
permitted usies6l It enhances
31., T" h ie�l is �#,� a it s, a q u, ii elt, I ollwll- 1 m p a c,it b u s, 4111 n e s s th at a, I i g n s w it
ne!Iq,hib1,orlhoodh appielialii, slupplort,is, Ilocal coMrnerce, anild does not olibstru-cit delvelopment or
impleide,silli, oriderly, growth.,
Infrastructure,., J�ticlompllementis,, not''
4,
is, fully coininelictiedl to city Water,, sewer, aind plower Ro�ads and e
parlig, rinlet
ii Spa 1
h, M it P rilo s p e ct reig u I a ti o n s - Fa c i I i ti� le s 1 n ic �ui, d ell rie st ro lo m s ,, fi re
a cl�cesl g e coil m pil i i es, W I
siallifety, and emergenicy eixmit,s peircode-,#
egrie,Ssl are ded shignieto, laivollild t biolit'lleinecks, witih clear signalge and safe, turn, ing.
,5. Ingress and I
III
i s lo n -si i t e.,, Tira ffi c fl ow i s I w. i m p a,, ct a n d sit a gg ie� rile d� to a vo d ru si h h o
o, u r. N ol sit re e t
Page 190 of 201
i.l., The pil roll �pil oils,, eild spla aligns. With the,, vdlialge`s� colimpirel"hensive. pla"n by pirolmoting heah1th,
nted busi the, spai supports
s,ervilice-orie �niehss,
wellness, and communit"Y Vitality. As a Ilo F )act �
I I ity, nd lciontrlbutes� tio, a
eld-uhisi devehlophrrientgoijals, einhancesh lihocal econlorn"t divers' a
b I le I a ni, d u si
walkablel, accessible, nelighborhoold einvironment. Its presence le n coil �u ralges, riespoins
anhd� ciomplemelints surrounding residential and cornmehriclial usies—colns"I�stiient w'Ith the pilian's
vi�sion for susitainable growth an,d qualJity o,f Iffel
ir
fully confoirm to all applicablie regulatillons of the zon�I'ng clistrict
7. The plropsed spia will,
which itis Ilocatied, inicludine, rieliqui,rements I
w111 be piursued�
d hol; of operatilon. Any exceptions oilr miod� i1fi cab oin,is to the,sle, regulations,
only throlug hi flo ir m a I re c o�e�ll n ld� a ti oh n,, s by th lie P I a n n g a n d Zo� n i n g Co m ��m i S S I oil n 11 1 n a ccoll rd a n cle
gHI cop
,
with lestablishedi proceidures. The, spa 'IS. Committed tol ma ntain' mliance and.
triansparency throughout the,, app1mviail proicielissil, einsluring that its,, presienlcliell lenhancesi the district
whille riespelictingg aa ,amework.
Page 191 of 201
'OLTIR FIESM L FIN11 TRTLE SURVEY
BY anvepw or HARVEY X. KOLOW A TTOWY AT LAN
DUCA SURVEYING OROEA AV, 18856
FRAW J. DUDA, N-
PROFESSIONAL ILLZADIS LAND SURVEYOR
227 VILLAGE DRIVE
CAROL STREM ILLINOIS 601188-18VS
(&30j 666-0001 FAX (6310) 665-1135
OF
O
LOT I IN BRENTWOOD SQUARE CONSOLIDATION. BEING A CONSOLIDATION OF LOTS I AND 2 IN BRENTWOOD SGUARE. BEING A SUBDIVISION F PART OF THE
WEST 112 OF THE S.M. 114 OF SECTION 25, TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT OF SAID
CONSOLIDATION RECOROED APRIL 16 2001 AS DOCUMENT NbWBER 0100514a IN COOK COLWTY, ILLINOIS.
NO TER STATE 01� ILILINVIS 1
1, THE FOLLOWING TITLE COMMITMENTS. PREPARED BY CHICAGO TITLE INSURANCE COMPANY, WERE USED IM THE PREPARATION OF THIS PLAT: NO) 1409 007.96442, EFFECFIVE S_S_
Ca^'tY aF Du PA
DATE: OCTOBER lf2001 AND NO- 1,609 00754917a EFFECTIVE DATE. APRIL 16 1995- T& E N K STRA TAAOAF- L C_ C_: E N K &%NThM L C, C-: AND WCABO TITLE I.ASLR4ACE CaWANY-
, _
2 . A CCORGING TO A FL 009 INSURANCE FATE MAP COMWNI I Y-PA NEL NUMBER 170129 0 0 10 8 EFFECTIVE' BATE` A UGUS T 21962 AS PREPARED BY THE FEDERAL EMERGEMC Y _ylo-
AWMAGEMENT AGEACY, NO PART OF THE HEREON DESCRIBED PROPERTY LIES MiTHIN A FLOOD PLAIN OR SPECIAL FLOOD HAZARD AREA. I. FRAW j, DWA P_ A PAOFESSIONAL ILL rAVIS LANK S-CaVE TOR Do f0;EB Y CERTIFY THA T
THIS PLA r AMO
3, THERE ARE P11 A,4RKED PARKING SPACE5, NHICH INCLUDES 7 MARKED FOR HANDICAPPED PARKING ONLY, ON SAID LOT I- TjE SLjqVEY CW 10flCh IT IS BASED NERE MADE IN ACCOROAACE MrTH 'MINIMN STAM7ARG DETAIL
4. THE 5 FOOT HIGH WOOD FENCE ALONG THE NORTH ANO EAST LINES OF LOT 1 15 ENTIRELY ON THE SUBDIVIDE0, SINGLE FAMILY LOTS TO THE NORTH AND EAST. FOR ALTAIACW LAho TITLE Su4VEYZ ' JOINTLY ESTAaLXS�W AM0 AMPTED or ALTA AC9( AW
PESPEC TI VEL Y AND I&'UU0ES ITEMS 1. a A 7a. 8. 9, la AAA Ife DF TABLE A THEREOF. PUPSUAMF tO
STAAVARDS AS ADOPTED BY ALTA- NSPS, AND ACSM AMO IN EFFECT ON THE DATE OF THIS CEPrIFICATIDN.
tWERSrGh_�D FLQTH,-R CERTIFIES THAT PROPER FIELD PROCZDURESr INSTRUMEKTA TICK AAD ADEQUATE
PERSONMEL MERC EMPLOYED IN ORDER TO ACHIEV WSULTS CWiPARAaLE TO THOSE OUTLINED IN
AAGLE, DISTAACE AAD LL6SLP-- REQUIREMENTS Faq SURVEY AEASLRE_M9VTS MHICfl COVTROt LAW
AL WA; T L AAA) TIRE E SUqVE YS,
BATTED OECOAXSP 14 XOl-
AREA SUMMARY
TOTAL AREA LOT 1= 135,034 SQUARE FEET 3.1229 ACRES rx-1
FEWIRSAENTS
IN 19-14
W ACCURACY
SURVEY
WE 'MIXIMUR
WLWARIES Faq
TOTAL AREA COVERED BY FOUAIDA TION OF BUILDING 293 SOUARE FEET
-21
ILLZACIS PROFESSIOM61- LARD SAVEYDR AV� Z124 SRSED
LICSYSE EX01RES AlOVEWER 30, 2002. VALID O%E Y MID, EAWS SEAL
S
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IWS� if &w�'21'ws L -�s S'X -ry
fOl�� Cl� AVFIOf 3 L.FtES
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KENSINGTON (FOUNDPY POA��T TUM-h-v
Vl�i POAD "o S '4 f,jc c
Page 192 of 201
There is no signage affixed to the exterior wall of the business, making it easy to ove rl oo k at first glance. However,
the name of the establishment along with its operating hours are clearly displayed on the front door. This
HZEIPIR-Iii� 11111 - qWWr, � x 'ME K = ILIIllillllllll�''-MPJMI-'wA
� I 'VRIL JLT 9L E
151mov
t�ven in the absence of a traditional wallmounted sign.
Page 194 of 201
Brentwood Squarle
.....................................
.....................
IMM
.............
Arinile's Pan,cake House
mi
Afien Smoke, &, Vape,
. . . . . .......... - -------
jp
. . . ........
C h it" C h a at, C afe
Ima Leaners
ge C .................
Vacan�t
Subway
........ . ............................................
Va c a n�it
...........
Thx spa
. . . ........... . . ........ . . . . . ... . ....... . .........
Any
Vacuum Experts
. .............. .
Lad'YB,ug & Friends - Moun�t Proispect
mm"Imm ..........
mi Restaurante,
veebon
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. . .... . ......................... —
oil . . . .......
A Kensin, it
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ensinglo.
Kensi 'gitoi
Page 195 of 201
Thanks Spa Business Plar
1. Executive Summary
Mt. Prospect, IL
Vision: To become the go -to destination for stress relief and holistic weliness in the Chicago area. -
Services: Swedish massage., deep tissue, hot stone therapy, aromatherapy, reflexo1ogy, couples massage
A
Target Market: Busy professionals, athletes,, seniors, and Individuals seeking stress relief
Page 196 of 201
2. Operations Plan
a
v, One licensed massage therapist (owner/operator)
7 appointments/day., each 60-90 minutes
15-30 m"Inutes between sessions for prep and sanitation
Page 197 of 201
From:
mfigell�ande
To:
Ialla os Antonia
Cc:
Subject:
RE 1728 E Kensington Rd / Conditional Use for Massage Therapy
Date:
Friday, October 17, 2025 12:37:41 PM
Attachments:
IMt. (Pros ect (letter. df
;1I C 02311helic
;1I C 02311helic
II C 02311helic
Hello Ms. Lalagos,
This is Miguel Hernandez and I'm responding on behalf of Terry Hilton LLC and Mu
Chun Li regarding your letter dated October 9, 2025, for the 1728 E. Kensington Rd /
Conditional Use for Massage Therapy / Review #1.
Planning & Zoning:
1. Please see attached floor plan picture for your review. There is a restroom with a
toilet and sink and a separate shower room (Bathroom in the picture). Each of the
massage rooms have a little sink. The utility room has the water heater.
2. There is a reception area with a front desk and a couch and I have attached a
picture of the front window/entrace.
3. Currently, only one employee employed. If business pick up in the future, then we
will hire more employees as needed, but no more than three (3), but at the
moment there is no intention to hire more employees.
4. Please see picture attached with dates and times of service.
5. Right now services are either walk-ins or by appointments. Appointments are
preferred for time management, but walk-ins are welcome too.
Building Division:
6. The site is in good working condition and doesn't require any repairs or attention.
This is an existing building and no repairs and modifications were done at time of
rental. All fixtures and condition is as is from existing building. Please see picture
of floor plan attached.
Fire Department:
7. NA (No Comments)
Public Works Department:
8. No site improvements are indicated, because nothing has been modified or built.
Please advise if any questions or concerns regarding the information provided above
and the pictures attached. Please feel free to reply via email or mail to the address in
file.
Page 198 of 201
Silncerelly,,
Mliguel A.,, Mernandez
On behalf of Terry Hilton LLC
Page 199 of 201