HomeMy WebLinkAboutOrd 6802 09/02/2025 Granting A Final Plat Of Subdivision, A Conditional Use For A Preliminary And Final Planned Unit Development, A Development Code Exception, And Waiving Of Certain Village Fees For Prosperty Located At 700 And 804 West Lincoln StreetPrepared by:
John A. Wall
Klein Thorpe & Jenkins, Ltd.
120 S. LaSalle St.
Suite 1710
Chicago, Illinois 60602
Mail to:
Klein Thorpe & Jenkins, Ltd.
120 S. LaSalle St.
Suite 1710
Chicago, Illinois 60602
Recorded on behalf of:
Village of Mount Prospect
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4529321029
DOC# 25293210fee 88,00
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Record against:
PIN: 08-11-214-002-0000, 08-11-214-036-0000, 08-11-214-037-0000 and 08-11-215-011-0000
COOK COUNTY, ILLINOIS
RECORDING COVER SHEET FOR
ORDINANCE NO.6802
AN ORDINANCE GRANTING A FINAL PLAT OF SUBDIVISION, A
CONDITIONAL USE FOR A PRELIMINARY AND FINAL PLANNED
UNIT DEVELOPMENT, A DEVELOPMENT CODE EXCEPTION, AND
THE WAIVING OF CERTAIN VILLAGE FEES FOR PROPERTY
LOCATED AT 700 AND 804 WEST LINCOLN STREET, MOUNT
PROSPECT, ILLINOIS
Address: 700 and 804 West Lincoln Street, Mount Prospect, Illinois 60056
Property Index Number: 08-11-214-002-0000, 08-11-214-036-0000, 08-11-214-037-0000 and
08-11-215-011-0000
Legally Described As:
PARCELI:
LOTS 71 AND 72 IN ALFINI'S FIRST ADDITION TO MOUNT PROSPECT, BEING A
SUBDIVISION OF PART OF THE SOUTH 990 FEET OF THE WEST 1/2 OF THE
NORTHEAST 1/4 AND PART OF THE SOUTH 990 FEET OF THE EAST 1/2 OF THE
NORTHWEST 1/4 OF SECTION 11, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE
THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF REGISTERED
IN THE OFFICE OF THE REGISTRAR OF TITLES OF COOK COUNTY, ILLINOIS, ON
DECEMBER 2, 1953 AS DOCUMENT NUMBER 1496955.
PARCEL 2:
2005126_1
THE SOUTH 576.50 FEET (EXCEPT THE SOUTH 50 FEET THEREOF) OF THAT PART
OF THE WEST 1/2 OF THE NORTHEAST 1/4 OF SECTION 11, TOWNSHIP 41 NORTH,
RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN LYING EAST OF THE WEST
549.0 FEET OF SAID WEST 1/2 OF THE NORTHEAST 1/4 AND LYING WEST OF THE
EAST 2/7 (TWO SEVENTHS) OF SAID WEST 1/2 OF THE NORTHEAST 1/4, IN COOK
COUNTY, ILLINOIS.
PARCEL 3:
LOTS 11, 12, 13, 14, 15, 16, 17, 18, 19 AND 20, IN AXEL AND ALICE E. LONNQUIST'S
NORTHWEST HILLS SUBDIVISION NO. 1 OF THE EAST 2/7 (TWO SEVENTHS) OF THE
SOUTH 609.50 FEET OF THE WEST 1/2 OF THE NORTHEAST 1/4 OF SECTION 11,
TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN,
ACCORDING TO THE PLAT THEREOF RECORDED APRIL 2, 1928 AS DOCUMENT
NUMBER 9973799, IN COOK COUNTY, ILLINOIS.
PARCEL 4:
LOT 26 IN ALFINI'S FIRST ADDITION TO MOUNT PROSPECT, BEING A SUBDIVISION
OF PART OF THE SOUTH 990 FEET OF THE WEST 1/2 OF THE NORTHEAST 1/4 AND
PART OF THE SOUTH 990 FEET OF THE EAST 1/2 OF THE NORTHWEST 1/4 OF
SECTION 11, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT THEREOF REGISTERED IN THE OFFICE OF
THE REGISTRAR OF TITLES OF COOK COUNTY, ILLINOIS, ON DECEMBER 2, 1953
AS DOCUMENT NUMBER 1496955.
PARCEL 5:
THAT PART OF THE SOUTH HALF OF VACATED MILBURN AVENUE LYING WEST
OF THE WEST RIGHT OF WAY LINE OF CAN-DOTA AVENUE AND LYING NORTH
AND ADJOINING LOT 20 IN AXEL AND ALICE E. LONNQUIST'S NORTHWEST HILLS
SUBDIVISION NO. 1 OF THE EAST 2/7 (TWO SEVENTHS) OF THE SOUTH 609.50 FEET
OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION 11, TOWNSHIP 41
NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO
THE PLAT THEREOF RECORDED APRIL 2, 1928 AS DOCUMENT NUMBER 9973799, IN
COOK COUNTY, ILLINOIS, AS VACATED BY ORDINANCE NUMBER 416 RECORDED
MARCH 15, 1955 AS DOCUMENT 1581496.
548893 1
20051291
ORDINANCE NO.6802
AN ORDINANCE GRANTING A FINAL PLAT OF SUBDIVISION, A
CONDITIONAL USE FORA PRELIMINARY AND FINAL PLANNED UNIT
DEVELOPMENT, A DEVELOPMENT CODE EXCEPTION, AND THE
WAIVING OF CERTAIN VILLAGE FEES FOR PROPERTY LOCATED AT
700 AND 804 WEST LINCOLN STREET MOUNT P P Lt.Nl l_5
WHEREAS, STR Partners LLC ("Petitioner"), is seeking a final plat of
subdivision titled "Lincoln Consolidation", a conditional use for a preliminary
and final planned unit development and a development code exception with
respect to property located at 700 and 804 West Lincoln Street ("Subject
Property") and legally described as follows:
PARCEL 1:
LOTS 71 AND 72 IN ALFINI'S FIRST ADDITION TO MOUNT PROSPECT, BEING A
SUBDIVISION OF PART OF THE SOUTH 990 FEET OF THE WEST 1/2 OF THE
NORTHEAST 1/4 AND PART OF THE SOUTH 990 FEET OFTHE EAST 1/2 OFTHE
NORTHWEST 114 OF SECTION 11, TOWNSHIP 41 NORTH, RANGE 11, EAST OF
THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF
REGISTERED IN THE OFFICE OFTHE REGISTRAR OFTITLES OF COOK COUNTY,
ILLINOIS, ON DECEMBER 2, 1953 AS DOCUMENT NUMBER 1496955.
PARCEL 2:
THE SOUTH 576.50 FEET (EXCEPT THE SOUTH 50 FEET THEREOF) OF THAT
PART OF THE WEST 1/2 OF THE NORTHEAST 1/4 OF SECTION 11, TOWNSHIP
41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN LYING EAST
OF THE WEST 549.0 FEET OF SAID WEST 1/2 OF THE NORTHEAST 1/4 AND
LYING WEST OF THE EAST 2/7 (TWO SEVENTHS) OF SAID WEST 1/2 OF THE
NORTHEAST 1/4, IN COOK COUNTY, ILLINOIS.
PARCEL 3:
LOTS 11, 12, 13, 14, 15, 16, 17, 18, 19 AND 20, IN AXEL AND ALICE E.
LONNQUIST'S NORTHWEST HILLS SUBDIVISION NO. 1 OF THE EAST 2/7 (TWO
SEVENTHS) OFTHE SOUTH 609.50 FEET OF THE WEST 1 /2 OF THE NORTHEAST
1/4 OF SECTION 11, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD
PRINCIPAL MERIDIAN, ACCORDING TO THE PLATTHEREOF RECORDED APRIL
2, 1928 AS DOCUMENT NUMBER 9973799, IN COOK COUNTY, ILLINOIS.
PARCEL 4:
LOT 26 IN ALFINI'S FIRST ADDITION TO MOUNT PROSPECT, BEING A
SUBDIVISION OF PART OF THE SOUTH 990 FEET OF THE WEST 1/2 OF THE
NORTHEAST 114 AND PART OF THE SOUTH 990 FEET OF THE EAST 1 /2 OF THE
NORTHWEST 114 OF SECTION 11, TOWNSHIP 41 NORTH, RANGE 11, EAST OF
THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF
REGISTERED IN THE OFFICE OFTHE REGISTRAR OFTITLES OF COOK COUNTY,
ILLINOIS, ON DECEMBER 2, 1953 AS DOCUMENT NUMBER 1496955.
PARCEL 5:
THAT PART OFTHE SOUTH HALF OF VACATED MILBURN AVENUE LYING WEST
OFTHE WEST RIGHT OF WAY LINE OF CAN-DOTA AVENUE AND LYING NORTH
AND ADJOINING LOT 20 IN AXEL AND ALICE E. LONNQUIST'S NORTHWEST
HILLS SUBDIVISION NO. 1 OF THE EAST 2/7 (TWO SEVENTHS) OF THE SOUTH
609.50 FEET OF THE WEST HALF OF THE NORTHEAST QUARTER OF SECTION
11, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL
MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED APRIL 2, 1928 AS
DOCUMENT NUMBER 9973799, IN COOK COUNTY, ILLINOIS, AS VACATED BY
ORDINANCE NUMBER 416 RECORDED MARCH 15, 1955 AS DOCUMENT
1581496.
PINs: 08-11-214-002-0000, 08-11-214-036-0000, 08-11-214-037-0000 and
08-11-215-011-0000; and
WHEREAS, the Petitioner seeks a final plat of subdivision to consolidate five
parcels into one lot of record totaling 12.1380 acres, and an additional 0.0610
acres of right-of-way along the Lincoln Street frontage to be dedicated to the
Village of Mount Prospect; and
WHEREAS, the Petitioner seeks a development code exception from Sections
15.401(B) and 15.402(B) to exempt the easement area over the Village's
sanitary overflow system located at the west end of the site from counting
towards the entire site;
WHEREAS, the Petitioner seeks a conditional use permit for a preliminary and
final planned unit development consisting of a 127,000-square-foot middle
school and complete related site improvements; and
WHEREAS, a public hearing was held on the requests being the subject of PZ-
07-25 and PZ-10-25 before the Planning and Zoning Commission of the Village
of Mount Prospect on the 14th day of August, 2025, pursuant to proper legal
notice having been published in the .Daily H�.�C on the 30th day of
July, 2025; and
WHEREAS, the Planning and Zoning Commission has submitted its findings
and recommendations of approval, with specific conditions, to the Mayor and
Board of Trustees in support of the requests being the subject of PZ-07-25 and
PZ-10-25; and
WHEREAS, the Mayor and Board of Trustees of the Village of Mount Prospect
have given consideration to the requests herein and have determined that the
same meets the standards of the Village and that the granting of the proposed
final plat of subdivision, conditional use to allow a preliminary and final
planned unit development, and development code exception would be in the
best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND BOARD OF
TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY,
ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS:
.SECTION ONE, That the recitals set forth hereinabove are incorporated herein
as findings of fact by the Mayor and Board of Trustees of the Village of Mount
Prospect.
UC'TION TWO::, The Mayor and Board of Trustees of the Village of Mount
Prospect do hereby approve a final plat of subdivision titled "Lincoln
Consolidation" attached as Exhibit A. and subject to the following conditions:
1. The petitioner shall address all comments listed in Village Review Letter
dated June 17, 2025 (PZ-10-25) attached as Exhibit C; and
2. The final plat shall be recorded prior to issuance of a certificate of
occupancy.
SFCTION THREE; The Mayor and Board of Trustees of the Village of Mount
Prospect do hereby approve a development code exception from Sections
15.401(B) and 15.402(B) to exempt the easement area over the Village's
sanitary overflow system located at the west end of the site from counting
towards the entire site.
SECTION EQU&-: The Mayor and Board of Trustees of the Village of Mount
Prospect do hereby approve a conditional use permit for a preliminary and
final planned unit development (PUD) to construct a 127,000-square-foot
middle school, and complete related site improvements at 700 and 804 West
Lincoln Street, Case No. PZ-07-25, subject to the following conditions:
1. Development in general conformance with the approved development
plans which will consist of the following:
a. Development plan set (41 sheets) containing civil, architectural,
landscape, and photometric plans, titled "D57 New Lincoln
Middle School" prepared by STIR Partners LLC, Eriksson
Engineering Associates, Ltd., STR-SEG, Edge Associates, Inc.,
C.E. Anderson & Associates P.C., 20/10 Engineering Group, LLC,
Nicholas & Associates, Inc., and bearing the latest revision date
of "V7 August 14, 2025 Village of Mt. Prospect PUD Resubmittal"
and extracted pages attached as Exhibit B;
2. The petitioner shall address all comments included in the Village review
Letters dated August 26, 2025 (PZ-07-25) attached as Exhibit C;
3. The existing monument sign located at the southeast portion of the
school property shall be permitted to remain in its current location
within the newly dedicated area until such time the new monument sign
is installed in the proposed location along the Lincoln Street frontage;
4. Electronic messaging shall not be allowed on the monument sign next
to the track along the Can Dota Avenue frontage;
5. All rooftop mechanical equipment shall be completely hidden from
view. If, at time of final inspection, the rooftop mechanical equipment is
visible from the public right of way or property line of any adjacent
residentially zoned property, screening shall be provided and shall be a
continuous, permanent, sound attenuating, and noncombustible
screen of a color compatible with the principal structure;
6. Left turns from the driveway on Can Dota Avenue shall be prohibited.
Signage indicating the turning restriction shall be installed to the
satisfaction of the Village Engineer;
7. Any future relief requested for signage shall require an application for a
minor amendment to the PUD;
8. A fully compliant photometric plan will be required as part of the
building permit submittal;
9. Except for the relief granted by the planned unit development and the
development code exception, compliance with all applicable
development, fire, and other Village Codes and regulations; and
10. Except for the relief granted by the planned unit development,
submittal of landscape, irrigation, and photometric plans that comply
with Village codes and regulations.
SECTION FIVE: The President and Board of Trustees of the Village of Mount
Prospect do hereby waive the platting, zoning, code exception and non-
refundable permit fees.
SECTION SIX: Except for the relief granted by the planned unit development
and development code exception, all other applicable Village of Mount
Prospect, Illinois ordinances and regulations shall remain in full force and
effect as to the subject property.
SECTION SEVEN: The Village Clerk is hereby authorized and directed to record
a certified copy of this Ordinance and Exhibit "A" with the Recorder of Deeds of
Cook County.
SECTION SEVEN: This Ordinance shall be in fullforce and effect from and after
its passage, approval and publication in pamphlet form in the manner provided
by law.
AYES: Dante, DiPrima, Gens, Grossi, Matuszak, Saccotelli
NAYS: None
ABSENT: None
PASSED and APPROVED this 2nd day of September, 2025.
ATTEST:
Karen M. Agoran s, Village Clerk
EXHIBIT A
FINAL PLAT OF SUBDIVISION "LINCOLN CONSOLIDATION"
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EXHIBIT C
VILLAGE REVIEW LETTERS
MAYOR
VILLAGE MANAGER
Paul Wm. Hoefert
Michael J. Cassady
N.Ir7!t. p..T 3M.#'.
TRUSTEES
VILLAGE CLERK
Vincent J. Dante
Karen Agoranos
Elizabeth B. DiPrima
Terri Gens
William A. Grossi
Phone: 847/962-6000
John J. Matuszak
Fax: 847/962-6022
Colleen E. Saccotelli
www.mountprospect.org
Village of Mount Prospect
50 S. Emerson Street, Mount Prospect, Illinois 60056
June 17, 2025
STR Architects
c/o Sandra Moon
Via a-mail:It..t1�tt?:ftP1.it1
Re: 700 W Lincoln Street / Final Plat of Resubdivision / Review #2
Dear Ms. Moon,
The Village of Mount Prospect has reviewed the second submittal for a final plat of resubdivision
for700 W. Lincoln Street, Mount Prospect. The plat of resubdivision is not approved at time. Staff
has the following review comments:
Planning Division:
1. Planning staff has reviewed the following documents which are attached to this letter:
a. Alta Commitment forTitle Insurance, Commitment No. 25003257VH
b. Alfini's First Addition To Mount Prospect Subdivision (1953)
c. Warranty Deed containing building setback restrictions, Torrens Doc. 1496957
d. Ordinance No. 416 vacating a portion of Milburn Avenue, Torrens Doc. 1581496
e. Quit claim deed, conveying Lots 71 and 72 in Alfini's First Addition to Mount Prospect,
from the Village of Mou nt Prospect to Trustees of Schools
f. Lincoln Consolidation Plat, prepared byTFW Consulting, bearingthe latest revision
date of May 14, 2025
2. The Village of Mount Prospect must be removed from the title commitment as the owner of
Parcel 1 based on the quit claim deed (Exhibit 5).
Public Works Department:
3. No further PW issues.
EXHIBIT C
VILLAGE REVIEW LETTERS
Village of Mount Prospect Building Services i Page 2
Legal Division:
1. To consolidate PINs, all of the PINs subject to the consolidation must be owned by the same
entity.
The title commitment provided by Chicago Title with the commitment no. 25003257VH
currently reflects that Parcel 1 (PIN: 08-11-214-037-0000) is owned by the Village of Mount
Prospect. However, there exists a Quit Claim Deed (see Exhibit 5) granting ownership of this
parcel "...for the use and benefit of School District Number 57...". To update title to reflect
ownership of Parcel 1 by the School District, the next step would be to email the Quit Claim
Deed to the Chicago Title Vernon Hills office (ctvernonhills@ctt Qom). Request that the
underwriter for title commitment no. 25003257VH review the Quit Claim Deed and update title
accordingly.
Upon review of the Quit Claim Deed, the title commitment should be updated to reflect School
District ownership of Parcel 1, thus verifying ownership of all Parcels in the Plat of
Consolidation bythe School District.
4. The Plat proposes vacating 50-foot building lines that were previously established in a
Warranty Deed (see Exhibit 3). It is advised to confirm with the Title Company that the School
District has the authorityto vacate the building lines by recordingthe Plat. Based on the
details of the Warranty Deed, determine what would be necessary to remove Exception #27
from title, therefore ensuring that building over the 50-foot building line would not be
considered an encroachment.
5. The Plat of Consolidation should be executed with the remaining necessary signatures before
it is sent for recording.
If any changes are requested, please make the changes as noted above and submit a point -
by -point response letter and pdf files of the drawings. Please upload revisions into the portal.
Feel free to contact me at (847) 818-5314 / achoi@mountprospect.org if you have any questions.
c: File
Sincerely,.
Ann Choi
Development Planner
Community Development
EXHIBIT C
VILLAGE REVIEW LETTERS
MAYOR
VILLAGE MANAGER
Paul Wm. Hoefert
Michael J. Cassady
f �ra;rw� mt, 'P'n^xxtx
TRUSTEES
VILLAGE CLERK
Vincent J. Dante
Karen Agoranos
Elizabeth B. DiPrima
Terri Gens
William A. Grossi
Phone: 847/962-6000
John J. Matuszak
Fax: 847/962-6022
Colleen E. Saccotelli
www.mountprospect.org
Village of Mount Prospect
50 S. Emerson Street, Mount Prospect, Illinois 60056
August 26, 2025
STR Architects
c/o Sandra Moon
Via e-mail:.Il.d.r.� artners corn
Re: 700 W. Lincoln St / Conditional Use Approval for Preliminary and Final PUD / Review #4
Dear Ms. Moon,
The Village of Mount Prospect has reviewed the third submittal for conditional use approval for a
preliminary and final planned unit development for Lincoln Middle School at 700 W. Lincoln
Street, Mount Prospect. Staff has the following review comments:
Planning Division:
Please be advised that any changes to the overall height of the building will require changes to
the interior side yard building setbacks.
Any future modifications to the project will require either administrative approval or a formal
amendment to the planned unit development.
FLat,Q?.S:. i d-aA,LQaZ5.ub dNisj n:
3. The Plat proposes vacating50-foot building lines that were previously established in a
warranty deed (see attached warranty deed, Document No. 1496957). It is advised to confirm
with the Title Company that the School District has the authority to vacate the building lines by
recording the Plat. Based on the details of the Warranty Deed, determine what would be
necessary to remove Exception #27 from title, therefore ensuring that building over the 50-foot
building line would not be considered an encroachment.
4. Please review all comments provided in the review letter for the plat of subdivision under PZ-
10-25 dated June 17, 2025.
5. A portion of the school building still encroaches within the 50-foot building setback as
required in the warranty deed; planning staff (Ann Choi) discuss this issue with STR Partners
(Sandra Moon) who had stated that D57 is aware of the encroachment, has reviewed the issue
EXHIBIT C
VILLAGE REVIEW LETTERS
Village of Mount Prospect Building Services i Page 2
with their attorney, and will proceed based on the existing one-story brick building that is
already located within the 50-foot building setback.
Public Works Department:
6. PW has reviewed the revised information submitted on September 11 and 14, 2025 for
conditional use approval for the Lincoln Middle School proposed at 700 W. School Street. The
last remaining comment, detailed in our comments dated July 23, 2025, has been largely
addressed. The plan now includes a NO LEFT TURN sign at the new driveway onto Can Dota
Avenue. To better restrict the teft turn movements, the driveway should be signed and striped
as noted below:
Please note that the plans as submitted are sufficient to recommend approval of the
requested conditional use. The signage and striping details noted above will be implemented
as part of the building permit submittal.
EXHIBIT C
VILLAGE REVIEW LETTERS
Village of Mount Prospect Building Services i Page 3
It must be understood that the comments listed above reflect issues noted during a review of
the requested conditional use. A thorough review of the site design and details will be
performed as part of the building permit review process.
Building Department:
7. Work shall be coordinated with the Board of Education permit and building as necessary.
VOMP Building does not review and inspect schools for permit/building work.
Fire Department:
Please advise the petitioner that the following items must be included in the building/site plans
submittal:
8. A fire sprinkler system and standpipe system in accordance with NFPA 13 and NFPA 14 will be
required for this project for all buildings. Ensure fire sprinkler shop drawings, hydraulic
calculations, and equipment cut sheets are submitted for review.
Village of Mount Prospect Fire Prevention Code, 24.202
A fire alarm system will be required forthis project. Ensure that the fire alarm shop drawings
with point-to-point wiring diagrams, battery load calculations, and equipment cut sheets are
submitted for review.
Village of Mount Prospect Fire Prevention Code, 24.202
10. Before final approval, a State of Illinois Fire Marshal inspection/ ROE will be required.
11. A fire pump and standpipe system(s) will be required for this building. Please ensure that
drawings are submitted for these systems to the Fire Department for review.
If any changes are requested, please make the changes as noted above and submit a point -
by -point response letter and pdf files of the drawings. Please upload revisions into the portal.
Feel free to contact me at (847) 818-5314 / achoi@mountprospect.org if you have any questions.
Sincerely,
Ann Choi
Development Planner
c: File Community Development