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HomeMy WebLinkAbout8.3 1st reading of AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PRELIMINARY AND FINAL PLANNED UNIT DEVELOPMENT FOR PROPERTY LOCATED AT 200 EAST RAND ROAD, MOUNT PROSPECT, ILLINOIS (PZ-22-25)r� Item Cover Page Subject 1st reading of AN ORDINANCE GRANTING A CONDITIONAL USE FOR A PRELIMINARY AND FINAL PLANNED UNIT DEVELOPMENT FOR PROPERTY LOCATED AT 200 EAST RAND ROAD, MOUNT PROSPECT, ILLINOIS (PZ-22-25) Meeting March 16, 2026 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD Fiscal Impact (Y/N) Dollar Amount Budget Source Category Type Information I► NEW BUSINESS Action Item The Petitioner (REIT 200 LLC) is requesting a final Planned Unit Development (PUD) at 200 East Rand Road (the subject property). The Petitioner proposes to re-establish the hotel, restaurant, and banquet hall uses at the subject property. The building has been vacant since the Holiday Inn hotel and Bar Louie restaurant closed in 2020. The proposal meets the requirements and standards of the Village Code, and Village Staff ("Staff") is supportive of the requests. Discussion BACKGROUND The subject property was annexed to the Village in 1961 and in 1966 was developed as a Holiday Inn hotel with a pool, restaurant, and banquet hall/meeting spaces. The hotel complex operated continuously from its construction in 1966 until its closure in late 2020, with major interior remodels in 1977, 1998, and 2009. The property has been vacant since the Holiday Inn's closure and has experienced significant vandalism and deterioration. PROPOSAL The Petitioner, REIT 200 LLC, is proposing to re-establish the hotel, restaurant, and banquet facility again under the Holiday Inn brand. The Petitioner proposes to keep the existing floor plans and square footage for the previous uses, and provide a "full cosmetic refresh" of the interior and exterior of the building. The Village Board passed Resolution No. 27-25 on September 16th, 2025, which approved the subject property to be designated under the Class 7b Classification by the Cook County Assessor, with the condition that the Petitioner secure approval of an ordinance granting a conditional use to operate a hotel on the property within six months. Site Plan: The subject property consists of two parcels totaling 2.93 acres, with existing access points on Kensington Road and Rand Road. As a condition of approval, Staff will require the Petitioner to apply for an administrative plat of consolidation to combine the two parcels. The Petitioners are proposing to restripe the parking lot to increase the onsite parking from 137 to 140 stalls and pave a gravel area along the west property line where it is too narrow for plantings to grow. The existing parking lot and building setbacks are nonconforming under current zoning standards and would require relief if constructed today (see Table 1). Approval of the Planned Unit Development (PUD) would authorize the continuation of these existing conditions. Table 1: B-3 Zone Minimum Setbacks Required Yard Minimum Setback B-3 Subject Property Interior east 10' 4 8 Interior (west) 10'611,801 Front (Kensington) 1 30' 1 136.68' Rear (Rand) 20' 82.83' Parking Lot 10.0' of Uses: The three-story primary structure is approximately 80,000 square -feet in size, containing 139 guestrooms, a 5,326 square -foot restaurant, and a 3,376 square -foot banquet / meeting space. As of this writing, a restaurant tenant has not been identified by the Petitioners. Elevations: The existing building materials will remain, including stone veneer, painted concrete masonry units (CMUs), and Exterior Insulation and Finishing Systems (EIFS). The Petitioner proposes to refresh the exterior with new paint, replace damaged stonework, and replace damaged doors and windows. Parking: The Petitioner proposes to restripe the existing 137-stall parking lot to 140 parking stalls on site, to provide a 24-hour complimentary shuttle service between the hotel and airport, and the Petitioner has executed cross -use parking agreements with the neighboring properties at 201 East Kensington Road (1st Family Dental) and 303 East Kensington Road (Red Barn Restaurant). Per the Zoning Code off-street parking requirements, these adjacent properties have a surplus of 42 parking stalls (see Table 2) that the Petitioner has secured the use of to address the property's shortage of code -required parking stalls. The Petitioner has also agreed to landbank the open space at the north end of the subject property, which could be converted into 10 to 25 additional parking stalls if area parking demand exceeds supply (see Exhibit A. "Landbank Parking and Monitoring Requirements"). The Petitioner engaged Kimley-Horn to conduct a parking study to estimate peak parking demand for the subject property using two methods of analysis. Table 2 compares the parking demand methods and the projected deficit or surplus at the subject property with on -site, off - site, and land banked parking. Table 2: Holiday Inn -Estimated Parking Deficiency /Surplus (Updated 2/23/26) Minimum Stalls Onsite Onsite (140) Onsite (140) Required Parking Only + Cross Use + Cross Use (140 stalls) (42) (42) + Land Method Bank 25 Village Zoning 267 Code Parking Study: 103 +37 +79 +104 ULI* Parking Study: 151 -11 +31 +56 ITE** * Urban Land Institute Shared Parking Manual, 6th Edition **Institute of Transportation Engineers Parking Generation Manual, 6th Edition As a condition of approval, staff is requiring the Petitioner to conduct monthly parking utilization counts according to the schedule in Exhibit A, "Landbank Parking and Monitoring Requirements." If parking utilization at the subject property exceeds 85% of available spaces or if the Village documents negative impacts to adjacent properties or public rights of way, the Village may require installation of the deferred parking spaces in the land -banked area. Landscaping: The existing landscaping is nonconforming due to lack of landscape beds on the perimeter of the property and at the foundation of the building at the time of construction. The Petitioner is proposing new trees, shrubs, and various groundcover to fill the existing parking lot islands. Lighting: The Petitioner did not propose changes to the exterior lighting. A fully compliant photometric plan will be required as part of building permit submittal. Signage: The Petitioner intends to replace the five existing signs on the property: two freestanding signs and three wall signs. The freestanding sign at the Kensington Road entrance will be relocated further south once the north property line is adjusted to accommodate the right of way expansion. PUBLIC COMMENT As of this writing, staff has not received public comment on the proposal. STANDARDS AND FINDINGS Staff notes that the revitalization of the subject property has been listed in the Village Strategic Plan as a ""Management in Progress" item since it was abandoned in 2021. The proposal would support public safety by repairing a vacant structure that has numerous maintenance and safety issues and would promote general welfare by filling a key vacancy along a major commercial corridor. Based on the information submitted, the surrounding uses, and the proposed development's compliance with the Village's zoning ordinance and long- range planning documents, staff recommends approval of the conditional use request. PUBLIC HEARING The Planning and Zoning Commission reviewed the request at the February 26, 2026 Public Hearing. The Commissioners discussed the parking analysis, maintaining stormwater requirements should the land banked area be paved, and fire protection of the building. No members of the public appeared for the hearing. Following discussion, the Planning and Zoning Commission recommended approval of the conditional use request, subject to the conditions outlined in the staff report, by a vote of 5-0. Following the public hearing, Staff added two conditions of approval to the final ordinance. The first condition, titled "Landbank Parking and Monitoring Requirements," requires the Petitioner to make good -faith efforts to maintain the shared parking agreements for as long as reasonably practicable. The condition also clarifies that termination of any shared parking agreement will not relieve the Petitioner of its obligation to comply with the approved landbank parking and monitoring requirements. The second condition requires the Petitioner to dedicate, at no cost to the Village or the Illinois Department of Transportation (IDOT), any right-of-way and any temporary or permanent easements determined necessary for the design, construction, or future implementation of intersection improvements at Rand Road, Kensington Road, and Elmhurst Road (Illinois Route 83). The Petitioner has already executed and returned the necessary dedication documents to facilitate this process. However, the condition is included to ensure that any additional right- of-way or easement needs identified by IDOT prior to the dedication being recorded and the commencement of the project can be accommodated if required. WAIVER OF 2ND READING The Petitioner requests that the Village Board waive the second reading and take final action at the March 16, 2026, meeting. Alternatives 1. Approval of the following motion: "A conditional use for a final Planned Unit Development (PUD) consisting of a 2.93-acre property with a hotel, restaurant, and banquet facility, subject to the conditions listed in the attached ordinance." 2. Action at the discretion of the Village Board. Staff Recommendation Approval of the following motion: "A conditional use for a final Planned Unit Development (PUD) consisting of a 2.93-acre property with a hotel, restaurant, and banquet facility, subject to the conditions listed in the attached ordinance." Attachments 1. PZ-22-25 Administrative Content 2. PZ-22-25 Plans 3. PZ-22-25 Parking Study and Parking Agreements_03.16.26 4. PZ-22-25 Staff Report 5. PZ-22-25 (200 E Rand Rd) Minutes 6. PZ-22-25 Exhibit A Landbank Parking and Monitoring Requirements 7. Ord. XXXX CU for Final PUD (200 E Rand Rd) 8. PZ-22-25 Waiver Request V_Nlk_xu�lt Ptxls Village of'Mount Prospect Community Developiment Department 50 S. Emerson Street j Mount Prospect,, Illinois, 600,56 Phoine: (8,47) 818-53,28 Ter, I Official Use 061ly ( ' To beco�mpleted by"Village Staff) Case Number,-. P,&ZSubmission: Hearing Date;: Prqject N,amelAddress.: 1. Su',b ect P�rqpei, Add IIIy. 200, E Raind Road Mt Prospelict IIL 60,056, (es Zoning District (s)I'- B-3 Parcel Index, Number(s) (RIN(s): PropertyArea (Slq,,.,Ft. an�d/lor Allcreage):.93 AC 0 3 -34 - 200 ­061 ­00,00 T 0 3 -34 -200 -062 -000 0 11. Zo�nl ing quest(s), (Check all thata,pply), FE-1 Conditilon4l Use: For Hotel & Restaurant F-I Variation( ' s): "To ❑Zioniilrig Map,Arnendmenit: Rezlon,e From "To FlZioning Text ,Arnendme�nit: Seliction(s) * Other�: PUD- Hotel & Restaurant, 111. Surnm�a,, of Prouate sheet if necceess,,a�ry) a W.rat all corresi �on�derice will be sent to, the ap�pllicaant) 1p I Aame: Chirl's Patel Address: 5,50 E, Devon Ave. Suite 1,10 City,,'Statel ZIP Code: Itasca L 60143 Interest in Property: Owner (e.g. owners uyer, developerT lesseeT architect,etic, 0 V. Prqpe,,,,,,,rty, Owner Ol Check if,Same, as Applicant Name: Corporation: Address: City',,'State! ZIP Code: Phone: Email: I I I hereby affirm that all informati3O9n provided herein and in all materials submitted in association with this to the best, of'my knowledge. ap�plicatiuin are truel and 000 12/10/25 Ap�plicanit: Date. 1, Ope, (Signalture) MMOMM2 (Print or Type, Name) lilliq 11111 I hereby delsignate the applilicant �tio ac�t ,a's my agent for �the purpose ofseeking the zoniing requiest(sril iiin this applicatilon andthe associated supporfing material. QM (Signalture) (Print or Type, Name) The reestablishment of the Holiday Inn Hotel and restaurant. The proposed redevelopment involves no changes to the building footprint, no expansions of intensity, and no deviations from any bulk, height, setback, or lot coverage regulations. The renovation is purely cosmetic refresh and there will be no changes made to the structure or overall layout of the building. The existing three-story structure complies with the maximum height limit of three stories or thirty-five feet, meets all required setbacks, and maintains appropriate parking, circulation, and landscaping areas. Its renovation with a $9,000,000+ interior overhaul and the reintroduction of hotel, restaurant, meeting space, and supporting amenities represents exactly the type of strategic reinvestment envisioned for this corridor. The project will reactivate a dormant site, strengthen surrounding retail and restaurant uses, improve corridor aesthetics, and generate employment, sales tax, and lodging revenue. COUNTY OF "I . . ...... )SS Induben Pafel under oath, state that I am Him= 11 the sole owner of the property X an owner of the property an authorized officer for the owner o�f the propertl commonly described as 200 E Rand Road Mt Prospect, It 60056 and that such property is, owned by REIT 200 LLC this date. i"i as of SUBSCRIBED AND SWORN TO BEFORE, ME THIS CIr ........ ............. - (Signature) fA', 'I l "" " F A L OFFIC C'q PL) Ll 1( icl�'� (X W Non tvly Jiily 01 . . . . . . . . . . . . . . . . . . THIS INSTRUMENT WAS DRAFTED BY: SRG Law Firm PLLC 641 Lexington Avenue, 14'h Floor New York, New York 10022 ATTN: Steven R. Goldberg, Esq. AFTER RECORDING RETURN To: Parikh Law Group, LLC 150 S. Wacker Dr., Ste. 2400 Chicago, IL 60606 ATTN: Ronak Desai, Esq. 2533211064 Daces 2533211064 Fee $88.00 ILRHSP FEE:$18.00 RPRF FEE=S1.00 Monica Gordon Cook County Clerk's Office Date: 11/28/2025 11:53 AM PAGE: 1 of s SPECIAL WARRANTY DEED THIS SPECIAL WARRANTY DEED, made as of the 14th day of November, 2025 by HDDA ---- Mount Prospect, LLC, an Illinois limited liability company, having an address of c/o HDDA, LLC, One Ravinia Drive, Suite 900, Atlanta., GA 30346, Attn: Taylor Wolters (the "Grantor"), to and in favor of REIT 200, LLC, an Illinois limited liability company, having an address c/o Nexgen Hotels, 550 E Devon Ave Suite 110, Itasca, IL 60143, Attention: Chris Patel (the "Grantee") WITNESSETH, that the Grantor, for and in consideration of the sum of Ten and Noll00 Dollars ($ 10.00) and other good and valuable consideration in hand paid by the Grantee, the receipt whereof is hereby acknowledged, and pursuant to the power and authority vested in Grantor, by these presents does GRANT, BARGAIN, SELL AND CONVEY unto the Grantee and to its successors and assigns, FOREVER, all the following described real estate, situated in the City of Mount Prospect, County of Cook, State of Illinois known and described in as follows: See EXHIBIT A attached hereto and made a part hereof. Together with all and singular the buildings and improvements erected on the land and all the estate, right, title, interest, property, claim and demand whatsoever of Grantor of, in, and to all ways, streets, alleys, driveways, passages, waters, water courses, rights, liberties, privileges, hereditaments and appurtenances thereunto belonging, or in anywise appertaining, and the reversion and reversions, remainder and remainders, rents, issues and profits. thereof, and all the estate, right, title, interest, claim or demand whatsoever, of the Grantor, either in law or equity, of, in and to the above described premises, with the hereditaments and appurtenances: TO HAVE AND TO HOLD the said premises as above described, with the appurtenances, unto the Grantee, its successors and assigns forever. REAL ESTATE TRANSFER TAX 25-Nov 2025 COUNTY: 2,000.00 ILLINOIS: ,000.00 TOTAL: 6,000.00 03-34-200-061-0000 120251001614708 1 296-557-424 And the Grantor, for itself, and its successors, does covenant, promise and agree, to and with the Grantee, its successors and assigns, that it has not done or suffered to be done, anything whereby the said premises hereby granted are, or may be, in any manner encumbered or charged, except as herein recited; and that it WILL WARRANT AND DEFEND the said premises against all persons lawfull claiming, or to claim the same, by, through or under Grantor, subject to the p y matters set forth on EXHIBIT B attached hereto and made a part hereof. [Signature(s) and Notarial Jurat(s) on following page(s)] IN WITNESS WHEREOF, Grantor has executed this Deed as of the day and year first above written. GRANTOR: HDDA -w MOUNT' PROSPECT, LLC, an Illinois limited liability company Name: Michael 'son Title: Authorize ignatory r STATE OF ) 1 _� ss COUNTY Z� ) I, the undersigned, a Notary Public, in and for the County and State aforesaid, DO HEREBY CERTIFY, that Michael Lipson, personally known to me to be the Authorized Signatory of HDDA -- MOUNT PROSPECT, LLC, an Illinois limited liability company, and personally known to me to be the same person whose name is subscribed to the foregoing instrument, appeared before me this day in person and acknowledged that in such capacity, he signed and delivered the said instrument pursuant to authority duly given, as his free and voluntary act, and as the free and voluntary act and deed of said company, for the uses and purposes therein. set forth. M�coin�i�s�on exi�ires: �r�Z 0 L� Notary Public, State of Georgia Rhonda Loerzel Fulton County Exo1res 08121 /2028 Address for Real Estate Tax Notices: REIT 200, LLC c/o. Nexgen Hotels 550 E Devon Ave Suite 110 Itasca, IL 60143 Attention: Chris Patel EXHIBIT A REAL PROPERTY IN THE CITY OF MOUNT PROSPECT, COUNTY OF COOK, STATE OF ILLINOIS, DESCRIBED AS FOLLOWS: PARCEL 1: THE WEST 210 FEET OF THE EAST 490 FEET OF THE NORTH 300 FEET OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PARCEL 2: THAT PART LYING NORTH OF RAND ROAD OF THE WEST 210 FEET OF THE EAST 490 FEET OF THE NORTHWEST 1/4 OF THE NORTHEAST 1A OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, (EXCEPT THE NORTH 300 FEET), IN COOK COUNTY, ILLINOIS. 6s V1L�:A16E'OF I'OUNT-PROSPECT Permanent Index Number: 03-34-200-061--0000103-34--200-062-0000 .� R ATE"MAN�S,FERTAX 411 Commonly known as. 200 East Rand Road, Mount Prospect, Illinois 60056 ; '��*��«�� E XIUBIT B Permitted Exceptions 1. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the title that would be disclosed by an accurate and complete land survey of the land. 2. Easements, or claims of easements, not shown by the public records. 3. Taxes or special assessments which are not shown as existing liens by the public records. 4. Grant dated November 1,1937 and recorded September 10, 1941 in Document Number 12753770 of easement in favor of the County of Cook for constructing and laying file and Storm water and other drains on a part of the land and other property, together with the privilege of entering said land for the purpose of repairing said file or drains. 5. Continuing sewage disposal facilities adequate for gulf oil corporation's needs and an easement for gulf oil corporation's construction, installation, maintenance, repair and use of a connecting underground sewer line from the land to the sanitary sewer line now installed, or to be installed by Jemo 1ndustries, Inc., on its adjacent land, as contained in trustee's deed recorded October 26, 1966 in Document Number 19978694, the East-West course of said easement being of 6 foot width and the Northwest course a minimum 4 feet 9 inches in width, following a center line as follows: Commencing at the intersection of the East line of the Northwest 114 of the Northeast 114 of Section 34, Township 42 North, Range 11 East of the Third Principal Meridian with the North line of the Northeast 114 of said section; thence North 89°52' 15" West along said North section line a distance of 340 feet to a point; thence South and parallel with said East section line a distance of 121 feet to the point of beginning; thence South 89' 52' 15" East and parallel with said North section line a distance of 57 feet and 7.5 inches to the end of said 6 foot wide easement area and the beginning point of the center line of said 4 foot 9 inch wide easement area, thence south and parallel with said East section line a distance of 80 feet more or less to the Sanitary Sewer line now installed, or to be installed by Jemo Industries, Inc. 6. Easements as reserved and created by instrument dated July 21,1967 and recorded October 10, 1967 in Document Number 20286209, made by Jemo Industries, a corporation of Illinois, to MT. Prospect Motor Hotels, Inc., a corporation of Illinois, and Farmer Cooper's, Inc., a Delaware corporation, for Sanitary Sewer across and under the East 10 feet and over 6 feet and 4.9 inches, as shown on plat attached to said instrument. 7. Easement for sewage disposal facilities, as contained in the trust deed recorded in Document Number 19922009, from American National Bank and Trust Company, as trustee, in favor of Gulf Oil Corporation over a portion of the land to the Sanitary Sewer line now installed, or to be installed by Jemo Industries, Inc., as set forth therein. 8. Grant dated February 18, 1946 and recorded February 21,1946 in Document Number 13725237 by William H . Pohlman and Carolyn (or Carolina) Pohlman, his wife, to Public Service Company of Northern Illinois, a corporation of Illinois, affecting the land and other property for the right to lay, maintain and operate an 18 inch gas main and necessary appurtenances in, upon, under and above the Northeast side of the public highway known as Rand Road, which extends along the Southwest side of the land other property. 9. Easement giving the right to lay gas mains along the Northeast side of the public highway known as Rand Road, as contained in grant by William P ohhnan and others, dated February 18, 1946 and recorded February 21, 1946 in Document Number 13725237, to Public Service Company of Northern Illinois. 10. Easement and associated rights granted to Comcast of Illinois XI, LLC. by MP real estate investments, LLC in an instrument dated October 28, 2010 and recorded February 08, 2011 in Document Number 1103910112. 11. Resolution No. 26-25, a resolution designating an area as blighted and in need of renewal, recorded October 3, 2025 as Document No. 2527608010. �Cook County �,Home About Us Foirnis& Tax 8411 Property 03ow34*w20iO 061w0000 T AX B I L L E D A, M 01, U IN TS, TMURI'IISTORY 2023" 56,086,35 F'"C3 "i (,J i 11 f'.'Lfl 1, 210221, $5,83S),04 Pay [,hMory 7" lir)-2"" 2020", $6,510,14, Paty,rnien�t Hlistc)r 2 ()l 9 11", $ 5"�'85 7.6 6 bpi r lNevovs, & Elve'llits 0',der Pro grami"'rilFAQ s co,act US m rc h A, g i n, T-,,'ijx c friist,,,�c F�roperty 'tei P R 0 P IE 200 ERAND RD If 0 U PNI T P R GSP EC T 60,056 MAILING ADDRESS III 1) DA M T PRO S PE C'T L I.0 ,3 5, 0 F"JOk" R" H'i"VVt F L 1. 6 N EvIV `010 R K 11 P,J Y 1, 0() 2 2 LJpd,zite cir EXEMPTIONS 2113,24: fll,liot,Availab�e 20 12 3�" EX e r,,i, '',i p t i o, rt s Ri- e ,ii ed 1110 �"'V Ved 2,0W'-1,2: 0 R 20,121 113 �""S r",?'eu? red 2'('),2,0:� () Rt 2,019" D Ex� Pvll c:& llrle "E"Ye i ii r", I on � 'rvr"' o" L" � rc"�n m I I I , , , M "ll Z Mill �"11144' al"N't, R CU RENTEN FORMAT ION Assessed'Vailumm. .10 2 IA C cf,'l 1" 't I'll, flo r UV o 20,475, t&:1 P Ir o pe rty, Va [ u e S"2,fj 4, , 1 750 ry F."r- o e irty C s' Class, De is n" "T',ax R�Ave, x Coc"'llel 1: 1-i�x�,ilg Rate "991W 20,24: 2021 12 0 2,' 1*1 We 2 0,21 : �J o� Av a U ia lb [e 2020: AppeaA, 019I A�ppeiia[ Ovemew Payments Where Your Mones Goes Downfload Yot,tr Tax, IM I I Nanive or Address, Change T ax E.kemptians Solid Taxes, Ova "paymem Ref unds: Overpay,nnent Refund Status Uncashed Cr T, ca x i n g Districts Finainciais Propeny Tax" Appeal Board, Decitions 204'eat Tax M4 Hlislory Debt to property Vall,ue Inc,orrect Irnage? 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Tay x'Year 1210,23 Seciand I011ulie Thur'sday, A urgust'l,, 2024 Tax"Verar 2021.4, First Iristaftmenit, Due'Tuesday, March 4,2:025 Stop receiving'yourtax bill by mail. 1 tr igrwp for eBitfing to receive fi'ittwe tax bit'i'lls via, ernawill,, Cook Countyllrope, rty "fax, Portal Home About Us, o rm,s,&, 'I ax Lit I I Heq u ests, ; e w s & ve n ts', Ut he r P rogra mom s L0gym 11,KtUS, AQS BillodAmo I'S RONnd qbl b,,®r riwrft DW$ w I�x Afpooj DOW$ lu ",n" ED T Ins 'reh TOO P r,ri s: 'eclgiropertyChaIIactestcfor PIN.arhAar� 0390113,4iml!21010�limo�621,mOO,0,0q I TAX11SILIM AMOUNTS , HISTORY 2024� $34211408.03* F."zii,"d �-n Fi 1, 1 021 $622,560.06 1' id in F�..IW 202Z $59711". 63.07 q :,U �W -r'�'y �(. 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Avia If � a b I 2020: YrieZi lrff5orrriUation 20qal mm Overview - Payuienwts Whiere, Ywir Money Ues Download� Your''Tax Bill Nrne or, Addres,s Change,, Tay x Solld'Taxesi Dverpayment Refunds, Ove,Tpaymenl, Refund Cho�cks Tax[nig D istrict's, Fl,naricials Pmperty TFax, Appeal Board DOUS'Jons, 20 -Yea,,r Tax Bill Hislory De b(to Propeny VaJue PropertyLocation: 2001 E,,,,RAND, IRD, MOUNT P ROSPECT, It. 60056-2158 VdIume: 2.95 Incorrect 1m,,,&g,,e.,?C1ick, H,erec, ,e Are Yotur, Taxes IR Tax Year b(billed in 2024) AmOLUM, F3,J1111ed: S6,22,5160M &OW41131fledAmmunAm- $3328,,�4 4 ­7 'Due, Datc ph ]NOMOV -M T �axq -1// ........... m 4 0 /////////// ,, j 2 "Du em Total Amount D; � $0 010 Expand Paytrient Details w 'Tax, Year, 21024, in 2025) TotalArriount 0 no'gin'Al 131fled Ammunita-1 d Due-DOW. ILL ONE/ '41/1 ONx // OF Ommmf Duep A Total Am Vt Due: $0,'00 Expand Payment D Saoll dovo n f ot mv,,,,re inf i.xmat ivit. Mailing Infe,,rm, ation. KDDA MT PROSPECT LUC 3510 NARK,AVE FL16 NEW" YOR"K,"'.1 IV 100,22-6 106 Original,801eid Amr*unt:� 82,94,066,37 Otte, Date: OW01122,024 TAx., S01,00 1101west: 801,010 Currenl,Ammurwl Due: 0.00 About, payments: Paymeats, are recorded the d4te, th—e-y-57F?'FMTQM7.TTi—ey appear o,n thewebsitte, about three business, days later. 91"W"Ifflim Operw-a P1,L)fof yx,,Yur ta x bi 111hat cain be p nrit,ed a rW use d to pay, J/"11 PIKSO ri, C)T, It I'd, Tax Year 2023 secoti-d mstallrneint Due Thursday, August 1, 2024 A (,,stailtrijent �Due Tbesdzy; March 40,20'26' Tax Year,210,24, Firs, n libii? tax h4flJorthis lhars, beeri� regist-ere,41, to 6e sent via electroviic irg)mmouinlicalians. Condition Use Standards 200 E. Rand Road, Mount Prospect, Illinois PI Ns: 03-34-200-061 /-062 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; The Subject Property is currently located in the B-3 Zoning District, which requires a condition use for Hotel uses. The B-3 community shopping district is designed to provide for the needs of a much larger consumer population than is served by the B-2 district, and provide a wider range of uses for daily and occasional shopping. This district is located along major arterial roadways. The proposed Hotel is an ideal use which by its very nature works synergistically along major roadways and allows for temporary housing of large populations of potential consumers in the area. The reestablishment and operation of the Holiday Inn at200 E. Rand Road will not be detrimental to or endanger the public health, safety, morals, comfort, or general welfare. The proposed use represents the continuation of a long-standing hotel use that has previously operated successfully and compatibly at this location for many years under the same zoning classification. The property is fully developed and designed to accommodate a hotel, with existing infrastructure, including parking, lighting, fire suppression, and access - originally built to meet Village and life -safety codes. The new ownership intends to fully renovate and modernize the facility, bringing it into compliance with all current building, accessibility, and safety standards. As a professionally managed hotel operating under the Holiday Inn brand, the use will provide a safe, well -maintained lodging option that supports both local businesses and tourism without introducing any adverse environmental, traffic, or noise impacts. The renovation will improve the overall appearance and functionality of the site, enhancing rather than diminishing public welfare in the area. 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; The proposed re-establishment of the Holiday Inn will not be injurious to the use or enjoyment of nearby properties, nor will it diminish or impair property values within the neighborhood. The property has long functioned as hotel under prior approval, and its continued use as lodging is consistent with the established commercial character of the Rand Road corridor and surroundingB-3-zoned parcels. The renovation will modernize an existing, vacant structure improving aesthetics, safety, and economic vitality. All operations will occur within the existing building footprint, with no new adverse impacts related to noise, lighting, or traffic. By returning a vacant site to productive use, the project will enhance the appearance and stability of the area, supporting and complementing neighboring retail, restaurant, and service uses. In fact, the current vacancy of a major (and highly visible) site like this generally leads to a reduction in property values within the neighborhood - by renovating & reoccupying the site, it should reinvigorate the area and ultimately lead to increased property tax values. 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; The re-establishment of the Holiday Inn at 200 E. Rand Road will not impede the normal and orderly development of surrounding properties for uses permitted within the B-3 District. The site is located along Rand Road, one of Mount Prospect's primary commercial corridors, and is surrounded almost entirely by compatible retail, restaurant, office, and service uses including Sunrise Plaza, multiple freestanding restaurants and shops, and the larger Randhurst Village commercial center to the South. These existing and permitted uses define the area as a stable, high -intensity commercial corridor appropriate for a hotel use. The Subject Property is already fully developed with an existing hotel structure, parking areas, and utilities designed for lodging use. The proposed renovation should not require new access points or infrastructure and will maintain compliance with all applicable bulk and setback standards. Rather than inhibiting development, the project will enhance the surrounding area by reinvesting in a Long- vacant site, improving its appearance, lighting, landscaping, and building condition, all of which will strengthen corridor aesthetics and market confidence. Reactivating this property asa professionally managed Holiday Inn will encourage continued commercial investment along Rand Road and complement nearby businesses by providing lodging options for travelers and visitors who patronize local restaurants, retailers, and service establishments. The project will therefore promote, rather than hinder, the orderly development of the B-3 district and align with the Village's long-term economic and redevelopment goals for this corridor. 4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided; The Subject Property at 200 E. Rand Road is fully developed and already served by necessary public utilities and infrastructure, including water, sanitary sewer, stormwater drainage, electrical, and telecommunications services. These systems were designed and constructed to support a full -service hotel use and remain in place. Any components requiring modernization will be upgraded as part of the planned renovation to ensure compliance with current Village engineering, fire, and building code standards. The site benefits from direct access to Rand Road, a major arterial roadway that provides safe and efficient ingress and egress for both guests and service vehicles. The existing drive aisles, internal circulation, and parking configuration were previously approved by the Village and remain appropriate for hotel operations. On - site drainage and stormwater facilities are established and functioning, and any minor improvements will be coordinated with the Village's Engineering Department during permitting. In summary, all necessary public facilities are in place or will be maintained and upgraded as needed through the redevelopment process, ensuring the property continues to operate safely, efficiently, and in full compliance with Village infrastructure requirements. 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; The existing site at 200 E. Rand Road is already configured with established access points that were previously approved and constructed to serve hotel traffic. The property benefits from direct access to Rand Road, a major regional arterial designed to accommodate higher traffic volumes associated with commercial and hospitality uses. The site's primary ingress and egress drives are properly spaced and aligned to maintain safe distances and efficient vehicle circulation. Internal traffic flow, including guest drop-off, parking circulation, and service deliveries, is fully contained within the property. The hotel'straffic patterns are distributed throughout the day and evening rather than concentrated during peak commuter hours, resulting in minimal impact on public street congestion. If any minor adjustments are required during site plan review, they will be coordinated with the Village's Engineering and Public Works Departments to ensure compliance with all access management and traffic safety standards. Overall, the reactivation of the former Holiday Inn will maintain safe, efficient ingress and egress while improving the functionality and appearance of a key property along the Rand Road corridor. 6. That the proposed conditional use is not contrary to the objectives of the current Comprehensive Plan for the Village; and The proposed re-establishment of the Holiday Inn at200 E. Rand Road is fully consistent with the objectives of the Village of Mount Prospect's Comprehensive Plan. The Plan identifies the Rand Road corridor as a key commercial area intended for sustained economic activity, reinvestment, and high -quality redevelopment that strengthens the Village's commercial tax base and enhances corridor aesthetics. Reactivating a long -vacant hotel directly supports those objectives by reinvesting in existing infrastructure, attracting visitors, and promoting complementary activity for nearby restaurants, retailers, and service businesses. The renovation of the former Holiday Inn will improve the visual character of the corridor through updated architecture, landscaping, and site maintenance, aligning with the Plan's goals for corridor beautification and commercial vitality. Furthermore, the Comprehensive Plan encourages the reuse and modernization of underutilized commercial sites rather than new greenfield development. This project exemplifies that principle by revitalizing an existing structure within an established commercial area, efficiently using existing utilities and transportation infrastructure. The proposed conditional use therefore directly advances, rather than contradicts, the Village's long-term land use and economic development objectives. 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 & Zoning Commission. The proposed re-establishment of the Holiday Inn at 200 E. Rand Road will fully conform to all applicable regulations of the B-3 Community Shopping District and all other relevant provisions of the Village Code. The property is already developed in accordance with prior Village approvals and meets required bulk, height, and setback standards, as well as all applicable parking, landscaping, and lighting regulations. No variances or modifications are anticipated as part of this request, as the project involves the renovation and reuse of an existing, previously approved hotel structure. Should any minor technical adjustments be identified during plan review, the applicant will coordinate with Village staff to ensure full compliance with current codes and any recommendations of the Planning& Zoning Commission. The proposed conditional use therefore meets the intent and spirit of the B-3 zoning district and will continue to operate in harmony with surrounding commercial uses along the Rand Road corridor. BRIAN Pl. LISTO "+T 4 1 ) 15, 04 PT _ i Jl SA N I i (3 ) , - ' 8 FI IL 01 + 592 January 29, 2026 PUD STANDARDS: A — General Standards: 1. Compliance with the regulations of the underlying zoning district (B-3 Community Shopping District) The Subject Property is located within the B-3 Community Shopping District, which is intended to serve a broad consumer population and is strategically located along major arterial roadways such as Rand Road. A hotel is a permitted conditional use within the B-3 District and is expressly compatible with the district's purpose, which emphasizes high -intensity commercial activity, regional access, and service -oriented businesses The proposed redevelopment involves no changes to the building footprint, no expansions of intensity, and no deviations from any bulk, height, setback, or lot coverage regulations. The existing three-story structure complies with the maximum height limit of three stories or thirty-five feet, meets all required setbacks, and maintains appropriate parking, circulation, and landscaping areas. Because this project represents the renovation and reoccupation of a long-standing hotel use, the proposed PUD complies fully with all applicable provisions of the B-3 zoning district. No modifications, variances, or exceptions are requested or required 2. Consistencv with the Comprehensive Plan The reestablishment of the Holiday Inn directly advances multiple objectives of the Village's Comprehensive Plan, including: • Guiding Principle 1: Livable Built Environment, which promotes the revitalization and adaptive reuse of aging commercial properties. • Policy 1.2: Encourage adaptive reuse and reinvestment in underutilized structures rather than greenfield development. • Policy 1.6: Support reinvestment in major commercial corridors, including Rand Road, to improve economic vitality and corridor aesthetics. • Economic Development Goals, emphasizing increased tax base, employment, and commercial synergy. The Subject Property is a highly visible, fully developed commercial site that has been 100% vacant for several years. Its renovation with a $9,000,000+ interior overhaul and the reintroduction of hotel, restaurant, meeting space, and supporting amenities represents exactly the type of strategic reinvestment envisioned for this corridor. The project will reactivate a dormant site, strengthen surrounding retail and restaurant uses, improve corridor aesthetics, and generate employment, sales tax, and lodging revenue. Accordingly, the proposed PUD is firmly aligned with both the land use and economic development goals of the Comprehensive Plan. 3. Advancement of the public interest and the purposes of the zoning ordinance The proposed PUD promotes public interest by: • Reoccupying a long -vacant commercial building and preventing further deterioration. • Introducing significant private investment into the Village through the $9M+ renovation • Improving site safety, lighting, accessibility, and building functionality. • Restoring full hotel operations, including dining and meeting facilities, which generate sales tax, employment, and complementary spending within the Village. • Providing high -quality lodging that supports both local businesses and regional visitors. • Enhancing corridor appearance through modernization of the building interior, upgraded guest areas, and renewed operational management under a recognized national brand. These benefits directly support the purposes of the B-3 District and the zoning ordinance as a whole, including economic development, public welfare, safe site design, and long-term commercial stability. 4. Street design and traffic considerations .v The project maintains the existing, previously approved access configuration along Rand Road. The hotel's ingress and egress points are well -spaced, designed for safe maneuvering, and have functioned effectively for decades. Internal circulation for guest drop-off, parking, and service vehicles is fully contained within the site. Traffic generated by hotel uses is naturally distributed across the day and does not concentrate during peak commuting periods. No operational changes are proposed that would create congestion or impair roadway safety. The project likewise places no excessive burden on public parks, schools, or Village services. The PUD will therefore maintain safe, efficient transportation conditions and complies with the intent of § 14.504(A) regarding traffic and public facilities. B - Standards For Planned Unit Developments With Use Exceptions No use exceptions are requested. A hotel is expressly allowed as a conditional use in the B-3 District and the proposal is simply the reestablishment of this long-standing use. The PUD does not introduce any secondary uses exceeding allowable thresholds, and no portion of the proposed redevelopment involves an unpermitted use. Therefore, this section is satisfied by default. C — Standards for Planned Unit Developments With Other Exceptions No zoning exceptions of any kind are requested under this PUD. • All bulk regulations are met. • All setback requirements are met. • Height is compliant. • Lot coverage does not exceed the 75 % maximum • No parking or landscape relief is requested. • No modifications to subdivision or design standards are necessary. • No additional screening or transitional yards are required, as the property does not abut single- family residential uses. Because the project introduces no new encroachments, no intensification of the building footprint, and no reduction in required standards, the PUD satisfies § 14.504(C) in its entirety without exception. Furthermore, the renovation improves, rather than diminishes the impact of the structure on adjoining properties and enhances privacy, aesthetics, and corridor character. 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Imp Will Proposed floor plans, with narrative explaining changes that will be made We plan to do a full cosmetic refresh of the interior of the hotel. There will be no structural changes to the property. Also there will be no change to the plumbing and electrical. We will change outlets to newer outlets so that there is a fresh look. We will change all the plumbing fixtures in all the bathrooms to give it a fresh look. We plan to change any damaged doors and windows as needed. We will be refinishing the rooms with a combination of LVT flooring and carpeting. The walls and ceilings will be repainted and we will also be adding some wallpaper as an accent piece in each room. All rooms will get all new furniture, tvs, ptac units, mattresses, ect. The bathrooms will have new tiles on the floors. The walls will receive new wallpaper. The vanity will be replaced with a new FFE base. The fixtures will be replaced. The lights will be replaced with new lighting fixtures. 50% of the rooms will be converted from tubs to shower pans. All bathrooms will receive a new tub surround and shower fixtures. All the hallway corridors will get new wallpaper and decorative lighting sconces. Also all the carpeting will be replaced. New the will be installed at the elevator landing for each floor. The the in the elevator will also be replaced. All the ceiling tiles will be replaced throughout the corridors. The stairwells will be freshly painted. Employee break room will be tiled and freshly painted with new furniture. The fitness center will receive new rubber flooring, new mirrors, new wallpaper, and new equipment. The swimming pool and hot tub will be resurfaced and painted. The tiles will be replaced as needed. All equipment will be tested and fixed as needed by a third party pool company such as Barrington Pools. The banquet room will receive new carpeting and new decorative lighting sconces. Rest will remain as is. All public restrooms will receive new vanities, new wallpaper, and new tiles. Rest will remain as is. All offices will be receiving new carpeting and will then be painted along with new furniture. The restaurant will stay as is. All the the will be cleaned and re -grouted. All new tables and chairs will be installed along with new artwork. New wall scones will be installed. Kitchen equipment will be tested and anything nonfunctioning or missing will be replaced. This will be done with a third party commercial kitchen company called Trimark. Exterior we will upgrade the landscaping. Replaced and damaged stonework. Repaint the entire building. Install new building signage. Replace the parking lot and restripe. See attached room layouts and finishes. 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No signs will be relocated except for the signage #5 (see below). This will be adjusted due to the lot lines that will change as a small piece of this land is being sold to the City of Mt Prospect for their expansion of the sidewalk project. m 0 I N -+-a (D (D 4-a 1--i (D (D LL -0 (D CD Ir- CD 0 /11 x w v � I.-,, Z/ � � 00 660 Ir- 14- alK 0-4c 669 �/s 9-4c is III 0 To: Chris Patel — Principal, NextGen Hotels From: Justin Opitz, AICP — Kimley-Horn Date: February 23, 2026 RE: Parking Study — Holiday Inn Mt. Prospect 200 E Rand Road Mt. Prospect, Illinois On behalf of NextGen Hotels, Kimley-Horn has prepared a parking study for the proposed 139-room Holiday Inn redevelopment located at 200 E Rand Road in Mt. Prospect, Illinois. This memorandum outlines the parking spot counts conducted on January 22nd and January 24t" at nearby similar hotels, and reviews future parking demand for the proposed Holiday Inn relative to existing parking demand and supply. iiiiit e Coiindiii"Cibiinsiiiii ° ° iiiii i ii Proposed) The approximately 79,828 square -foot (SF) building is currently vacant but was previously occupied by a Holiday Inn hotel. The three-story building currently provides 137 on -site parking spaces, including 5 ADA accessible spaces. The proposed hotel would increase the parking supply by three spaces, bringing the total up to 140 parking spaces. Two full access driveways are provided, one each along Kensington Road and Rand Road. No change is planned to the existing site access; however, the building interior and fagade are being renovated. The Holiday Inn hotel will provide a shuttle service to O'Hare airport and also includes an approximately 5,326 SF sports bar restaurant. The green space at the north end of the property along Kensington Road is planned to be land banked for future parking, if needed. The site location map is provided on Exhibit 1, while the existing off-street parking is outlined in Exhibit 2, and a conceptual site plan is included as an Attachment. Paiirkiiihing St udy A parking study was conducted to analyze the utilization of three nearby existing comparable hotels. The purpose of this study is to determine the parking demand rates for the existing hotels and utilize this rate to project parking demand for the proposed Holiday Inn. The nearby hotels surveyed are listed below: Courtyard by Marriott Chicago Arlington Heights/South 100 Algonquin Rd, Arlington Heights, IL 60005 DoubleTree by Hilton Hotel Chicago Arlington Heights 75 Algonquin Rd, Arlington Heights, IL 60005 Sheraton Suites Chicago Elk Grove 121 NW Point Blvd, Elk Grove Village, IL 60007 exHieit i Klomley>>>Horn SITE LOCATION MAP JlFln M 0 R T H NOT TO SCALE ,AO jlllel�' '4 62/2 All f �a 11W lf'(Y`F,� '7!1111"`� 1'/ 74, K E N S I N G T 0 N R D l/ I lvll/�'ll 4"m jil, 2, 4a f g 1`11/0 Al MAN r m i2s RNI/I 4if, I o F/g, ply," mall g 0,0 LEGEND Site Boundary Off -Street Parking Klomley>>>Horn /AV( ell, 11114 R1, A 14, Yk,` jg MIN M '020, F/A M�MMMMPM , M "All �q, Ill " 01111 I / py le, OWN, Mom 0 A A r f 13 '4N FF", EXHIBIT 2 iffF-STREET PARKING LOCATION MA'rrl K01 m I ey))P) H o r n Page 4 PaiiHkiihing Reqdiihireiimeiints The Village of Mount Prospect requires a designated amount of parking depending on the land use and characteristics including square footage, employees, rooms, and capacity. Table 1 outlines Village requirements for the hotel use including the restaurant and meeting space, and the resulting required number of spaces. Table 1. Municipal Parking Requirements Hotel, extended stay 1 space per room plus 1 space 139 rooms 155 hotel, and motel per employee on peak shift 16 employees 12 spaces per 1,000 SF of 31768 SF Dining Restaurant with a bar floor area plus 1 space for 11558 SF Kitchen 79 140 -133 every 3 seats in the bar area' 45 bar stools Ban uet/meetin q g 1 space per 3 persons 100 capacity person p p y space capacity plus 1 space per 5 employees 39 employee Total 273 140 -133 1 For restaurants, floor area shall not include areas devoted primarily for storage, restrooms, and corridors used solely for accessing these areas Based on municipal code, the proposed 140 parking spaces provided by the site does not meet the 273-space requirement by a deficit of 133 spaces. PaiiHkiihing Counts Kimley-Horn conducted parking count spot checks at nearby comparable hotels on Thursday, January 22nd, 2026, and Saturday, January 25t", 2026. The counts were collected between 10:OOPM and 11:00 PM to capture the peak parking demand of the hotels. Table 2 summarizes the collected data and the field data collection sheets are provided as an Attachment. Table 2. Parking Count Spot Checks Courtyard by Marriott 145 Rooms 26 30 Chicago Arlington No O'Hare Shuttle 155 0.18 0.21 Hei hts/South g Includes Restaurant with bar 17% 19% ( ) ( ) DoubleTree by Hilton 241 Rooms 104 105 Hotel Chicago g No O'Hare Shuttle 307 0.43 0.44 (34%) (34%) Arlington Heights Includes Restaurant with bar 250 Rooms Sheraton Suites 96 90 Includes O'Hare Shuttle 323 0.38 0.36 Chicago Elk Grove (30%) (28%) Includes Restaurant with bar Based on data collected, the maximum parking demand across all three hotels on Thursday was 104 parking spaces at the Double Tree, resulting in 34 percent utilization. Similarly, the maximum demand across all three hotels on Saturday was 105 parking spaces also at the Double Tree, resulting in the same utilization percentage. It should be noted that this parking demand data was collected during January, and in winter months hotels generally can experience dips in occupancy. K01 m I ey))P) H o r n Page 5 As such, the Urban Land Institute's (ULI) Shared Parking Manual, 6t" Edition, was referenced to determine a monthly adjustment factor that should be applied to understand what the peak parking demand rate per room would be for the observed hotels during peak months of the year. For hotels that are more business focused, such as the proposed Holiday Inn and observed hotels, the month of January experiences 60 percent of peak occupancy according to ULI. Furthermore, according to the manual, peak occupancy (100 percent) occurs during the month of April. It should be noted that the months of May through October range between 85 — 95 percent occupancy. In order to bring the peak parking demand rate per room observed in January up to peak occupancy in April, a factor of 1.67 is applied. Table 3 below details the results of applying this factor. Table 3. Factored Parking Demand Rate Courtyard by Marriott Chicago Arlington 145 Rooms 155 0.18 0.21 0.30 0.35 Heights/South DoubleTree by Hilton 1.67 Hotel Chicago 241 Rooms 307 0.43 0.44 0.72 0.74 Arlington Heights Sheraton Suites Chicago Elk Grove 250 Rooms 323 0.38 0.36 0.64 0.60 As can be seen, applying the monthly adjustment factor to bring the peak parking demand rate per room at the Double Tree from January up to peak occupancy in April results in the maximum rates of 0.72 and 0.74 spaces per room on Thursday and Saturday, respectively. The proposed Holiday Inn will provide 140 parking spaces to serve the 139-room hotel. Applying the above maximum peak parking demand rate per room results in the below estimated peak parking demand in Table 4. Table 4. Holiday Inn Estimated Peak Parking Demand Proposed Holiday Inn The peak parking demand for the proposed Holiday Inn is estimated to be approximately 100 spaces on weekdays and 103 spaces on weekends. The parking supply of 140 spaces should adequately accommodate the projected demand. K10 m ley») Horn Page 6 ����)aiidkiihing Demandiiiii Site generated parking demand was also estimated using data referenced from the Institute of Transportation Engineers (ITE) Parking Generation Manual, 6th Edition, an industry resource that references parking data collected across the country for a myriad of land uses. For this evaluation, ITE Land -Use Code (LUC) 310 (Hotel) and LUC 932 (High -Turnover Site Down Restaurant) were used to represent the proposed hotel. ITE data excerpts are provided as an Attachment. The ITE LUC 310 (Hotel) description is as follows, "A hotel is a place of lodging that provides sleeping accommodations and supporting facilities such as a full -service restaurant, concierge service, valet parking, cocktail lounge, meeting rooms, banquet room, and convention facilities. A hotel typically provides a swimming pool or another recreational facility such as a fitness room.". This indicates that some hotels surveyed by ITE contain on -site restaurant/bars and banquet/meeting spaces that are ancillary to the hotel, and that the projected parking demand generated by LUC 310 (Hotel) would be inclusive of all proposed on -site uses. However, to provide a conservative analysis scenario, the restaurant use was analyzed separately and no internal capture was applied between the hotel and restaurant, despite it being likely that hotel guests will make up a large portion of the restaurant customers. Tables 5 summarizes parking demand projections based on ITE data for weekdays and weekends, respectively. Table 5. ITE Parking Demand Projections (Weekday and Weekend) 932 — High -Turnover (Sit Down) Restaurant 1 R = Rooms 2X = Per 1,000 SF GFA Based on ITE parking demand data, the proposed parking supply of 140 spaces does not accommodate the projected overall average peak parking demand of 147 and 151 spaces during the weekday (Monday -Friday) and weekend (Saturday), respectively. While the peak parking demand exceeds supply, the mix of hotel and restaurant uses are likely to have different peaking characteristics throughout the day. When considered in this way, the peak parking demand is estimated to be 129 spaces from 7:00 — 8:00 PM, which is accommodated by the proposed parking supply. Table 6 below depicts the peak parking demand on an hourly basis based on ITE data during a weekend (Saturday) when demand is expected to be highest. Page 7 Table 6. ITE Parking Demand Hourly Distribution 50 % ) � % "76% "76% 88 7% C, % fib /4 310 — Hotel 90 45 50 53 59 68 68 70 78 86 90 90 932 — High % (® % 100 1 0 85% 5 5% 5 ( ..% Turnover (Sit 61 30 38 47 61 61 52 34 21 -- 3 -- 3 -- 3 Down) Restaurant Total 75 88 100 120 129 120 104 99 86 90 90 Average Peak Parking Demand is based on ITE data contained in Table 5. 2 Hourly Parking Demand calculations are based on Average Peak Parking Demand multiplied by percentages in the top -right corners of each cell, which are referenced from ITE data. 3 ITE data not available after 11 PM. Shut""'Shut"UiirvIIice The proposed Holiday Inn will offer a 24-hour complimentary shuttle service that generally runs between the hotel and O'Hare airport. The shuttle will enter and exit the site via the Rand Road access driveway and staging for pick-up and drop-off will occur at the parking space immediately south of the main entry to/from the lobby, which is located along the west side of the building. When the shuttle is not in use, it will remain in the same parking space. Shuttle dimensions and capacity are included as an Attachment. The 24-hour complimentary shuttle should help reduce parking demand for the hotel, as patrons will have convenient access to and from the airport. A shuttle circulation diagram is depicted on Exhibit 3 on the following page. exHieiT s Klomley>>>Horn SHUTTLE ROUTE MAP K10 m ley») Horn Page 9 Gros& -Use Paiirkiiiiingii ii ii Cross -use parking agreements have been established between the proposed hotel, the adjacent Dental Office at 201 E Kensington Road, and the Red Barn Restaurant and Brewery at 303 E Kensington Road. These agreements allow for shared and reciprocal use of designated parking areas owned by the parties involved. In the event that the proposed restaurant and hotel experience parking demand nearing capacity during the peak evening dinner period, restaurant patrons could be directed to park in the Dental Office parking lot which provides 25 spaces, as their office hours generally end at 6:00 PM on weekdays and 2:00 PM on Saturday. It is expected that around 15-20 spaces in the Dental Office parking lot could be available for use after the office closes. It is unlikely that the proposed restaurant and hotel will share parking spaces with the Red Barn Restaurant and Brewery, as their peak parking demand times are likely to coincide. Paiidkiihing Management iin i i ii The following provides an example of a parking management framework that could be followed by the hotel operator to ensure that parking demand is managed and does not exceed supply. • After the hotel opens and is operational, the hotel operator should count the number of vehicles parked in the parking lot on one Thursday and one Saturday once a month between 7:00 — 8:00 PM and 10:00 — 11:00 PM, for a period of six months to one year. • The hotel operator should report the number of counted vehicles to the Village of Mount Prospect once a month for the duration of the monitoring period. • Should the parking demand exceed 90 percent for an agreed upon number of months during the monitoring period, the owner/operator should pursue constructing the land banked parking to increase the parking supply. The exact characteristics of this parking management plan should be finalized between the hotel owner/operator and the Village of Mount Prospect. Kimley-Horn prepared a parking study for the proposed 139-room Holiday Inn redevelopment located at 200 E Rand Road in Mt. Prospect, Illinois. The three-story building currently provides 137 on -site parking spaces, including 5 ADA accessible spaces. The proposed hotel would increase the parking supply by three spaces, bringing the total up to 140 parking spaces. Two full access driveways are provided, one each along Kensington Road and Rand Road. No change is planned to the existing site access; however, the building interior and fagade are being renovated. The Holiday Inn hotel will provide a shuttle service to O'Hare airport and also includes an approximately 5,326 SF sports bar restaurant. Kimley-Horn conducted parking count spot checks at nearby comparable hotels in January 2026 in order to estimate the parking demand for the proposed Holiday Inn redevelopment. Based on the data collected, the peak parking demand for the proposed Holiday Inn is estimated to be approximately 100 spaces on weekdays and 103 spaces on weekends. Additionally, parking demand was also estimated using data referenced from the ITE Parking Generation Manual, 6th Edition, an industry resource that references parking data collected across the country for a myriad of land uses. Based on ITE, the projected overall average peak parking demand for the proposed development is 129 spaces during weekends when demand is expected to be highest. The parking supply of 140 spaces should adequately accommodate the projected demand. j Page 10 A parking management plan should be finalized between the owner/operator and the Village of Mount Prospect. This plan should include the owner/operator observing parking demand in the site parking lot on a monthly basis and reporting this to the Village to ensure that demand is adequately accommodated. 1, 1 Conceptual Site Plan Parking Spot Check Field Sheets ITE Pang Generation Manual, 6t" Edition Data Excerpts Shuttle Capacity and Dimensions CONCEPTUAL SITE PLAN w w w > 0 W W z z L-L z 00-0 FL w eIi W Z V w Z 4, M 1411 HIV ........................ z III III ................... ..................... IP III III z I ............. I ... I I I I I I I 1 4 < c lip? < Z oo n 1 fn, I ............ 3 < C)" �111111111� z -1� �z ............. z EliI "I"o — Z -I W z w w z w w w .. ......... W Z z W w w w .................... 1 111) 111 .......... m LL LL LL w 0) CIVO 83AI8 S�3NI'l S30 0 -j < 0 z < on 0 < Gvo�j J�om C) O O a_ < z V) C Mi z Ld ON133HM Z GV08 is�nHVM T so LLJ uj U- z EL 0 z Lu Z ty- EL w z LLJ w LLJ W W Z & U- CO LLJ w Lij w T w LLJ ill U- & 0 W 1: LL LLJ P n0 LL (y) LLJ W w 0) U-01 Lu w :t w WL LLJ EL LLJ w w & LLJ z LLJ Lu ci W Ise z Ce) LU LLJ & U- LLJ LLJ W LLJ -i -j W W W Z W Z Z Z Z 0 0 0 w w 0 z PARKING SPOT CHECK FIELD SHEETS \©\ �� \2 �� y \\ . % \\ \ , r,� m a ,� ��z LU + Vj SA fie" ITE PARKING GENERATION MANUAL, 6TH EDITION DATA EXCERPTS Land Use: 310 Hotel Description A hotel is a place of lodging that provides sleeping accommodations and supporting facilities such as a full -service restaurant, concierge service, valet parking, cocktail lounge, meeting rooms, banquet room, and convention facilities. A hotel typically provides a swimming pool or another recreational facility such as a fitness room. Time -of -Day Distribution for Parking Demand The following table presents atime-of-day distribution of parking demand on a weekday (four study sites) and a Saturday (three study sites) in a general urban/suburban setting. Percent of Peak Parking Demand 11 . • 1 11 • 1 .1 • 11 3:1 111 a.m.1 11 . 12:11 p 11 � 11 � 11 0 1 •1 11 11 p 11 � •1 11 � 11 0 1 11 P.M. 11 � 190 Parking Generation Manual, 6th Edition itur Hotel (310) Data Plot and Equation 1.l 400 300 100 00 100 200 300 400 500 X = Number of Rooms Study Site IFitted Curve Average Rate Fitted Curve Equation: Ln(P) = 0.82 Ln(X) + 0.55 R2= 0.88 Parking Generation Manual, 6th Edition • Institute of Transportation Engineers Hotel (310) Data Plot and Equation Parking Generation Manual, 6th Edition • Institute of Transportation Engineers Land Use: 932 High -Turnover (Sit -Down) Restaurant Description A high -turnover (sit-down) restaurant is full -service eating establishment with a typical duration of stay of 60 minutes or less. This type of restaurant is usually moderately priced, frequently belongs to a restaurant chain, and is commonly referred to as casual dining. Generally, these restaurants serve lunch and dinner; they may also be open for breakfast and are sometimes open 24 hours a day. These restaurants typically do not accept reservations. A patron commonly waits to be seated, is served by wait staff, orders from a menu, and pays after the meal. Some facilities offer carry -out for a small proportion of their customers. Some facilities within this land use may also contain a bar area for serving food and alcoholic drinks. Land Use Subcategory Data are separated into two subcategories for this land use: • Restaurants that serve breakfast • Restaurants that do not serve breakfast The "serves breakfast" subcategory includes restaurants that serve customers during breakfast, lunch, and dinner; during breakfast and lunch; and during breakfast only. The "does not serve breakfast" subcategory includes restaurants that serve customers during lunch and dinner, during dinner only, and during lunch only. 670 Parking Generation Manual, 6th Edition itur Time -of -Day Distribution for Parking Demand The following table presents atime-of-day distribution of parking demand on a weekday (Monday — Thursday) at restaurants that serve breakfast, lunch, and dinner (10 study sites) and at restaurants that serve only lunch and dinner (25 sites). The following table also presents atime-of-day distribution of parking demand on a Saturday at restaurants that serve breakfast, lunch, and dinner (nine study sites) and at restaurants that serve only lunch and dinner (six sites). Percent of Monday —Thursday Peak Parking Demand Percent of Saturday Peak Parking Demand Is I iLand Use Descriptions and Data Plots 671 High -Turnover (Sit Down) Restaurant - Does Not Serve Breakfast (932) Data Plot and Equation 1.v 200 150 50 G 0 2 4 X = 1000 Sq . Ft. G FA Study Site Fitted Curve Equation: *** 6 8 Average Rate R2= *** Parking Generation Manual, 6th Edition • Institute of Transportation Engineers a 10 High -Turnover (Sit Down) Restaurant - Does Not Serve Breakfast (932) Data Plot and Equation 1.v 200 150 50 0 0 X 43 X 3� X X 5 10 X = 1000 Sq . Ft. G FA Study Site IFitted Curve Fitted Curve Equation: P = 15.02(X) - 20.77 15 Average Rate R2= 0.73 Parking Generation Manual, 6th Edition • Institute of Transportation Engineers 20 SHUTTLE CAPACITY AND DIMENSIONS liday Inn Shuttle Van Dimensions Exterior Dimensions • Length: Regular models are approx. 212-217 inches; Extended models are 232-237 inches. Width: -79.3 inches (excluding mirrors). Height:-80.5-84.1 inches. Wheelbase: 138 inches. • Ground Clearance: -7 inches. Interior &Capacity • Seating Capacity: 12 to 15 passengers (depending on configuration). • Cargo Volume: Approx. 236-278 cubic feet. Front Head Room: 42.5 inches. Front Leg Room: 40.0 inches. Front Hip Room: 65.6 inches. CROSS -USE PARKING AGREEMENT This Cross -Use Parking Agreement ("Agreement") is entered into as of February 10, 2026, by and between: Business A: REIT 200 LLC, a Illinois Limited Liability Company, with its principal place of business at 200 E Rand Road Mt Prospect IL 60056 ("Party A") and Business B: 1st Family Dental of Arlington Heights P.C. , a Illinois corporation, with its principal place of business at 201 E Kensington Road Mt Prospect IL 60056 ("'Party B") Party A and Party B may be referred to individually as a "Party" and collectively as the "Parties." 1. PURPOSE The purpose of this Agreement is to establish the shared and reciprocal use of designated parking areas owned or controlled by the Parties. 2. PARKING AREAS - Party A Parking Lot: Located at 200 E Rand Road Mt Prospect IL 50056. - Party B Parking Lot: Located at 201 E Kensington Road Mt Prospect IL 60056. 3. CROSS -USE RIGHTS Each Party grants the other Party a non-exclusive right to use parking spaces. 4. HOURS OF USE Cross -use parking shall be permitted during: 7 days a week and 24 hours a day. There shall be no restriction on the hours and days of use. S. MAINTENANCE AND OPERATION Each Party is responsible for upkeep of its own parking area. 6. LIABILITY AND INDEMNIFICATION Each Party agrees to indemnify the other for claims arising from its own negligence or misconduct. 7.INSURANCE Each Party shall maintain liability insurance with minimum coverage of $1,000,000. 8. TERM AND TERMINATION This Agreement begins on February 15, 2026 and continues until terminated with 30 days written notice, 9. NO ASSIGNMENT Neither Party may assign rights without written consent. 10. GOVERNING LAND' This Agreement is governed by the laws of the State of Illinois. 11. ENTIRE AGREEMENT This Agreement constitutes the full understanding between the Parties. 12. SIGNATURES Party A: Business, ,"u,,ame:. .. .......... RE IT 200 LLC By, Name: Chris Patel Title: Principal Date: 2/11 /26 Party B: Business N j st Family Dental of Arlington Heights P.C. B • Name: GHAS Title: President Date: 2/10/26 IIIIIII CROSS-US I PARKING This Cross -Use Parking Agreement ("Agreement") is entered into as of February 10, 2026, by and between: Business A: REIT 200 LLC, a Illinois Limited Liability Company, with its principal place of business at 200 E Rand Road Mt Prospect IL 60056 ("Party A") and Business B: Homestead Hospitality Group., a Illinois Limited Liability Company, with its principal place of business at 303 E Kensington Road Mt Prospect IL 60056 ("Party B") Party A and Party B may be referred to individually as a "Party" and collectively as the "Parties." 1. PURPOSE The purpose of this Agreement is to establish the shared and reciprocal use of designated parking areas owned or controlled by the Parties. 2. PARKING AREAS - Party A Parking Lot: Located at 200 E Rand Road Mt Prospect IL 50056. - Party B Parking Lot: Located at 303 E Kensington Road Mt Prospect IL 60056. 3. CROSS -USE RIGHTS Each Party grants the other Party a non-exclusive right to use parking spaces. 4. HOURS OF USE Cross -use parking shall be permitted during: 7 days a week and 24 hours a day. There shall be no restriction on the hours and days of use. 5. MAINTENANCE AND OPERATION Each Party is responsible for upkeep of its own parking area. 6. LIABILITY AND INDEMNIFICATION Each Party agrees to indemnify the other for claims arising from its own negligence or misconduct. 7. INSURANCE Each Party shall maintain liability insurance with minimum coverage of $1,000,000. 8. TERM AND TERMINATION This Agreement begins on February 15, 2026 and continues until terminated with 30 days written notice. 9. NO ASSIGNMENT Neither Party may assign rights without written consent. 10. GOVERNING LAW This Agreement is governed by the laws of the State of Illinois. 11. ENTIRE AGREEMENT This Agreement constitutes the full understanding between the Parties. 12. SIGNATURES Party A: Businessame: REIT 200 LLC Y m B . Name: Chris Patel Title: Principal Date: 2/ 10/26 Party B: Busines a e: Homestead Hospitality Group LLC By: Name: Al a Patel Title: Member Date: 2/ 10/26 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: February 19, 2026 CASE NUMBER PZ-22-25 PUBLIC HEARING DATE February 26, 2026 APPLICANT/PROPERTY OWNER REIT 200 LLC PROPERTY ADDRESS/LOCATION 200 East Rand Road BRIEF SUMMARY OF REQUEST The Petitioner (REIT 200 LLC) is requesting a final Planned Unit Development (PUD) at 200 East Rand Road (the subject property). The Petitioner proposes to re-establish the hotel, restaurant, and banquet hall uses at the subject property. The building has been vacant since the Holiday Inn hotel and Bar Louie restaurant closed in 2020. The proposal meets the requirements and standards of the Village Code, and Village Staff ("Staff") is supportive of the requests. 2024 Aerial Image 2025 Village of Mount Prospect Zoning Map B-4 E Kensington Rd EXISTING EXISTING LAND USE/ SURROUNDING ZONING & LAND USE SIZE OF ZONING SITE IMPROVEMENTS North: B-3* Community Shopping PUD PROPERTY B-3 Community Vacant hotel with East: B-3 Community Shopping 2.93 acres Shopping restaurant and banquet South: B-3 Community Shopping West: B-3 Community Shopping STAFF RECOMMENDATION APPROVE APPROVE WITH CCONDITION DENY H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-22-25 200 E Rand Rd (CU - Final PUD).docx BACKGROUND / PROPERTY HISTORY The subject property was annexed to the Village in 1961 and in 1966 was developed as a Holiday Inn hotel with a pool, restaurant, and banquet hall/ meeting spaces. The hotel complex operated continuously from its construction in 1966 until its closure in late 2020 when it had been operating as a Holiday Inn, with major interior remodels in 1977, 1998, and 2009. The property has been vacant since the Holiday Inn's closure and has experienced significant vandalism and deterioration. PROPOSAL The Petitioner, REIT 200 LLC, is proposing to re-establish the hotel, restaurant, and banquet facility again under the Holiday Inn brand. The Petitioner proposes to keep the existing floor plans and square footage for the previous uses, and provide a "full cosmetic refresh" of the interior and exterior of the building. Proposed work includes but is not limited to: replacing bathroom fixtures; refinishing floors; new paint and wallpaper; new furniture and fitness equipment; replacing ceiling tiles in all corridors; repairing the swimming pool and hot tub; testing and replacing kitchen equipment; upgrading Landscaping; repainting the exterior; installing new signage; and replacing and restriping the parking Lot. On September 16, 2025, the Village Board approved a resolution in support of a Class 7B designation by the Cook County Assessor, with the condition that the Petitioner obtain zoning approval within six months of the resolution date. Site Plan: The subject property consists of two parcels totaling 2.93 acres, with existing access points on Kensington Road and Rand Road. As a condition of approval, Staff will require the Petitioner to apply for an administrative plat of consolidation to combine the two parcels. The Petitioners are proposing to restripe the parking lot to increase the onsite parking from 137 to 140 stalls and will pave a gravel area along the west property line where it is too narrow for plantings to grow. The existing parking lot and building setbacks are nonconforming under current zoning standards and would require relief if constructed today (see Table 1). Approval of the Planned Unit Development (PUD) would authorize the continuation of these existing conditions. No modifications are proposed to the current setbacks, building height, or lot coverage, other than where the Village is requesting the Petitioner donate land to accommodate the intersection and sidewalk improvement efforts at Kensington, Elmhurst, and Rand Roads. The Village is requesting that the Petitioner donate a 0.60' strip of land to expand the right-of-way along the north end of the site adjacent to Kensington Road. Staff is working with the Petitioner on a plat of dedication. Table 1: B-3 Zone Minimum Setbacks Required Yard Minimum Setback B-3 Subject Property Interior (east) 10' 4.5W Interior (west) 10' ' Front (Kensington) 30' 136.68' Rear (Rand) 20' 82.83' Parking Lot 10.0' W Uses: The three-story primary structure is approximately 80,000 square feet in size, containing 139 guestrooms, a 5,326 square -foot restaurant, and a 3,376 square -foot banquet / meeting space. Hotel guest amenities include a fitness center, indoor pool/spa, meeting space, business center, and guest Laundry. As of this writing, a restaurant tenant has not been identified by the Petitioners. In the B-3 zoning district, restaurants and banquet facilities are permitted uses while hotels and motels are H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-22-25 200 E Rand Rd (CU - Final PUD).docx 2 conditional uses. Elevations: The existing building materials will remain, including stone veneer, painted concrete masonry units (CMUs), and Exterior Insulation and Finishing Systems (EIFS). The Petitioner proposes to refresh the exterior with new paint, to replace damaged stonework, and to replace damaged doors and windows. Parking: The Petitioner proposes to restripe the existing 137-stall parking lot to 140 parking stalls on site, to provide 24-hour complimentary shuttle service between the hotel and airport, and the Petitioner has executed cross -use parking agreements with the neighboring properties at 201 East Kensington Road (1 St Family Dental) and 303 East Kensington Road (Red Barn Restaurant). Per the Zoning Code off-street parking requirements, these adjacent properties have a surplus of 42 parking stalls (see Table 2) that the Petitioner has secured the use of to address the property's shortage of code -required parking stalls. The Petitioner has also agreed to landbank the open space at the north end of the subject property, which could be converted into 10 to 25 additional parking stalls if area parking demand exceeds supply (see Exhibit B, "Landbank Parking and Monitoring Plan"). The Petitioner engaged Kimley-Horn to conduct a parking study to estimate peak parking demand for the subject property. Kimley-Horn visited three comparable hotels, each also having a restaurant and banquet / meeting space, to collect parking utilization data for two dates in January, documenting utilization rates between 17%and 34%. Understanding that January hotel occupancy is generally low, the study applied an adjustment factor to estimate the parking demand at peak hotel occupancy (April). This method suggested that the peak parking demand for the subject property would be 103 vehicles. The study also provided an estimate of demand based on the Institute of Transportation Engineers (ITE) data, which suggested that peak demand at the subject property would be 133 vehicles. Table 2 shows the minimum number of off-street parking spaces for the subject property based on square footage and occupancy for each use, according to the Village zoning code. Per the code, the subject property is deficient by127 parking stalls. The code, however, does not account for overlapping usage of parking stalls for those that would be staying at the hotel to attend a conference on the same property, or dine at the hotel while staying there overnight. Table 3 shows the minimum parking required for the neighboring businesses offering cross -use access, illustrating that these adjacent users have a surplus of 42 parking stalls per the zoning code. Table 4 compares the parking demand as required by the village code and projected by both the Urban Land Institute and Institute of Transportation Engineers. H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-22-25 200 E Rand Rd (CU - Final PUD).docx 3 Table 2: Holiday Inn - Off -Street Parking Minimums # of Stalls # of Stalls Deficit / Use Minimum Variable Required Provided Surplus Hotel, 1 space per guestroom plus 1 139 guest rooms 155 extended stay space per employee on peak shift 16 employees hotel, and motel Restaurant 12 spaces per 1,000 SF of floor 3768 SF (Dining Only) 74 with a bar area plus 1 space for every 3 seats 28 bar stools in the bar area' Banquet / 1 space per 3 persons capacity 100 persons 38 Meeting Space plus 1 space per employee 4 employees TOTAL 267 140 -127 Table 3: Cross -Use Parking Analysis # of Stalls # of Stalls Deficit / Use Minimum Variable Required Provided Surplus RED BARN: 12 spaces per 1,000 SF of 3768 SF (Dining Only) 84 125 +41 Restaurant with a floor area plus 1 space for 50 bar stools bar every 3 seats in the bar area' 1ST FAMILY DENTAL: 5 spaces per 1,000 square 41722 GFA 24 25 +1 Offices: medical / feet of gross floor area dental TOTAL 108 150 +42 Table 4: Holiday Inn — Estimated Parking Deficiency/Surplus Method Minimum Stalls Required Onsite Parking Only (140 stalls) Onsite (140) + Cross Use (42) Onsite (140) + Cross Use (42) + Land Bank (25) Village Zoning Code 267 -127 -85 -60 Parking Study: ULI 103 +37 +79 +104 Parking Study: ITE 133 +7 +49 +74 As a condition of approval, Staff is requiring the Petitioner to conduct monthly parking utilization counts according to the schedule in Exhibit B, "Landbank Parking and Monitoring Plan." If parking utilization at the subject property exceeds 85% of available spaces or if the Village documents negative impacts to adjacent properties or public rights of way, the Village may require installation of the deferred parking spaces in the land -banked area. Landscaping: The existing landscaping is nonconforming due to lack of landscape beds on the perimeter of the property and at the foundation of the building at the time of construction. The Petitioner is proposing four new trees, 69 new shrubs, and various groundcover and ornamental grasses to fill the existing parking lot islands. The land banked area will remain open lawn as stipulated by the "Landbank Parking and Monitoring Plan" (Exhibit B). Lighting: The Petitioner did not propose changes to the exterior lighting. A fully compliant photometric plan will be required as part of building permit submittal. Signage: The Petitioner intends to replace the five existing signs on the property: two freestanding signs and three wall signs. The freestanding sign at the Kensington Road entrance will be relocated 1 Per Village Code, restaurant floor area shall not include areas devoted primarily for storage, restrooms, and corridors used solely for accessing these areas. H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-22-25 200 E Rand Rd (CU - Final PUD).docx 4 further south once the north property line is adjusted to accommodate the right of way expansion. All signs shall meet the requirements of Chapter 7 of the Village Code and will require a separate sign permit. PUBLIC COMMENT As of this writing, Staff has not received public comment on the proposal. 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 proposal meets the applicable standards contained in the Mount Prospect Zoning Ordinance. Staff requests that the Planning and Zoning Commission make motion to adoptStaff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motions: 1."Aconditional use for a final Planned Unit Development(PUD) consisting of a 2.93-acre property with a hotel, restaurant, and banquet facility, subject to the following conditions: a. General conformance with the approved development plans which consist of the following: i. "Site Plan" prepared by Origination Design and bearing the latest revision date of December 11, 2025, except that it be modified to reflect the paving of the narrow gravel area along the west property line prior to permit submittal, with ultimate design subject to approval by the Director of Community Development; ii. "Proposed Building Elevations" prepared by REIT 200 LLC and bearing the latest revision date of January29, 2026; iii. "Floor Breakdown and Staffing" prepared by REIT 200 LLC and bearing the latest revision date of January29, 2026; and iv. "Landscape Plan" prepared by Lannert Group and bearing the latest revision date of November 10, 2025; b. Strict conformance to the "Landbank Parking and Monitoring Plan": i. Landbank Area: The Petitioner shall reserve on the approved site plan ("Landbank Site Plan") an area sufficient to accommodate ten (10) to twenty-five (25) additional off-street parking spaces, including required drive aisles, landscaping, light poles, and stormwater management facilities. The Landbank area shall be graded and maintained as open space and shall not be used for buildings, storage, or other permanent improvements that would prevent future parking construction; ii. Monitoring: For the first twelve (12) months following issuance of a Final Certificate of Occupancy, the operator shall conduct parking utilization counts no fewer than four (4) days per month, including weekday and weekend evenings during peak demand periods. After the first year, counts shall occur no less than quarterly or upon request of the Village. Records of each count, including date, time, total spaces, occupied spaces, and any overflow parking, shall be maintained and provided to the Village upon request; H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-22-25 200 E Rand Rd (CU - Final PUD).docxrJ iii. Village Verification: The Village may conduct independent parking counts or inspections at any time, with or without notice, and such observations shall control for purposes of determining compliance. Failure to provide records or submission of inaccurate information shall constitute a violation of this approval; iv. Installation of Deferred Spaces: If parking utilization exceeds eighty-five percent (85%) of available spaces on six (6) or more days within any consecutive ninety (90) day period, or if the Village documents recurring overflow parking or impacts to adjacent properties or public rights -of -way, the Village may require installation of the deferred parking spaces. Upon written notice, the Petitioner shall submit permits within ninety (90) days and complete construction within twelve (12) months; and v. Noncompliance: Failure to comply with this Section shall constitute grounds for enforcement action, including citation, fines, or suspension or revocation of the conditional use permit or business license; c. An application for a plat of consolidation shall be submitted in conjunction with the building permit application and a final plat of consolidation shall be recorded prior to issuance of the final certificate of occupancy; d. Dumpsters and containers shall be screened on all sides by solid wood fence or equivalent screening material to a height not less than six feet (W); e. A Photometric Plan that meets the requirements of Section 14.314 of the Village Code (Outdoor Lighting Regulations) shall be provided at building permit submittal; f. If proposed signage does not meet Chapter 7: Sign Regulations requirements, the Petitioner shall apply for an administrative PUD amendment; g. Except for the relief granted by the planned unit development, variation, and development code exception, compliance with all applicable development, fire, building, and other Village Codes and regulations is required; and h. The petition shall not be scheduled for Village Board consideration until a revised parking study, reflecting the restaurant's full square footage and detailing peak demand and shared parking availability for the hotel, has been submitted and approved by the Director of Community Development." The Village Board's decision is final for this case. ATTACHMENTS: I concur: Jason C Shallcross, AICP, CEcD Director of Community Development H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-22-25 200 E Rand Rd (CU - Final PUD).docx 6 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 Findings: The Petitioner states that the hotel will be professionally managed under the Holiday Inn brand and will provide a safe, well -maintained lodging option that supports both local businesses and tourism without introducing adverse environmental, traffic, or noise impacts. The Petitioner contends that returning the vacant site to productive use will enhance the appearance and stability of the area, supporting property values and complementing neighborhood retail, restaurant, and service uses. The Petitioner asserts that the hotel use is appropriate for a high -intensity commercial corridor like Rand Road. The Petitioner notes that the site is fully developed and already adequately served by public utilities and infrastructure. The Petitioner reports that the property is configured with established access points that were approved and constructed to serve hotel traffic, and that the hotel traffic patterns are distributed throughout the day, resulting in minimal impact on street congestion. The Petitioner suggests that the re-establishment of the hotel supports the Village's long-term land use and economic development initiatives through the reuse and modernization of an underutilized commercial site. The Petitioner concludes that the proposal will conform to all applicable regulations of the Village Code and that they will work with Staff to comply with any recommendations of the Planning and Zoning Commission. Staff's Findings: Staff notes that the revitalization of the subject property has been listed in the Village Strategic Plan as a "Management in Progress" item since it was abandoned in 2021. The proposal would support public safety by repairing a vacant structure that has numerous maintenance and safety issues and would promote general welfare by filling a key vacancy along a major commercial corridor. The hotel, restaurant, and banquet uses are appropriate for a B-3 commercial area and are complimentary to the established surrounding uses. The site is adequately served by public utilities, access roads, and drainage. Staff voiced concerns about the potential parking deficiency and overflow onto adjacent properties, however, the Petitioner secured cross -access parking agreements with two neighboring H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-22-25 200 E Rand Rd (CU - Final PUD).docx properties, agreed to land bank additional parking spaces, and will monitor and report parking utilization to the Village as a condition of approval. The proposal aligns with the goals of the Comprehensive Plan, including reuse and modernization of an underutilized commercial site, reinvestment in older commercial buildings, and supporting key commercial corridors as community and regional destinations. Based on the information submitted, the surrounding uses, and the proposed development's compliance with the Village's zoning ordinance and long-range planning documents, Staff recommends approval of the conditional use request. GENERAL STANDARDS FOR PLANNED UNIT DEVELOPMENTS Section 14.504.A of the Village of Mount Prospect Zoning Ordinance provides that a Planned Development shall conform to the following requirements: 1. Except as modified by and approved in the final Planned Unit Development plan, the proposed development complies with the regulations of the district or districts in which it is to be located. 2. The principal use in the proposed Planned Unit Development is consistent with the recommendations of the Comprehensive Plan of the Village for the area containing the subject site. 3. The proposed Planned Unit Development is in the public interest and is consistent with the purposes of this zoning ordinance. 4. The streets have been designed to avoid: a. Inconvenient or unsafe access to the Planned Unit Development; b. Traffic congestion in the streets which adjoin the Planned Unit Development; c. An excessive burden on public parks, recreation areas, schools, and other public facilities which serve or are proposed to serve the Planned Unit Development. Petitioner's Findings: The Petitioner notes that the proposal involves no changes to the building footprint, no expansions of intensity, and no deviations from existing bulk, height, setbacks, or lot coverage. The Petitioner responded that the re-establishment of the hotel advances multiple objectives of the Comprehensive Plan, including: revitalization and adaptive reuse of aging commercial properties; adaptive reuse and reinvestment in underutilized structures rather thangreenfield development; reinvestment in major commercial corridors; and economic development goals including increased tax base, employment, and commercial synergy. The Petitioner asserts that the proposal advances the public interest in many ways, including: occupancy of a long -vacant building; $9 million in private investment; improvements to safety, lighting, and accessibility; restoring operations that generate sales tax, employment, and complementary spending in the Village; providing lodging for regional visitors; and enhancing corridor appearance. Staff's Findings: The PUD provides flexibility for developments to deviate from the strict letter of the code. The subject property is an existing hotel complex constructed in 1966 and as such the property deviates from code in several areas, including building and parking lot setbacks, perimeter and foundation landscaping, and off-street parking requirements. However, Staff finds that the deviations are in the public interest and consistent with the purpose of the zoning ordinance and the Comprehensive Plan. Staff is requiring a "Landbank Parking and Monitoring Plan" to monitor and report on the parking utilization at the subject property, with provisions to install additional parking should the demand exceed the supply. H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-22-25 200 E Rand Rd (CU - Final PUD).docx STANDARDS FOR PLANNED UNIT DEVELOPMENTS WITH OTHER EXCEPTIONS Section 14.504.0 of the Village of Mount Prospect Zoning Ordinance provides that a Planned Development which does not comply with the requirements of the underlying zoning district's regulations governing lot area, lot width, bulk regulations, parking and sign regulations, or which require modification of the subdivision design standards shall conform to the following requirements: 1. Any reduction in the requirements of this chapter is in the public interest. 2. The proposed exceptions would not adversely impact the value or use of any other property. 3. Such exceptions are solely for the purpose of promoting better development which will be beneficial to the residents or occupants of the planned unit development as well as those of the surrounding properties. 4. In residential planned unit developments the maximum number of dwelling units allowed per acre shall not exceed forty eight (48) units per acre for developments incorporating senior housing or assisted living facilities. 5. All buildings are to be located within the planned unit development in such a way as to dissipate any adverse impact on adjoining buildings and shall not invade the privacy of the occupants of such buildings and shall conform to the following: a. The front, side or rear yard setbacks on the perimeter of the development shall not be less than that required in the abutting zoning district(s) or the zoning district underlying the subject site, whichever is greater. b. All transitional yards and transitional landscape yards of the underlying zoning district are complied with. c. If required transitional yards and transitional landscape yards are not adequate to protect the privacy and enjoyment of property adjacent to the development, the Planning and Zoning Commission shall recommend either or both of the following requirements: i. All structures located on the perimeter of the planned unit development must be set back bya distance sufficient to protect the privacy and amenity of adjacent existing uses; ii. All structures located along the entire perimeter of the planned unit development must be permanently screened with sight proof screening in a manner which is sufficient to protect the privacy and amenity of adjacent existing uses. d. The area of open space provided in a planned unit development shall beat least that required in the underlying zoning district. Petitioner's Findings: The Petitioner responded that the project introduces no new encroachments, no intensification of the building footprint, and no reduction in required standards. The Petitioner contends that the renovation improves, rather than diminishes, the impact of the structure on adjoining properties and enhances privacy, aesthetics, and corridor character. Staff's Findings: Staff acknowledges that the Petitioner's request does not create additional nonconformities or increase the extent of existing nonconformities. Staff finds the revitalization of the vacant property to be in the public interest and concurs that the investment will positively impact the value and uses of surrounding property. Staff has recommended conditions of approval to address potential adverse impacts, including "Landbank Parking and Monitoring Plan" to monitor and report on the parking utilization at the subject property, with provisions to install additional parking should the demand exceed the supply. H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-22-25 200 E Rand Rd (CU - Final PUD).docx Exhibit B Landbank, Parking and Monitoring Requirements February 9,,, 2,02,6 PZ-22-25 (2010 E Rand Rand) - CU Final PUD 5 W C. V1 Rage Verif 1cation The Vill age may co nduct ind elpendent pa rking cou Ints o r i Inspections at a ny time,, with or, without notice, a, Insuch observations shall corat rot for purposes of determining" complianicie. Failurie to provide records or submission of inaccurate information shalt conStitUtle a vlotation of this approval. �D. Installation of Dieferred Spaces Aft Ali, 11 Failure to compty with this Section shall constitute grounds for enforcement acton, including citation, fines,, or, suspension or rev oication of thie con�ditional use arm ii or bLISiniass tilcense. HAPLANTIanning &Zoning COMM\P&Z2025\Staff Reports\PZ-22-25200 E Rand Rd (CU- Fina[PUD).docx 10 'CCU CL 4— L" 0 U) C al ) ! 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PZ-22-25 Hearing Date: February 26, 2026 PROPERTY ADDRESS: 200 East Rand Road PETITIONER: REIT 200 LLC 550 E Devon Ave Ste 110 Itasca IL 60143 PUBLICATION DATE: February 11, 2026 REQUEST: Petitioner is seeking a conditional use for a final Planned Unit Development (PUD) and other relief from the Village of Mount Prospect Code of Ordinances as may be required, to re-establish a hotel, restaurant, and banquet facility at the subject property. MEMBERS PRESENT: Joseph Donnelly Wa lte r Szym cza k William Beattie Fay Costa Richard Rogers MEMBERS ABSENT: Donald Olsen Ewa Weir Michael Fricano STAFF MEMBERS PRESENT: Jason Shallcross — Director of Community & Economic Development Antonia Lalagos — Development Planner INTERESTED PARTIES: None Chairman Donnelly called the meeting to order at 7:02 PM. Commissioner Beattie made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on January 8, 2026. The minutes were approved 4-0, with one Commissioner abstaining. After hearing one item of new business, Chairman Donnelly introduced case number PZ-22-25, 200 East Rand Road, a request for a final Planned Unit Development (PUD) to re-establish the hotel, restaurant, and banquet hall uses at the subject property. The Village Board's decision is final for this case. Ms. Lalagos introduced the subject property and its history. The subject property was annexed to the Village in 1961 and in 1966 was developed as a Holiday Inn hotel with a pool, restaurant, and banquet hall / meeting spaces. Ms. Lalagos explained that the hotel complex operated Planning & Zoning Commission Meeting — February 26, 2026 PZ-22-25 continuously from its construction in 1966 until its closure in late 2020 when it had been operating as a Holiday Inn, with major interior remodels in 1977, 1998, and 2009. The property has been vacant since the Holiday Inn's closure and has experienced vandalism and deterioration. Ms. Lalagos reported that the subject property consists of two parcels totaling 2.93 acres, with existing access points on Kensington Road and Rand Road. As a condition of approval, Staff will require the Petitioner to apply for an administrative plat of consolidation to combine the two parcels. Ms. Lalagos explained that the Petitioners are proposing to restripe the parking lot to increase the onsite parking from 137 to 140 stalls and will pave a gravel area along the west property line where it is too narrow for plantings to grow. The Village is requesting that the Petitioner donate a 0.60' strip of land to expand the right-of-way along the north end of the site adjacent to Kensington Road. Ms. Lalagos reviewed the bulk regulations, pointing out that the existing parking lot and building setbacks are nonconforming under current zoning standards and would require relief if constructed today. Approval of the PUD would authorize the continuation of these existing conditions. Ms. Lalagos reported that no modifications are proposed to the current setbacks, building height, or lot coverage, other than where the Village is requesting the Petitioner donate Land to accommodate the intersection and sidewalk improvement efforts at Kensington, Elmhurst, and Rand Roads. Ms. Lalagos described the exterior and amenities of the hotel. The three-story primary structure is approximately 80,000 square feet in size, containing 139 guestrooms, a 5,326 square -foot restaurant, and a 3,376 square -foot meeting space. Hotel guest amenities include a fitness center, indoor pool, meeting space, business center, and guest laundry. Ms. Lalagos stated that the existing building materials will remain, including stone veneer, painted CMUs, and EIFS. The Petitioner proposes to refresh the exterior with new paint, to replace damaged stonework, and to replace damaged doors and windows. Ms. Lalagos provided an overview of the parking at the subject property. The Petitioner proposes to restripe the existing 137-stall parking lot to 140 parking stalls on site, to provide a 24-hour complimentary shuttle service between the hotel and airport, and has executed cross -use parking agreements with the neighboring properties at 201 East Kensington Road and 303 East Kensington Road. Ms. Lalagos stated that the adjacent properties have a surplus of 42 parking stalls according to Village off-street parking requirements. The Petitioner has also agreed to landbank the open space at the north end of the subject property, which could be converted into 10 to 25 additional parking stalls if area parking demand exceeds supply. Ms. Lalagos compared the parking demand as required by the Village Code and projected by the Petitioner's parking study. She noted that the table in the exhibit reflected revised ITE estimates based on an updated parking study submitted by the Petitioner the week of the hearing. Per the code, the subject property is deficient by 127 parking stalls, while the ULI method projects a surplus of 37 stalls, and the ITE method projects a deficiency of 11 stalls. Ms. Lalagos argued that the analysis supports the need for cross -use parking agreements to provide adequate parking supply during peak usage periods. As a condition of approval, Staff is requiring the Petitioner to conduct monthly parking utilization counts according to the schedule in Exhibit B, "Landbank Parking and Monitoring Plan." If parking utilization at the subject property exceeds 85% of available Planning & Zoning Commission Meeting — February 26, 2026 PZ-22-25 spaces or if the Village documents negative impacts to adjacent properties or public rights of way, the Village may require installation of the deferred parking spaces in the land -banked area. Ms. Lalagos shared the landscape plan, pointing out that the existing landscaping is nonconforming due to lack of landscape beds on the perimeter of the property and at the foundation of the building at the time of construction. The Petitioner is proposing new trees, shrubs, and various groundcover to fill the existing parking lot islands. The land banked area will remain open lawn as stipulated by the "Landbank Parking and Monitoring Plan." 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: 1. "A conditional use for a final Planned Unit Development (PUD) at 200 East Rand Road, consisting of a 2.93-acre property with a hotel, restaurant, and banquet facility, subject to the following conditions: a. General conformance with the approved development plans as noted in the staff report; b. Strict conformance to the "Landbank Parking and Monitoring Plan" as noted in the staff report: c. An application for a plat of consolidation shall be submitted in conjunction with the building permit application and a final plat of consolidation shall be recorded prior to issuance of the final certificate of occupancy; d. Dumpsters and containers shall be screened on all sides by solid wood fence or equivalent screening material to a height not less than six feet (6'); e. A Photometric Plan that meets the requirements of Section 14.314 of the Village Code (Outdoor Lighting Regulations) shall be provided at building permit submittal; f. If proposed signage does not meet Chapter 7: Sign Regulations requirements, the Petitioner shall apply for an administrative PUD amendment; g. 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; and h. The petition shall not be scheduled for Village Board consideration until a revised parking study, reflecting the restaurant's full square footage and detailing peak demand and shared parking availability for the hotel, has been submitted and approved by the Director of Community Development." The Village Board's decision is final for this case. Commissioner Beattie was concerned about the wide gap between the parking requirements of the Village and those of the parking study, noting that the Village code does not account for overlap of uses. He pointed out that the land bank would only add up to 25 stalls, and asked if Staff was confident that there would not be parking problems. Mr. Shallcross stated that when the hotel was operating there was a lot of crossover parking that took place. He suggested that the cross -use parking agreements makes the most sense for this area, and if not this, then what use would be more appropriate. Planning & Zoning Commission Meeting — February 26, 2026 PZ-22-25 Commissioner Beattie asked if there were parking issues previously when it was fully functional? Mr. Shallcross stated that Staff searched records from approximately 2009 to 2019 and could not Locate any documented parking complaints, though he noted that complaints may have existed just not in written form. He said that the Village Code treats parking as if all of the uses are distinct from one another, whereas in reality there is overlap between uses. Mr. Shallcross suggested that PUDs were made for situations like this with a mix of uses. Commissioner Beattie and Chairman Donnelly noted the shuttle will assist. Mr. Shallcross pointed out that the ITE manual asserts an 11-stall deficit, but the cross -use parking agreement analysis with the Village Code suggests a surplus of 42 parking stalls. He stated that without the agreements, the Village would have more concerns. Commissioner Beattie asked if there is cross -access between the parking lots. Mr. Shallcross said there is no cross -access, but the Village believes all vehicle movements between properties can be done safely. Commissioner Rogers suggested that the parking lot may not have been full in the past because the original hotel was not high quality and therefore never fully occupied. He agreed that he had never seen the parking lot full. Commissioner Costa asked Staff to confirm that if the land banked area is paved, that it will have to meet standard stormwater detention requirements. Mr. Shallcross confirmed that stormwater requirements would not be waived as part of this approval, and it would have to go through the full permit process, including approval by MWRD. Chairman Donnelly suggested that the hotel owners could pursue additional agreements with other parties, such as Heavenly Massage. Chairman Donnelly swore in the petitioner, Chris Patel of REIT 200 LLC, 200 East Rand Road, Mount Prospect; Justin Opitz of Kimley-Horn, 570 Lake Cook Road, Deerfield; and Mark Rogers, Liston & Tsantilis, 200 South Wacker Drive, Chicago. Mr. Patel explained that he is planning to reopen the property as a Holiday Inn with a full cosmetic refresh, bring in a new restaurant concept, renovate the banquet and meeting space, and bring the building back to life. Mr. Opitz remarked that they believe the parking demand will be accommodated and the cross -use agreements will help. Commissioner Beattie asked if the cross -use agreements with Red Barn and 1" Family Dental are already in place. Mr. Patel replied yes, both have been executed. Planning & Zoning Commission Meeting — February 26, 2026 PZ-22-25 Commissioner Beattie asked if the petitioner was confident there are enough parking stalls for all the uses. Mr. Patel replied yes, and added that there is more usage of rideshare and rental car demand has gone down. Chairman Donnelly asked when they intend to open. Mr. Patel said he hopes to open by the end of the year. Commissioner Beattie asked about the interior of the building. Mr. Patel replied that the inside has been vandalized and a lot of work is needed. He asserted they are doing a complete renovation with a great team that has worked on the hotel previously. Commissioner Rogers noted that the building had problems with the fire protection system in the past. Mr. Patel replied that it has been corrected. Chairman Donnelly asked Staff if the fire department had signed off on the application so far. Mr. Shallcross replied yes, and said that any outstanding fire protection issues would be addressed at permit. 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 Costa made a motion seconded by Commissioner Szymczak. UPON ROLL CALL AYES: Szymczak, Beattie, Rogers, Costa, Donnelly NAYS: None The Planning and Zoning Commission gave a positive recommendation (5-0) to the Village Board for the March 17, 2026 meeting. After hearing two more items of new business, Chairman Donnelly asked if there were any citizens to be heard. Hearing no further discussion, Chairman Donnelly made a motion seconded by Commissioner Beattie and the meeting was adjourned at 8:43 PM. b, adry mow., ^ M Antonia Lalagos, Development Planner Planning & Zoning Commission Meeting — February 26, 2026 PZ-22-25 EXHIBITA Landbank Parking and Monitoring Requirements 200 E Rand Rd, Mount Prospect March 11, 2026 A. Landbank Area: The Petitioner shall reserve on the approved site plan ("Landbank Site Plan") an area sufficient to accommodate ten (10) to twenty-five (25) additional off-street parking spaces, including required drive aisles, landscaping, light poles, and stormwater management facilities. The Landbank area shall be graded and maintained as open space and shall not be used for buildings, storage, or other permanent improvements that would prevent future parking construction. B. Monitoring: For the first twelve (12) months following issuance of a Final Certificate of Occupancy, the operator shall conduct parking utilization counts no fewer than four (4) days per month, including weekday and weekend evenings during peak demand periods. After the first year, counts shall occur no less than quarterly or upon request of the Village. Records of each count, including date, time, total spaces, occupied spaces, and any overflow parking, shall be maintained and provided to the Village upon request. C. Village Verification: The Village may conduct independent parking counts or inspections at any time, with or without notice, and such observations shall control for purposes of determining compliance. Failure to provide records or submission of inaccurate information shall constitute a violation of this approval. D. Installation of Deferred Spaces: If parking utilization exceeds eighty-five percent (85%) of available spaces on six (6) or more days within any consecutive ninety (90) day period, or if the Village documents overflow parking occurring on six (6) or more days within any consecutive ninety (90) day period that impacts adjacent properties or public rights -of -way, the Village may require installation of the deferred parking spaces. Upon written notice, the Petitioner shall submit permits within ninety (90) days and complete construction within twelve (12) months. E. Noncompliance: Failure to comply with this Section shall constitute grounds for enforcement action, including citation, fines, or suspension or revocation of the conditional use permit or business license. EXHIBITA F. Shared Parking Agreements: The Petitioner shall maintain the existing shared parking agreements with adjacent properties and shall make good faith efforts to keep such agreements in effect for as long as reasonably practicable. Copies of any executed shared parking agreements shall be provided to the Village and shall remain on file with the Community Development Department. If any shared parking agreement is terminated, expires, or otherwise becomes unavailable, the Petitioner shall notify the Village in writing within thirty (30) days and shall make reasonable efforts to renew the agreement or secure replacement shared parking arrangements with nearby properties, where feasible. Termination of such agreements shall not relieve the Petitioner of compliance with the parking monitoring and deferred parking installation requirements contained in this approval. EXH I BIT A 0�W uCCT .. �m uJ o' r a 'm 9i r�i �1 L 1 y ,� �A w ptNI ell i, i ��gy � yyJJ .M! � Hill 4-9 h W � "w ; A - ,� " II� g111,111 , s � it ill, EI'a u 4 21 'I��"® "; u�TlrC I ill I 0' 11 W"rt ® '� II "" �k y" a"�'� w� 1�� „ ISM UI lot RUE HER Bill jilt:"!�,� �'� ���'M '��• 'Aw ,�"�1� ��11 u� OR, u ggy MA j1��`f pqp µ, IµµqP.��.. �[[ ap p��p� i t � w6 �1 I� 1�g1,�N I' � I���"pp. A��. 11UN: d�y��Ni13 �� ]Mdd'" i 5 '��'NfIMM1 1 1I11, 1 d'. �I / e NMI E 1 1 Ili ' 71 /////// m , I Y-" — u /////////////// UPS ryII �j J9 Al SM. A if 6 IN a yq e I a tl ! n . 1 Y r a I I � �II r in J� 1 lei a ryl �� Y gg y 1a 5 h PUT » a !and F . a w r5 N� n ffI py v 1 /i///////////////// ...r r/w�i o -KNOW'" All I I�� iv /////////� Y � )n' fi WO �ca•Yr e 'I — WLn mmmm mmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmmm i „i w+ 1 � III E {W „ ti 77 I , — �' '' i, u v �� 1Y wPANT d . n mm � ' 9 S " J ' a,r�'�.• ' m � it II , II •X" ^', IIII 1 II � I f.'tl mad i , m � P Y ...... V ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE FORA PRELIMINARYAND FINAL PLANNED UNIT DEVELOPMENT FOR PROPERTY LOCATED AT 200 EAST RAND ROAD, MOUNT PROSPECT, ILLINOIS WHEREAS, 200 REIT 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 East Rand Road ("Subject Property") and legally described as follows: PARCEL 1: THE WEST 210 FEET OF THE EAST 490 FEET OF THE NORTH 300 FEET OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PARCEL 2: THAT PART LYING NORTH OF RAND ROAD OF THE WEST 210 FEET OF THE EAST 490 FEET OF THE NORTHWEST 1/4 OF THE NORTHEAST 1/4 OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, (EXCEPT THE NORTH 300 FEET), IN COOK COUNTY, ILLINOIS. PIN: 03-34-200-061-0000 and 03-34-200-062-0000; and WHEREAS, the Village Board passed Resolution No. 27-25 on the 161" day of September, 2025, which approved the subject property being designated under the Class 7b Classification by the Cook County Assessor, with the condition that the Petitioner secure approval of an ordinance granting a conditional use to operate a hotel on the property within six (6) months of the passage of said Resolution; and WHEREAS, the Petitioner seeks a conditional use permit for a preliminary and final Planned Unit Development to re-establish a hotel, restaurant, and banquet facility at the subject property; and WHEREAS, a public hearing was held on the request being the subject of PZ- 22-25 before the Planning and Zoning Commission of the Village of Mount Prospect on the 26th day of February, 2026, pursuant to proper legal notice having been published in the Daily Herald newspaper on the 11 th day of March, 2026; 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-22-25; 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 preliminaryand 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 does hereby approve a conditional use for a Preliminary and Final Planned Unit Development (PUD) consisting of a 2.93-acre property with a hotel, restaurant, and banquet facility, subject to the following conditions: 1. General conformance with the approved development plans which consist of the following: a. "Site Plan" prepared by Origination Design and bearing the latest revision date of December 11, 2025, except that it be modified to reflect the paving of the narrow gravel area along the west property line prior to permit submittal, with ultimate design subject to approval by the Director of Community Development; b. "Proposed Building Elevations" prepared by REIT 200 LLC and bearing the latest revision date of January 29, 2026; c. "Floor Breakdown and Staffing" prepared by REIT 200 LLC and bearing the latest revision date of January 29, 2026; and d. "Landscape Plan" prepared by Lannert Group and bearing the latest revision date of November 10, 2025; 2. Strict conformance to the "Landbank Parking and Monitoring Plan" dated March 11, 2026 ("Exhibit A"): a. Landbank Area: The Petitioner shall reserve on the approved site plan ("LandbankSite Plan") an area sufficientto accommodateten (10) to twenty-five (25) additional off-street parking spaces, including required drive aisles, landscaping, light poles, and stormwater management facilities. The landbank area shall be graded and maintained as open space and shall not be used for buildings, storage, or other permanent improvements that would prevent future parking construction; b. Monitoring: For the first twelve (12) months following issuance of a Final Certificate of Occupancy, the operator shall conduct parking utilization counts no fewer than four (4) days per month, including weekday and weekend evenings during peak demand periods. After the first year, counts shall occur no less than quarterly or upon request of the Village. Records of each count, including date, time, total spaces, occupied spaces, and any overflow parking, shall be maintained and provided to the Village upon request; c. Village Verification: The Village may conduct independent parking counts or inspections at anytime, with orwithout notice, and such observations shalt control for purposes of determining compliance. Failure to provide records or submission of inaccurate information shall constitute a violation of this approval; d. Installation of Deferred Spaces: If parking utilization exceeds eighty-five percent (85%) of available spaces on six (6) or more days within any consecutive ninety (90) day period, or if the Village documents overflow parking occurring on six (6) or more days within any consecutive ninety (90) day period that impacts adjacent properties or public rights -of -way, the Village may require installation of the deferred parking spaces. Upon written notice, the Petitioner shall submit permits within ninety (90) days and complete construction within twelve (12) months; e. Noncompliance: Failure to comply with this Section shall constitute grounds for enforcement action, including citation, fines, or suspension or revocation of the conditional use permit or business license; and f. Shared Parking Agreements: The Petitioner shall maintain the existing shared parking agreements with adjacent properties and shall make good faith efforts to keep such agreements in effect for as long as reasonably practicable. Copies of any executed shared parking agreements shall be provided to the Village and shall remain on file with the Community Development Department. If any shared parking agreement is terminated, expires, or otherwise becomes unavailable, the Petitioner shall notify the Village in writing within thirty (30) days and shall make reasonable efforts to renew the agreement or secure replacement shared parking arrangements with nearby properties, where feasible. Termination of such agreements shall not relieve the Petitioner of compliance with the parking monitoring and deferred parking installation requirements contained in this approval; 3. An application for a plat of consolidation shall be submitted in conjunction with the building permit application and a final plat of consolidation shall be recorded prior to issuance of the final certificate of occupancy; 4. Dumpsters and containers shall be screened on all sides by a solid wood fence or equivalent screening material to a height not less than six feet (6'); 5. A Photometric Plan that meets the requirements of Section 14.314 of the Village Code (Outdoor Lighting Regulations) shall be provided at building permit submittal; 6. If proposed signage does not meet Chapter 7: Sign Regulations requirements, the Petitioner shall apply for an administrative PUD amendment; and 7. Right -of -Way Dedication: The Petitioner shall dedicate, at no cost to the Village or the Illinois Department of Transportation, any right-of-way and any temporary or permanent easements determined necessary for the design, construction, or future implementation of intersection improvements at Rand Road, Kensington Road, and Elmhurst Road (Illinois Route 83). The limits and form of such dedication shall be subject to review and approval by the Village Engineer, the Illinois Department of Transportation, and the Director of Public Works. The Petitioner shall execute all documents necessary to effectuate such dedication and shall cooperate with the Village and the Illinois Department of Transportation to ensure the dedication is completed and recorded. Determination that this condition has been satisfied, including the timing of recording of the dedication documents, shall be subject to the approval of the Director of Public Works. 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 Board hereby finds that the requirements of Section 3(A) of Resolution 27-25 have been satisfied by the approval and adoption of this Ordinance. SECTION FIVE: 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 SIX: 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: NAYS: ABSENT: PASSED and APPROVED this 16th day of March, 2026. Paul Wm. Hoefert, Mayor ATTEST: Karen M. Agoranos, Village Clerk EXHIBITA Landbank Parking and Monitoring Requirements 200 E Rand Rd, Mount Prospect March 11, 2026 A. Landbank Area: The Petitioner shall reserve on the approved site plan ("Landbank Site Plan") an area sufficient to accommodate ten (10) to twenty-five (25) additional off-street parking spaces, including required drive aisles, landscaping, light poles, and stormwater management facilities. The Landbank area shall be graded and maintained as open space and shall not be used for buildings, storage, or other permanent improvements that would prevent future parking construction. B. Monitoring: For the first twelve (12) months following issuance of a Final Certificate of Occupancy, the operator shall conduct parking utilization counts no fewer than four (4) days per month, including weekday and weekend evenings during peak demand periods. After the first year, counts shall occur no less than quarterly or upon request of the Village. Records of each count, including date, time, total spaces, occupied spaces, and any overflow parking, shall be maintained and provided to the Village upon request. C. Village Verification: The Village may conduct independent parking counts or inspections at any time, with or without notice, and such observations shall control for purposes of determining compliance. Failure to provide records or submission of inaccurate information shall constitute a violation of this approval. D. Installation of Deferred Spaces: If parking utilization exceeds eighty-five percent (85%) of available spaces on six (6) or more days within any consecutive ninety (90) day period, or if the Village documents overflow parking occurring on six (6) or more days within any consecutive ninety (90) day period that impacts adjacent properties or public rights -of -way, the Village may require installation of the deferred parking spaces. Upon written notice, the Petitioner shall submit permits within ninety (90) days and complete construction within twelve (12) months. E. Noncompliance: Failure to comply with this Section shall constitute grounds for enforcement action, including citation, fines, or suspension or revocation of the conditional use permit or business license. EXHIBITA F. Shared Parking Agreements: The Petitioner shall maintain the existing shared parking agreements with adjacent properties and shall make good faith efforts to keep such agreements in effect for as long as reasonably practicable. Copies of any executed shared parking agreements shall be provided to the Village and shall remain on file with the Community Development Department. If any shared parking agreement is terminated, expires, or otherwise becomes unavailable, the Petitioner shall notify the Village in writingwithin thirty (30) days and shall make reasonable efforts to renew the agreement or secure replacement shared parking arrangements with nearby properties, where feasible. Termination of such agreements shall not relieve the Petitioner of compliance with the parking monitoring and deferred parking installation requirements contained in this approval. C cq CL 'D 41 Ea C C 10 _3 EXHIBITA CD W)01� 11' 1 j J'ASIMd mnon mom awl a mot CL HE 1 Td 11 1 W 11 11 fill it; hi 1 1 �41 I oil H 1 igg s 1 14 i� I P MOH I al 10 a —=MAN fF il�'g ........................... . ........ I .............. � ts ........... . . .................. ........... ----------- . . . . . . . . . . rim" 14 .. . . . . . . . REIT 200 LLC NEXGEI H OT E LS March 5,2026 Jasori C Shallcross, AICP, CEcD 11. Director of" mmUnIty Developri-terit Village, of Motimt Prospect 50 S. Emerson Street momit Pro,spect, IL 600,56, Via einail: wear '.Mr. Shallcross,, The, Plamin,g & Zoning :Holiday -1, project t-ommissiol"i, recomiriended approl f our Holidvaoay Inri Hotel renovatioi located at 200 E Rand Rd. by a, 5-0, vote,,. Our, request is scheduled togo, before, Village Board for fl-ke ordinance`�s first reading March 16, 2026. We are ting that the "Village 'Board waive thond reading,,, tentatively scheduled for, April 7, 2026, and take fil'i'lal. action at, the Marc',h 1612,02-16 1iieeting, becatise we are anxious "to, start, the Project as soon as pos�sime asweneed to fulfill complete dates per, otir lender and the fral-ichise. Secondly, -we, do, not -want the Property to, continue to sit vacant, and deteriorate further. 1. I ar),preciale yourassistan ce in facilitatirig fhiuest. Should you haany questions, feel free, to, contact tis at Chris Patel,,'Managing'Menib er