HomeMy WebLinkAboutOrd 6831 02/03/2026 Granting A Condition Use For A Preliminary And Final Planned Unit Development For Property Located At 200 South Main Street, Mount Prospct, IllinoisORDINANCE NO.6831
AN ORDINANCE GRANTING A CONDITIONAL USE FOR A
PRELIMINARY AND FINAL PLANNED UNIT DEVELOPMENT FOR
PROPERTY LOCATED AT
WHEREAS, 200 S. Main Street, LLC ("Petitioner") has filed a petition for a
conditional use for a preliminary and final Planned Unit Development, with
respect to property located at 200 South Main Street ("Subject Property") and
Legally described as follows:
LOT 1 IN STENGREN CORNER SUBDIVISION OF LOTS 1, 2, 3, AND 4 IN BUSSE'S
RESUBDIVISION OF LOTS 1 TO 6 INCLUSIVE IN BLOCK 4, ALSO LOTS 2 AND 3
IN BLOCK 5, ALL OF BLOCK 6, AND LOTS 13 TO 24 INCLUSIVE IN BLOCK 7,
LOTS 17 TO 20 INCLUSIVE IN BLOCK 8, ALL IN MEIER'S ADDITION TO MOUNT
PROSPECT, BEING A SUBDIVISION IN THE NORTHWEST'/a- OF SECTION 12,
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 ON APRIL 16, 1979 AS DOCUMENT LR 3086126, IN
COOK COUNTY, ILLINOIS.
PIN: 08-12-119-029-0000
WHEREAS, the Petitioner seeks a conditional use permit for a preliminary and
final Planned Unit Development for the construction of a one-story, full -service
restaurant with an outdoor dining patio and eight (8) parking spaces; and
WHEREAS, a public hearing was held on the requests being the subject of PZ-
31-25 before the Planning and Zoning Commission of the Village of Mount
Prospect on the 8th day of January, 2026, pursuantto proper legal notice having
been published in the Daily Herald newspaper on the 24th day of December,
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-31-25; 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
requests meet the standards of the Village and that the granting of the
proposed conditional use for a preliminary and final Planned Unit Development
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.
SECTION TWO: The Mayor and Board of Trustees of the Village of Mount
Prospect do hereby approve a conditional use for a preliminary and final
Planned Unit Development (PUD) for the construction of a one-story, full -
service restaurant with an outdoor dining patio and eight (8) parking spaces,
subject to the following conditions:
1. A conditional use for a preliminary and final Planned Unit
Development (PUD) consisting of a one-story, full -service restaurant
with an outdoor dining patio and eight (8) parking spaces, subject to
the following conditions:
a. Deviations or exceptions from the Village's Zoning Code as
necessary to permit development of the Subject Property as
a planned unit development in accordance with this
Ordinance and the Approved Plans (as defined below),
including all specific zoning deviations and exceptions set
forth in the Petitioner's application materials.
b. Development of the site in strict conformance with the
following Approved Plans, the key sheets of which are
attached hereto as Exhibit "A":
i. Architectural plan set (14 sheets) titled "New Free
Standing One -Story Dine -In Service Restaurant With
Exterior Patio Fatpour Tapworks Zoning Review
Package: 12/19/2025" and prepared by Aria Group
Architects, Inc.
ii. Architectural elevations (6 pages) titled "Fatpour Tap
Works Zoning Review" prepared by Aria Group
Architecture + design, and dated December 4, 2025.
iii. Engineering plan set (11 sheets) titled "Site
Improvement Plans for Fatpour Tap Works" prepared
by Jacob & Hefner Associates, Inc. and dated
12/19/2025.
c. Compliance with all applicable Village Code requirements,
including, but not limited to zoning, fire, building,
environmental health, sign, and other Village Codes and
regulations.
d. The use of stucco or engineered stucco systems (EIFS - type)
is prohibited.
e. The southern portion of the east elevation (black fapade)
shall be revised to incorporate architectural enhancements,
increased setbacks, or landscape screening in order to
reduce its visual prominence along Main Street, subject to
review and approval by the Director of Community
Development.
f. The proposed solar panels shall not be visible when viewed
from the public right-of-way or from residentially zoned
property and shall be fully screened by the raised parapet
wall. The Petitioner shall submit a glare analysis for the
rooftop solar panels demonstrating that glare or reflected
light will not adversely impact the Prospect Place building
(11 W. Prospect Place) or its dwelling units. The analysis
shall include seasonal variations of the sun and its reflection
on the Prospect Place building/units.
g. Should stormwater management requirements imposed by
the MWRD and/or the Village's Public Works/Engineering
Department require modifications to the site design, staff
recommends that such changes be subject to administrative
review and approval by the Village Manager.
h. An approximatelyfive and seven -tenths -foot -wide (5.7') area
extending along the entire length of the west property line
shall be dedicated to the Village by the Petitioner through a
plat of dedication. The plat of dedication shall be recorded
prior to the issuance of a Certificate of Occupancy.
i. Submittal of landscape, irrigation and photometric plans
that comply with Village codes and regulations.
j. All signs shall be submitted, reviewed, and approved during
the permitting process. All signs shall conform to Village
Code. Any future relief requested for signage shall require an
application for a minor amendment to the PUD.
k. All rooftop mechanical equipment shall be hidden when
viewed from ground level as viewed from the public right of
way or property line of any adjacent residentially zoned
property. Screening of the RTUs shall be a continuous,
permanent, sound attenuating and noncombustible screen
of a color compatible with the principal structure. The
parapet wall shall be raised to provide full screening of any
RTUs. The Director of Community Development is
authorized to approve the design of any additional required
screening.
1. The Petitioner shall address all comments included in the
Village review letter dated December 29, 2025 (PZ-31-25)
attached as Exhibit "B" of this ordinance.
SECTION THREE: Except for the relief granted by the planned unit
development, compliance with all applicable development, fire, building, and
other Village Codes and regulations is required.
SECTION FOUR: The Village Clerk is hereby authorized and directed to record
a certified copy of this Ordinance and Exhibits "A" and "B" with the Recorder of
Deeds of Cook County.
SECTION FIVE: This Ordinance shall be in full force and effect from and after
its passage, approval and publication in pamphlet form in the manner provided
by law.
AYES: Dante, Gens, Grossi, Matuszak, Saccotelli
NAYS: DiPrima
ABSENT: None
PASSED and APPROVED this 3rd day of February, 2026.
ATTEST:
�vl
Karen M. Agor nos, Village Clerk
EXHIBIT A
Approved Plans (Civil Site Plan)
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EXHIBIT B
Village Review Letter
MAYOR
VILLAGE MANAGER
Paul Wm. Hoefert
Michael J. Cassady
r7ItRY H1k FP1FR kt;M -1t
TRUSTEES
VILLAGE CLERK
Vincent J. Dante
Karen Agoranos
Elizabeth B. DiPrima
Terri Gens
William A. Gross!
Phone: 847/962-6000
John J. Matuszak
Fax: 847/962-6022
Colleen E. Saccotell!
www.mountprospect.org
Village of Mount Prospect
50 S. Emerson Street, Mount Prospect, Illinois 60056
December 29, 2025
Neal Thompson, Aria Group Architects
830 North Boulevard
Oak Park, IL 60301
Via a -mail: ntho psonpariafnc.com
Re: PZ-31-25 (PZZ25-000035) / CU- Preliminary and Final PUD / 200 S Main St / Review
Comments #1
Dear Mr. Thompson,
The Village of Mount Prospect has reviewed the submittal for conditional approval of a planned
unit development for the construction of a new, single -story restaurant with outdoor patio space
located at 200 S Main Street (Subject Property), and below are the following review comments
from applicable departments:
Planning Division:
The following documents are missing from the zoning application:
1. Fixture cut sheets for some lighting fixtures (referto comments under Lighting
Requirements);
2. Landscape plan meeting the requirements of Article XXIII Landscape Requirements;
3. Provide proof that the property taxes have been paid;
4. The zoning application fee in the amount of $250 is outstanding and must be paid online
(Permit No. P7725-000035).
General Comments:
5. Per Section 14.304.1(13)(2)(b), all rooftop mechanical equipment shall be hidden when
viewed from ground level as viewed from the public right of way or property line of any
adjacent residentially zoned property. For new construction, the screen should be
designed as an architectural component of the structure in the form of a parapet wall.
Provide a sight line diagram that indicates all rooftop mechanical units and solar panels
will be fully screened by a raised parapet wall. This will be required as a condition before
permit issuance.
EXHIBIT B
Village Review Letter
Village of Mount Prospect Building Services i Page 2
6. Solar panels are proposed. An analysis shall be performed that indicates that no glare shall
be telegraphed or reflected on the Prospect Place building/units (11 W Prospect Place) so
as to create a nuisance or hazard. The analysis shall include seasonal variations of the sun
and its reflection on the Prospect Place building/units. This will be required as a
condition before permit issuance.
7. Hours of operation are noted as between 11:00 AM —1:00 AM daily. Will the restaurant offer
any live music (bands/DJs)?
8. LoadingwiL[ occur before 11:00 AM. Will any unloading occur prior to 6 AM?
9. Only one accessible parking space is required under Section 14.2205.
10. A portion of the public alley is within private property and will need to be dedicated to the
Village via a plat of dedication prior to the issuance of a final certificate of occupancy.
are, ,CQ,,uno_l nder. .c,.tio 1
11, The area next to the accessible parking space and bike parking rack shall be Landscaped
per the parkinglot-island requirements under Section 14.2306(A).
12. The colored elevations shall include a detailed materials schedule that provides the make
and model number for each material. A materials board with sample materials is also
required. The samples materials board and colored elevations will be required exhibit at
the Planning and 2dning Commission and Village Board meetings (to be presentable to the
Board one hour before meetings start). Please also provide a scanned version for staff to
include in the powerpoint and staff report.
13. Acode-compliant Photometric Plan shall be submitted prior to the issuance of a building
permit.
14. Photometric data at all property lines shall be provided at a spacing of not greater than
fifty feet (50') and not greaterthan six inches (6") above grade. Photometric data is missing
along the north, south and east property lines.
15. Provide a graphic scale and north arrow the scale of which is not less than one inch to fifty
feet (1 " = 50').
16. Many of the light fixture symbols are difficult to read as the text is running into or on top of
each other on the photometric plan. The photometric plan must be legible.
17. The foot-candle measurements along the west property line exceed the maximum
requirement of 0.1 foot-candles at the Lot line.
18. Per the calculation summary, the west patio seating area proposes an average illumination
level of 7.30 foot-candles and exceeds the maximum average illumination level of 5 foot-
candles permitted for business districts.
19. Will the lightingfixture "XLED 1" be fully recessed within the underside of the canopies?
These lighting fixtures shall not cause glare onto adjacent properties and rights -of -way.
20. Per Section 14.314(C):
EXHIBIT B
Village Review Letter
Village of Mount Prospect Building Services i Page 3
a. Upward aimed building facade lighting shall not exceed nine hundred (900) lumens (60
watt! ncan descent or 13 watt compact fluorescent bulb). All upward aimed lights ha It
be fully shielded, fully confined from projecting into the sky by eaves, roofs or
overhangs, and mounted as flush to a wall as possible.
b. Building facade light exceeding nine hundred (900) lumens shall be fully shielded,
aimed downward, and mounted as flush to a wall as possible.
c. Building facade lighting shall be fully contained within the vertical surface of the wall
being illuminated.
d. Building facade lighting that is measurable at the ground level shall be included in the
maximum allowable light levels.
21. Exterior lighting, including emergency lighting, shall be fully cutoff and shall have flat
lenses. Submit fixture cut sheets of all exterior lighting, including emergency lighting.
Fixture cut sheets were not submitted for lighting fixtures "B", "P" and "W".
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22. A code -compliant landscape plan shall be submitted prior to the issuance of a building
permit.
a. Staff cannot provide any comments on landscaping as no landscape plan was
submitted for review. The applicant shall provide a landscape plan that complies with
Sections 14.2303 and 14.2304.
b. Site/perimeter, screening and foundation landscaping shall be provided and meet
Sections 14.2306 and 14.2307.
c. Per Section 14.2306(B)(2), landscaping shall be provided across fifty percent (50%) of
the abutting lot line to a minimum height of three feet (3'). For lot lines greater than one
hundred feet (100') in length, plantings shall be placed in clusters, containing a
minimum of seven (7) shrubs per cluster, spaced at intervals of approximately thirty-
five feet (35') along the lot line. Shade trees shall be provided at the equivalent of
seventy-five feet (75') apart along the abutting lot line.
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23. Signage was illustrated on two elevations in the rendering. Staff counts a total of two wall
signs. The wall sign on the north elevation measures approximately 77 square feet and
appears to comply with code. The wall sign on the east elevation measures approximately
85 square feet and appears to comply with code.
24. If any additional signage is requested, please submit sign drawings for review. Any future
signage relief shall be reviewed and approved as an administrative amendment to the PUD.
Responses to Standards:
25. Revise the Standards For Planned Unit Developments With Other Exceptions to include the
following relief requests:
EXHIBIT B
Village Review Letter
Village of Mount Prospect Building Services i Page 4
a. An exception from Section 14.319 to permit a patio to be located in the front and
exterior side yards;
b. An exception from Section 14.2207.1 to permit a reduction in the minimum parking
requirement from eleven (11) parking spaces to eight (8) parking; spaces;
c. An exception from Section 14.1905.B to permit a reduced building setback of less than
22.72' along Main Street; and
d. An exception from Section 14.1905.E to permit a reduced building setback of less than
30' along Evergreen Avenue.
26. Revise the Standards for Planned Unit Developments to remove reference to a shared
parking agreement between the Petitioner and She property owner to the west. Public
parking will be available on the property once the Village takes ownership, Public ,parking is
also available on the Met`ra lots, Witle Street parking lot, W Prospect Avenue and along
Evergreen Avenue.
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27.Irrigation plan.
28. Solar panel drawings and specifications.
29. Glare analysis for the rooftop solar panels.
30. A code -compliant landscape plan.
31. A code -compliant photometric plan and fixture cut sheets.
Public Works Department:
PW has reviewed the plans submitted for the Fatpour development proposed at 200 S. Main
Street. While we do not object to the basic concept, the concerns raised in the concept reviews
regarding the proposed site drainage remain unaddressed. The following comments should be
addressed before conditional use is granted:
Drainage Concerns
32. Per VoMP Code Sections 15.401 & 15.402, stormwater detention would be required. The
plan should include some means of providing stormwater detention.
33. Per MWRD WMO Section 503.3, volume control may be required. We again stmn&
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We understand the applicant's response that these items "will be addressed at a later date".
However, while we do not require full, detailed calculations prior to conditional use approval,
the applicant needs to provide some preliminary estimate of any storage volumes required
(including both Village and MWRD requirements) so that we can have some assurance that
sufficient space will be provided to accommodate the required volumes. Despite requesting
EXHIBIT B
Village Review Letter
Village of Mount Prospect Building Services I Page 5
this information on June 2, 2025, and again on August 8, 2025, the applicant has provided no
information regarding any drainage design, nor has the applicant provided a letter of
determination from the MWRD.
In addition, the following comments listed below need not be addressed prior to conditional use
approval, but will have to be addressed prior to issuance of a Building Permit:
34. A documented flooding problem exists in the backyards of the neighboring residential
properties south and west of the site. Site drainage must be directed as much as possible
toward the north and east.
General Comments
35. Permits will be required from the Metropolitan Water Reclamation District of Greater
Chicago (MWRD) for the new sanitary service and drainage improvements, and from the
Illinois Department of Transportation (IDoT) for any work in Main Street.
36. Public Works has reviewed the updated plans submitted for the Fatpour development
proposed at 200 S. Main Street. The applicant, unfortunately, did not fully address our
December 10, 2025 comments regarding stormwater management. The site currently does
not have stormwater control mechanisms and the area is known to experience localized
flooding during large rain events. It is Staff's desire to provide stormwater control with this
development to reduce the potential for future neighborhood flooding. Village Code
requires stormwater detention for all new development but allows for "fee -in -lieu" for
small sites. Before considering this option, Staff asked the applicant to obtain a letter of
determination from the MWRD to determine their stormwater management requirements
for the site. This was not provided in the recent submittal.
The updated plans identify two small detention ponds and an underground facility for
stormwater detention. They do not show volume control, a potential requirement of the
MWRD, in the design. The applicant is required to contact the MWRD and receive a
decision on this issue.
Public Works does not object to conditional use approval as the plans show stormwater
detention and the applicant has provided preliminary volume calculations. A thorough
review of the detention design will be performed during the Building Permit review process.
Should the MWRD require volume control, Staff is open to reconsidering a fee in lieu of
detention. This will be based on further analysis and a final decision by the Director of
Public Works. Should the MWRD not require volume control, stormwater detention will be
required per Village Code. In either case, should meeting the stormwater management
requirements determined by both the MWRD and Engineering staff forthe site significantly
EXHIBIT B
Village Review Letter
Village of Mount Prospect Building Services i Page 6
alter the site design, Staff recommends the applicant be required to return to the Planning
& Zoning Commission and Village Board for approval.
Permits will be required from the MWRD for the sanitary sewer service and potential
stormwater management requirements, and from IDOT for any work within the Main Street
(IL Route 83) right-of-way.
It must be understood that the comments listed above reflect issues noted during a review of
the proposed concept. A thorough review of the site design and details will be performed as
part of the Building Permit review process.
Building Department:
37. At time of permit submittal provide building code analysis that outlines use groups, types
of construction, areas, and calculations based on the adopted Village codes. Include full
Electric, Structural, Plumbing, and Mechanical drawings.
38. Planning is responsible from a Zoning analysis review, process, and approval of use
including the Business License approval.
39. The walk-in cooler unit shall be NSF listed and labeled.
Environmental Health Division:
40. Permit to be submitted forfood service establishment should comply with att regulations
of the 2022 FDA Food Code.
Fire Department:
Please advise the petitioner the following items must be included in the building/site plans
submittal:
41.A fire sprinkler system in accordance with NFPA 13 will be required for this project for this
building. Ensure fire sprinkler shop drawings, hydraulic catculations, and equipment cut
sheets are submitted for review.
Village of Mount Prospect Fire Prevention Code, 24.202
42. A fire alarm system will be required for this project for this building. Ensure fire alarm shop
drawings point-to-point point wiring diagrams, battery load calculations, and equipment
cut sheets are submitted for review.
Village of Mount Prospect Fire Prevention Code, 24.204
43. AIL new sprinkler risers and associated equipment shall be located in a separate room with
a minimum of one -hour construction.
EXHIBIT B
Village Review Letter
Village of Mount Prospect Building Services i Page 7
44. A minimum of three feet (3') clear space shall be maintained around the circumference of
any new or existing fire hydrant, fire department connection, fire protection control valve or
any other fire protection system component.
45. An egress plan must be provided for the space. This plan must include occupant loads,
travel distances, egress widths and common path of travel distances. An egress plan will
be required when the building plans are submitted for review. Additional exits may be
required.
46. All egress doors are to use keyless locksets on the egress side. No flush bolts, dead or
draw bolts, etc. will be allowed.
Life Safety Code, 7.2.1.5.1„
If any changes are requested, please make the changes as noted above and submit a point -
by -point response letter and pdf files of the drawings. Please upload revisions into the portal.
Feel free to contact me at (847) 818-5314 / achoi@mountprospect.org if you have any questions.
Sincerely, 0 .
Ann Choi
Development Planner
c: File Community Development