HomeMy WebLinkAbout8.4 1st reading of AN ORDINANCE AMENDING ORDINANCE NO. 3831 GRANTING A CONDITIONAL USE IN THE NATURE OF A PLANNED UNIT DEVELOPMENT FOR PROPERTY COMMONLY KNOWN AS LAKE CENTER PLAZA, AMENDED BY ORDINANCE NO. 5617, ORDINANCE NO. 6369, ORDINANCE NO. 6755 ANDr�
Item Cover Page
Subject 1st reading of AN ORDINANCE AMENDING ORDINANCE NO.
3831 GRANTING A CONDITIONAL USE IN THE NATURE OF A
PLANNED UNIT DEVELOPMENT FOR PROPERTY COMMONLY
KNOWN AS LAKE CENTER PLAZA, AMENDED BY ORDINANCE NO.
5617, ORDINANCE NO. 6369, ORDINANCE NO. 6755 AND
ORDINANCE NO. 6785, FOR PROPERTY LOCATED AT 301
LASALLE STREET, MOUNT PROSPECT, ILLINOIS (PZ-13-25)
Meeting March 16, 2026 - REGULAR MEETING OF THE MOUNT PROSPECT
VILLAGE BOARD
Fiscal Impact (Y/N)
Dollar Amount
Budget Source
Category
Type
Information
N
NEW BUSINESS
Action Item
The ""Petitioner", R&A Management LLC, is seeking conditional use approval to amend an
existing planned unit development (PUD) to permit forty-six dwelling units above the first
floor in order to construct a new five -story mixed -use building. The proposed building would
be approximately sixty-four feet in height and contain approximately 76,650 square feet,
including approximately 7,100 square feet of commercial gross floor area on the ground floor.
The proposed development would provide 148 parking spaces (116 at -grade and 32 below -
grade) and associated site improvements, for the property located at 301 LaSalle Street
("Subject Property"). The proposal requires Village Board approval to amend the existing PUD
and allow for dwelling units to be constructed above the first floor. The proposal meets the
requirements and standards related to the Village Code, and staff is supportive of the request.
Discussion
Background/Property History: The Subject Property was annexed into the Village in 1971
and is located at the southwest corner of South Elmhurst Road and LaSalle Street and is
currently vacant. The Subject Property is part of an existing Planned Unit Development (PUD),
commonly known as Lake Center Plaza, composed of multiple lots of record. The original Lake
Center Plaza PUD was created in 1987 via Ord. 3831 and allowed for industrial, office, and
office research business uses. In 2007, the PUD was amended via Ord. 5617 to allow more
than 75% lot coverage for individual lots within the PUD if the entire Lake Center Plaza
development maintains a 75% lot coverage overall. The subject property was rezoned from O-
R* Office Research PUD to B-3 Community Commercial in 2018 via Ord. 6369. The Subject
Property is zoned B-3 Community Shopping District PUD and is bordered by a stormwater
retention pond (B-3 PUD) to the north, Mr. Beef and Pizza (B-3 Community Shopping District)
to the south, an industrial building (I-1 Limited Industrial District PUD) to the west, and
commercial properties that are part of the City of Des Plaines to the east.
Proposed Development: The Petitioner is proposing to construct a new, sixty -four -foot tall
(64"-0"), five -story mixed -use building totaling approximately 76,650 square feet, including
approximately 7,100 square feet of commercial gross floor area on the ground floor, 148
parking spaces (116 at -grade and 32 below -grade) and related site modifications, and seeks
conditional use approval to amend the planned unit development (PUD) and to construct forty-
six dwelling units above the first floor. The various elements of the proposal are outlined
below.
Zoning Compliance and Requested Relief: The proposed development seeks relief from a
restriction under Ord. 3831 which established a setback requirement along Elmhurst Road of
not less than 30 feet, plus an additional two feet five inches for each foot of building height
above 30 feet. Based on the proposed building height, a minimum setback of approximately
112.17 feet from Elmhurst Road would be required. The project proposes a one hundred and
forty-six hundredths foot setback from Elmhurst Road. An exception from Ordinance No. 3831
to provide a reduction to the building setback requirement along Elmhurst Road from 112.17
feet to 100.46 feet is requested as part of the major planned unit development amendment
request. The project otherwise complies with the remaining requirements of Ord. 3831 and of
the underlying B-3 zoning district.
Traffic and Parking: Vehicular access will be provided via a driveway off Lasalle Street,
strategically designed to avoid congestion along Route 83/South Elmhurst Road. Parking and
drive aisles will wrap around all four sides of the building, ensuring comprehensive site access.
A total of 148 parking spaces are proposed for the subject property, meeting code
requirements. The proposal includes 96 spaces allocated to the residential units, 42 spaces
designated for the ground -floor commercial uses, and 10 spaces reserved for guest parking.
Five designated accessible parking spaces will be placed near primary building entrances for
convenience, while visitor parking will be located adjacent to the front entry for ease of access
and wayfinding. Residential units will be assigned parking spaces through their lease
agreements, with each space clearly marked by a corresponding number painted within the
residential parking area. Signage may also be used to designate parking spaces reserved for
commercial patrons.
In the B-3 Community Shopping District, restaurants are required to provide twelve parking
spaces per 1,000 square feet of floor area. Pursuant to the Zoning Code, areas devoted
primarily to storage, restrooms, and corridors used solely to access these areas are not
counted towards the parking calculation.
Based on comparable restaurant developments, staff estimates that these exclusions reduce
the applicable floor area to approximately 70% of the gross floor area. Applying this factor to
the proposed restaurant space results in a requirement of 21 off-street parking spaces.
Table 1: Parking Requirement
Use
No. of Dwellin
Parking Ratio
Gross Floor
Parking
Units (DU)
Area
Required
(SF)
Residential
3 Bedroom: 8
2.5 spaces/DU
N/A
20
2 Bedroom: 2
2 spaces/DU
52
1 Bedroom: 1
2 spaces/DU
24
Guest: 1/10 s ac
10
Retail
N/A
4/1000 SF
51123
21
Restaurant
N/A
12/1000 SF*
2 500
21
Total Parking Spaces Required
148
Total Parking Spaces Provided
148
Total Accessible Parking Spaces Required
5
Total Accessible Parking Spaces Provided
5
* Staff estimates that approximately 70% of the total restaurant floor area will be counted toward the parking
requirement, as areas primarily devoted for storage, restrooms, and corridors used solely for access those
areas are excluded from the off-street parking calculation pursuant to the Zoning Code.
Design, Signage, and Site Considerations: The proposed building materials include
projecting and recessed brick coursing, face brick, articulated brick detailing, cast stone, fiber
cement panels, metal cornices, black metal -framed PVC windows, glass guardrails, and metal -
clad canopies. The commercial base of the building is primarily composed of cast stone, brick,
fiber cement panels, and glass, creating a durable and visually engaging streetscape presence.
Throughout the process, the Petitioner has worked collaboratively with staff to further enhance
the building's architectural expression. Refinements include the addition of projected brick
detailing along the upper portions of the tallest brick walls and select side elevations,
replacement of EIFS with ground -face block within the recessed wall of the covered parking
area along the west side of the building, and the incorporation of additional recessed balconies
to provide greater depth and visual interest. These modifications collectively strengthen the
overall design and result in a high -quality architectural product. Signage was illustrated on the
north, south and east elevations. Dimensions were not provided and any future wall signs shall
comply with code. If any signage relief is required, the planned unit development will allow
any future signage relief to be reviewed and approved as an administrative amendment to the
PUD. Final photometric, landscaping, and engineering plans will be reviewed and required at
the building permit stage.
Stormwater Management: Because the stormwater detention that would be required for
301 LaSalle Street has already been provided under the development of 1731 Wall Street, no
additional stormwater detention will be required as part of this project.
Long -Range Planning: The Comprehensive Plan designates the property as Mixed Use. The
proposed development is a mixed -use development that provides ground -floor
retail/restaurant and residential uses and is consistent with this designation. The 2020
Connect South Mount Prospect Sub -Area Plan prioritizes the Subject Property as the number 7
opportunity site and recommends commercial development, given the exposure to Elmhurst
Road to support and help facilitate future redevelopment and improvements in South Mount
Prospect.
Standards and Findings: The Planning and Zoning Commission shall review the findings of
fact in Exhibit A of the staff report and make a recommendation to the Village Board based
on these findings.
Public Comments: As of this writing, no public comments have been received.
Public Hearing: The proposed zoning requests were presented to the Planning and Zoning
(P&Z) Commission on February 26, 2026, as Case PZ-13-25. The Planning and Zoning
Commission discussed several aspects of the proposed amendment to the Lake Center Plaza
Planned Unit Development to permit residential units above the first floor. Commissioners
sought clarification regarding zoning allowances, building construction type, potential outdoor
dining areas, existing sidewalk conditions, preservation of parkway trees, and how future
signage modifications would be reviewed. Staff confirmed that residential units above the first
floor are permitted as a conditional use in the B-3 District and that the request is being
processed as a PUD amendment due to the property's existing PUD status. Staff further
explained that no outdoor dining areas are currently proposed, existing sidewalks will remain
in place, and efforts will be made to preserve existing parkway trees where feasible. Signage
modifications may be reviewed administratively; however, if a request is deemed
unreasonable, staff may require formal Planning and Zoning Commission review. The
Petitioner's attorney also noted that the property represents the final undeveloped parcel
within the Lake Center Plaza PUD and that the developer has experience rehabilitating
multifamily properties in South Mount Prospect. The P&Z Commission supported the proposed
development and voted 5-0 to recommend approval to the Village Board.
Alternatives
1. Approval of the following motion: "An amendment to Ordinance No. 3831, as
previously amended by Ordinance Nos. 5617, 6369, 6755 and 6785 of the Lake Center
Plaza Planned Unit Development, to permit dwelling units above the first floor in order
to construct a new five -story mixed -use building approximately sixty-four feet (641-01")
in height and totaling approximately 76,650 square feet, including 148 parking spaces
(116 at -grade and 32 below -grade), together with associated site improvements, for
the property located at 301 LaSalle Street (Case No. PZ-13-25), 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: "An amendment to Ordinance No. 3831, as previously
amended by Ordinance Nos. 5617, 63691 6755 and 6785 of the Lake Center Plaza Planned
Unit Development, to permit dwelling units above the first floor in order to construct a new
five -story mixed -use building approximately sixty-four feet (64"-0"") in height and totaling
approximately 76,650 square feet, including 148 parking spaces (116 at -grade and 32 below -
grade), together with associated site improvements, for the property located at 301 LaSalle
Street (Case No. PZ-13-25), subject to the conditions listed in the attached ordinance."
Attachments
1. PZ-13-2 5 Staff Report
2. PZ-13-25 Administrative Content —Red acted
3. PZ-13-25 Plans
4. PZ-13-25 Request to Waive Second Reading
5. PZ-13-25 Meeting Minutes
6. PZ-13-25 Ordinance
VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056
STAFF REPORT FROM THE DEPARTMENT OF Community Development
Jason C Shallcross, AICP, CEcD Ann Choi
Director of Community Development Development Planner
DATE: February 19, 2026
CASE NUMBER
PZ-13-25
PUBLIC HEARING DATE
February 26, 2026
PETITIONER /PROPERTY OWNER
R&A Management LLC (Ridvan Alka) /
C.V. Land Holdings, LLC
PROPERTY ADDRESS/LOCATION
301 LaSalle Street
BRIEF SUMMARY OF REQUEST
The "Petitioner", R&A Management LLC, is seeking conditional use approval to amend an existing
planned unit development (PUD) to permit dwelling units above the first floor in order to construct a
new five -story mixed -use building approximately sixty -four -foot (64'-0") in height and totaling
approximately 76,650 square feet. The proposed development includes 148 parking spaces (116 at -
grade and 32 below -grade) and associated site improvements, for the property located at 301 LaSalle
Street ("Subject Property"). The proposal requires Village Board approval to amend the existing PUD
and allow for dwelling units to be constructed above the first floor. The proposal meets the
requirements and standards related to the Village Code, and staff is supportive of the request.
2024 Aerial Image
2025 Village of Mount Prospect Zoning Map
EXISTING
EXISTING LAND USE/ SURROUNDING ZONING & LAND USE SIZE OF
ZONING
SITE IMPROVEMENTS North: B-3 Community Shopping PROPERTY
B-3*
Vacant lot East: City of Des Plaines 1.968 acres
Community
South: B-3 Community Shopping
Shopping PUD
West: 1-1 * Limited Industrial PUD
APPROVE APPROVE WITH
STAFF RECOMMENDATION DENY
CONDITIONS
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BACKGROUND / PROPERTY HISTORY
The Subject Property was annexed into the Village in 1971 and is located at the southwest corner of
South Elmhurst Road and LaSalle Street and is currently vacant. The Subject Property is part of an
existing Planned Unit Development (PUD), commonly known as Lake Center Plaza, composed of
multiple lots of record that are illustrated in Exhibit B of this staff report. The original Lake Center Plaza
PUD was created in 1987 via Ord. 3831 and allowed for industrial, office, and office research business
uses. In 2007, the PUD was amended via Ord. 5617 to allow more than 75% lot coverage for individual
Lots within the PUD if the entire Lake Center Plaza development maintains a 75% lot coverage overall.
The subject property was rezoned from O-R* Office Research PUD to B-3 Community Commercial in
2018via Ord. 6369. The Subject Property is zoned B-3 Community Shopping District PUD and is
bordered by a stormwater retention pond (B-3 PUD) to the north, Mr. Beef and Pizza (B-3 Community
Shopping District) to the south, an industrial building (1-1 Limited Industrial District PUD) to the west,
and commercial properties that are part of the City of Des Plaines to the east.
PROPOSAL
The Petitioner is proposing to construct a new, sixty -four -foot tall (64'-0"), five -story mixed -use
building totaling approximately 76,650 square feet, including 148 parking spaces (116 at -grade and 32
below -grade) and related site modifications, and seeks conditional use approval to amend the planned
unit development (PUD) and to construct dwelling units above the first floor. The first floor would
consist of approximately 7,620 square feet of commercial gross floor area. The various elements of the
proposal are outlined below.
Site Plan and Bulk Regulations
The proposed site plan includes the construction of a new five -story, approximately 76,650-square-
foot mixed -use building located generally at the center of the Subject Property. Vehicular access to the
site is provided via a single two-way curb cut from LaSalle Street. Parking is accommodated through a
combination of at -grade, covered, and subterranean facilities. At -grade parking is located along the
north, south, east, and west sides of the building, as well as along the corresponding property lines.
Subterranean parking is proposed beneath the building and would be accessed via a parking ramp
Located along the south side of the building. In addition, covered open-air parking is provided along the
west side of the building. Pedestrian access to the site is provided via three new accessible pedestrian
walkways from the public sidewalk along Elmhurst Road and LaSalle Street to the building. A trash
enclosure is located at the southwest corner of the property.
Pursuant to Village Code, parking lots are required to maintain a minimum setback of ten feet (10'-0")
from property lines; the proposed development complies with this requirement. The B-3 District
permits a maximum impervious surface coverage of seventy-five percent (75%). The proposed
development would result ina lot coverage of approximately 71.8%, which is compliant with the
Zoning Code. It should be noted that the project includes the installation of permeable pavers in the
parking areas north and west of the building and these areas are counted in the impervious area
calculation.
The maximum height of a building in the underlying B-3 District is the lesser of three (3) stories or thirty-
five feet (35'-0"). The project proposes an overall height of sixty-four feet (64'-0"). Ordinance No. 3831,
which approved the original planned unit development, allows buildings in the underlying zoning
district with lots having frontage on Elmhurst Road to reach a maximum height of eighty feet (80'-0") or
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-13-25 301 LaSalle S St (Major PUD Amendment, CU-DU Above 1st Flr).docx
six (6) stories, whichever is the lesser. As such, the proposed development is not required to seek relief
from the number of stories or the height requirement of the B-3 district. Ordinance No. 3831 also
established a setback requirement along Elmhurst Road of not less than thirty feet (30'-0"), plus an
additional two feet five inches (2'-5") for each one foot (1'-0") of building height above thirty feet (30'-
0"). Based on the proposed building height, a minimum setback of approximately 112.17 feet from
Elmhurst Road would be required. The project proposes a one hundred and forty-six hundredths feet
(100.46') setback from Elmhurst Road. An exception from Ordinance No. 3831 to provide a reduction
to the building setback requirement along Elmhurst Road from 112.17' to 100.46' is requested as part
of the major planned unit development amendment request. The following table outlines the project's
compliance with the bulk regulation requirements for the B-3 Community Shopping District and
Ordinance No. 3831.
Table 1: B-3 Bulk Regulations and Ordinance No. 3831
B-3 Code Requirement or Ord. 3831 Requirement
Proposed
Relief
Required?
Minimum Setbacks:
Section 14.1704.A
Front
30'
66.68'
No
(north lot line)
Interior Side
10,
50.5'
No
(west lot line)
Exterior Side
30'
100.46'
No
(east lot line)
Rear (south lot line)
20'
59.59,
No
Max. Height
Section 14.1704.B
Lesser of three (3) stories or 35'
Ord. 3831
Lesser of six (6) stories or 80'
5 stories, 64'-0"
No
Max. Lot Coverage
75%
71.8%
No
Section 14.1704.0
Transitional Setbacks
Where a side or rear setback in the B-3 district is
N/A
No
Section 14.1704.D
contiguous to any single-family residential property,
all buildings, structures, and parking lots shall meet
the minimum required yard setback in the underlying
zoning district or the minimum required yard setback
in the adjacent zoning district, whichever is greater.
Restrictions on
All business establishments shall be retail or service
Complies
No
Business Uses
establishments dealing with customers. All
Section 14.1704.E
business, servicing or processing shall be
conducted within completely enclosed buildings,
with the exception of permitted outdoor sales in
section 14.311 of this chapter. The normal sales and
services offered at automobile service stations,
drive-in/carryout restaurants and retail sales of
motor vehicles are excluded from this provision.
Ordinance No. 3831
Building setbacks from Elmhurst Road and
100.46'
Yes
Section Three,
Algonquin Roads shall be not less than 30' plus 2'-5"
subsection C
for every 1' of building height above 30' or 112.17'
Traffic and Parkin
Vehicular access will be provided via a driveway off Lasalle Street, strategically designed to avoid
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-13-25 301 LaSalle S St (Major PUD Amendment, CU-DU Above 1st Flr).docx 3
congestion along Route 83/South Elmhurst Road. Parking and drive aisles will wrap around all four
sides of the building, ensuring comprehensive site access. A total of 148 parking spaces are proposed
for the subject property, meeting code requirements. The proposal includes 96 spaces allocated to the
residential units, 42 spaces designated for the ground -floor commercial uses, and 10 spaces reserved
for guest parking. Five (5) designated accessible parking spaces will be placed near primary building
entrances for convenience, while visitor parking will be located adjacent to the front entry for ease of
access and wayfinding. Residential units will be assigned parking spaces through their lease
agreements, with each space clearly marked by a corresponding number painted within the residential
parking area. Signage may also be used to designate parking spaces reserved for commercial patrons.
In the B-3 Community Shopping District, restaurants are required to provide twelve (12) parking spaces
per 1,000 square feet of floor area. Pursuant to the Zoning Code, areas devoted primarily to storage,
restrooms, and corridors used solely to access these areas are not counted towards the parking
calculation.
Based on comparable restaurant developments, staff estimates that these exclusions reduce the
applicable floor area to approximately 70% of the gross floor area. Applying this factor to the proposed
restaurant space results in a requirement of 21 off-street parking spaces.
Table 2: Parking Requirement
Use
No. of Dwelling
Units (DU)
Parking Ratio
Gross Floor Area
(SF)
Parking Required
Residential
3 Bedroom: 8
2 Bedroom: 26
1 Bedroom: 12
2.5 spaces/DU
2 spaces/DU
2 spaces/DU
Guest: 1 /10 spaces
N/A
20
52
24
10
Retail
N/A
4/1000 SF
59123
21
Resta u ra nt
N/A
12/1000 SF*
29500
21
Total Parking Spaces Required
148
Total Parking Spaces Provided
148
Total Accessible Parking Spaces Required
5
Total Accessible Parking Spaces Provided
5
* Staff estimates that approximately 70% of the total restaurant floor area will be counted toward the parking requirement,
as areas primarily devoted for storage, restrooms, and corridors used solely for access those areas are excluded from the
off-street parking calculation pursuant to the Zoning Code.
The proposed development includes approximately 7,623 square feet of commercial space located on
the ground floor. In anticipation of the potential for a restaurant tenant to locate within the
development, staff recommended that 2,500 square feet of the commercial. area be planned and
parked as a restaurant space, with the remaining 5,123 square feet allocated to retail uses.
This allocation ensures that, should a restaurant ultimately occupy a portion of the space, sufficient
parking will already be accounted for to accommodate the higher parking demand typically associated
with restaurant uses, without requiring future parking modifications or zoning relief.
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Given the intensity of the proposed development and the number of parking spaces on site, staff is
recommending limiting the gross floor area of any future restaurant tenant to no more than 2,500
square -feet as a condition of approval.
PInnr plane
The project consists of a fully sprinklered, five -story mixed -use building with Type IA podium and
below -grade parking structure. Above the podium, the building features a Type V wood -framed multi-
family apartment building with a combination of masonry and fiber -cement panel veneer exterior. The
development will include forty-six (46) apartment units in a mix ofone-,two-, and three -bedroom
Layouts. Each floor encompasses nearly 16,000 square feet, with a total gross floor area of 76,650
square feet. Key building features include elevators serving all levels, private balconies, and residential
amenities.
The Petitioner proposes five tenant spaces on the ground level with a total gross floor area of 7,123
square feet of retail/restaurant space and a lobby and mailroom. The second floor will provide a fitness
room, club room, additional leasing room, and will consist of two (2)three-bedroom units, five (5) two -
bedroom units and three (3) one -bedroom units. The third, fourth and fifth floors will consist of six (6)
three -bedroom units, twenty-one (21) two -bedroom units and nine (9) one -bedroom units. The
basement consists of the thirty-two (32) subterranean parking spaces, storage/mechanical rooms, and
an elevator and lobby.
Building Elevations
The proposed building materials include projecting and recessed brick coursing, face brick, articulated
brick detailing, cast stone, fiber cement panels, metal cornices, black metal -framed PVC windows,
glass guardrails, and metal -clad canopies. The commercial base of the building is primarily composed
of cast stone, brick, fiber cement panels, and glass, creating a durable and visually engaging
streetscape presence.
Throughout the process, the Petitioner has worked collaboratively with staff to further enhance the
building's architectural expression. Refinements include the addition of projected brick detailing along
the upper portions of the tallest brick walls and select side elevations, replacement ofEIFSwith
ground -face block within the recessed wall of the covered parking area along the west side of the
building, and the incorporation of additional recessed balconies to provide greater depth and visual
interest. These modifications collectively strengthen the overall design and result in a high -quality
architectural product.
Landscaping
The Petitioner has proposed extensive perimeter and foundation landscaping throughout the site.
Shade trees, including oak, hackberry, linden, honeylocust, and elm, are provided along the north,
south, east, and west property lines at an average spacing of seventy-five feet (75'), in compliance with
code requirements. In addition, clustered plantings consisting of seven (7) shrubs, such as ninebark,
viburnum, yew, juniper, currant, dogwood, and hydrangea, are spaced approximately thirty-five feet
(35') apart along the same property lines.
Foundation landscaping is also provided along the north and east elevations of the buildings, which
are the most visible from South Elmhurst Road and LaSalle Street. The Petitioner has submitted a tree
survey and preservation plan indicating that atotal of fifty-one (51) existing trees will be removed to
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accommodate the required perimeter landscaping and parking lot improvements. A final code
compliant landscape plan shall be submitted with the building permit application.
Photometric Plan
Eleven (11) new light poles are proposed around the perimeter of the subject property. An additional
nine (9) wall mounted lights are proposed on the east, west and south facades of the building. The
covered parking spaces along the west side of the building will also be lit by thirteen (13) recessed
Lighting fixtures. All exterior lighting fixtures are required to be full cutoff and fully shielded. Flat lenses
are required for all lighting fixtures. Acode-compliant photometric plan will be required as part of
building permit submittal.
Si na e
Signage was illustrated on the north, south and east elevations. Staff counts a total of six (6) wall signs.
Dimensions were not provided and any future wall signs shall comply with code. If any signage relief is
required, the planned unit development will allow any future signage relief to be reviewed and
approved as an administrative amendment to the PUD.
Stormwater Management
The Subject Property is part of the Lake Center Plaza development. Stormwater detention volume was
provided in the two (2) retention ponds north of LaSalle Street and along Elmhurst Road in accordance
with the codes and standards in place at the time of the Lake Center Plaza development in the 1980s.
Codes and design standards have changed significantly since these detention ponds were installed, so
these ponds would not meet current design practices.
In 2018, the property located at 1731 Wall Street was developed. As part of that development, it was
required that stormwater detention be provided to "make up the difference" between the volume
existing in the Lake Center Plaza ponds prorated for 1731 Wall Street, and the volume that would be
required under today's standards. The detention pond installed north of the building was installed to
accommodate this difference.
At the time that 1731 Wall Street was developed, the Subject Property was considered as a "future
outlot" associated with 1731 Wall Street. The detention pond installed at 1731 Wall Street was
oversized to accommodate the stormwater detention that would be required for 301 LaSalle Street.
Consequently, because the stormwater detention that would be required for 301 LaSalle Street has
already been provided under the development of 1731 Wall Street, no additional stormwater detention
will be required as part of this project.
The site is being designed to drain towards the existing detention ponds. Pervious brick pavers are
proposed to increase infiltration and satisfy MWRD volume control requirements.
Construction Schedule
The Petitioner anticipates Village Board consideration in March or April 2026 and expects to submit
building permit applications in May 2026, with permit issuance anticipated in August 2026.
Construction is expected to be completed between August and November 2027.
Other Departments
Piihlir Wnrk-q
The Public Works Department has reviewed the plans for the proposed multi -family development and
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-13-25 301 LaSalle S St (Major PUD Amendment, CU-DU Above 1st Flr).docx
has no objections to the requested PUD amendment. However, several items will need to be
addressed during the building permit submittal and review process. Specifically, the property owner
must acknowledge and accept the ongoing maintenance responsibilities associated with the proposed
permeable brick pavers. A condition of approval will require that documentation of all maintenance
activities be provided to Public Works on an annual basis to demonstrate compliance with the
approved Operations and Maintenance Plan. Failure to provide such documentation would constitute
a violation of both Village and Metropolitan Water Reclamation District (MWRD) permit requirements.
In addition to Village approvals, the Petitioner will be required to obtain all applicable permits from
outside agencies, including the Metropolitan Water Reclamation District of Greater Chicago (MWRD)
for new sanitary service and stormwater management, the Illinois Department of Transportation (IDOT)
for any work within the Elmhurst Road right-of-way, the Illinois Environmental Protection Agency (IEPA)
for the proposed watermain and erosion control measures (including the NPDES ILR10 permit), and
the Illinois American Water Company for work associated with water service and fire hydrant
connections.
LONG-RANGE PLANNING
The Future Land Use Map in the Village's 2017 Comprehensive Plan designates the Subject Property as
"Mixed -Use District". Primary uses within this category include commercial, industrial, manufacturing,
office, and recreational uses, health services, hotel, civic uses, and restaurants. The proposed
development is a mixed -use development that provides ground -floor retail/restaurant and residential
uses.
The 2020 Connect South Mount Prospect Sub -Area Plan offers an opportunity sites map that prioritizes
development sites in the study area. The plan prioritizes the Subject Property as the number 7
opportunity site and recommends commercial development given the exposure to Elmhurst Road. The
site is a part of 15 total opportunity sites intended to support and help facilitate future redevelopment
and improvements in South Mount Prospect.
Finally, the Village's 2025-2026 Strategic Plan provides staff a collection of goals, policies, and
priorities to adhere to and complete for the specified calendar year. Goal 4 of the plan identifies
Redevelopment in South Mount Prospect as an objective and South Mount Prospect Development
Projects as a policy agenda item.
PUBLIC COMMENTS
As of this writing, staff has not received any public comments.
STANDARDS AND FINDINGS
The Planning and Zoning Commission shall review the standards and findings of fact outlined in
Exhibit A and 1) accept them without changes, 2) accept them with changes, or 3) reject the findings.
The Planning and Zoning Commission shall use the findings of fact to guide their recommendation to
the Village Board.
Staff finds that the proposed conditional use requests meet the applicable standards contained in the
Mount Prospect Zoning Ordinance. Staff requests that the Planning and Zoning Commission make
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-13-25 301 LaSalle S St (Major PUD Amendment, CU-DU Above 1st Flr).docx
motion to adopt Staff's findings as the findings of the Planning and Zoning Commission and recommend
approval of the following motion:
"Motion to approve:
1. An amendment to Ordinance No. 3831, as previously amended by Ordinance Nos. 5617, 6369,
6755 and 6785 of the Lake Center Plaza Planned Unit Development, to permit dwelling units
above the first floor in order to construct a new five -story mixed -use building approximately sixty-
four -foot (64'-0") in height and totaling approximately 76,650 square feet. The proposed
development includes 148 parking spaces (116 at -grade and 32 below -grade), together with
associated site improvements, for the property located at 301 LaSalle Street (Case No. PZ-13-25),
subject to the following conditions:
a. Deviations or exceptions from the Village's Zoning Code as necessary to permit
development of the Subject Property as a planned unit development in accordance with
this Ordinance and the Approved Plans (as defined below), including all specific zoning
deviations and exceptions set forth in the Petitioner's application materials.
b. Development of the site in strict conformance with the following Approved Plans:
i. Boundary, Topographic Survey & Demolition Plan (1 sheet) prepared by Ridgeline
Consultants LLC, dated 07/18/2025 and bearing the latest revision date of
01 /23/2026;
ii. Preliminary Site and Utility Plan (1 sheet) prepared by Ridgeline Consultants LLC,
dated 07/18/2025 and bearing the latest revision date of 01/23/2026;
iii. Preliminary Grading Plan (1 sheet) prepared by Ridgeline Consultants LLC, dated
07/18/2025 and bearing the latest revision date of 01 /23/2026;
iv. Operation and Maintenance Plan (1 sheet) prepared by Ridgeline Consultants LLC,
dated 07/18/2025 and bearing the latest revision date of 01/23/2026;
v. Architectural Site Plan (1 page) prepared by Fitzgerald, and dated February 11,
2026;
vi. Architectural Floor Plans (1 page) prepared by Fitzgerald, and dated February 3,
2026;
vii. Exterior Elevations (1 page) prepared by Fitzgerald, and dated February 11, 2026;
viii. Building and Wall Sections (1 page) prepared by Fitzgerald and dated February 11,
2026;
ix. Landscape Plan (1 sheet) prepared by Juli Ordower Landscape Architecture and
dated January 20, 2026;
x. Tree Survey and Tree Inventory (2 sheets) prepared by Juli Ordower Landscape
Architecture and dated December 9, 2025;
A. Material Board (1 sheet) prepared by Fitzgerald, and dated January 23, 2026.
c. Compliance with all applicable Village Code requirements, including, but not limited to
zoning, fire, building, environmental health, sign, and other Village Codes and regulations.
d. The use of stucco or engineered stucco systems (EIFS - type) is prohibited.
e. The property owner is aware and accepts the ongoing maintenance responsibilities
associated with the permeable brick pavers. The property owner shall provide
documentation to the Public Works Department for all maintenance activities performed
on an annual basis (before the end of each calendar year or at another time at the
discretion of the Director of Public Works) to confirm that all requirements detailed in the
Operations & Maintenance Plan are being met.
f. Submittal of landscape, irrigation and photometric plans that comply with Village codes
and regulations during the permitting process.
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-13-25 301 LaSalle S St (Major PUD Amendment, CU-DU Above 1st Flr).docx 8
g. All signs shall be submitted, reviewed, and approved during the permitting process. All
signs shall conform to Village Code. Any future relief requested for signage shall require an
application for a minor amendment to the PUD.
h. The Petitioner shall address all comments included in the Village review letter dated
February 18, 2026 (PZ-1 3-25) attached as Exhibit C of the staff report.
The Village Board's decision is final.
ATTACHMENTS: / ADMINISTRATIVE CONTENT
(Zoning Request Application, Responses to
Standards, etc...)
1 concur:
IWO�
,.� � May
Jason C Shaftross, AICP, CEcD
Director of Community Development
PLANS
(Plat of Survey, Site Plan, etc.)
OTHER \
(Supplemental Information,
Public Comments Received,
\ etc...) -.00
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-13-25 301 LaSalle S St (Major PUD Amendment, CU-DU Above 1st Flr).docx 9
Exhibit A
Standards and Findings of Fact
CONDITIONAL USE STANDARDS
Section 14.203.F.8 of the Village of Mount Prospect Zoning Ordinance provides that a Conditional Use
shall conform to the following requirements:
1. That the establishment, maintenance, or operation of the conditional use will not be detrimental
to, or endanger the public health, safety, morals, comfort, or general welfare;
2. That the conditional use will not be injurious to the uses and enjoyment of other property in the
immediate vicinity for the purposes already permitted, nor substantially diminish and impair
property values within the neighborhood in which it is to be located;
3. That the establishment of the conditional use will not impede the normal and orderly
development and improvement of the surrounding property for uses permitted in the district;
4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will
be provided;
5. That adequate measures have been or will betaken to provide ingress and egress so designed as
to minimize traffic congestion in the public streets;
6. That the proposed conditional use is not contrary to the objectives of the current comprehensive
plan for the village; and
7. That the conditional use shall, in all other respects, conform to the applicable regulations of the
district in which it is located, except as such regulations may, in each instance, be modified
pursuant to the recommendations of the planning and zoning commission.
Petitioner's Findings: The Petitioner states that the proposed dwelling units above the ground floor are
designed in compliance with all applicable zoning and building code requirements and will not be
detrimental to the public health, safety, comfort, or general welfare. The Petitioner further states that the
site plan and supporting materials demonstrate that adequate access, utilities, drainage, and other
necessary facilities are available, with ingress and egress provided from LaSalle Street in a manner
intended to minimize traffic impacts on surrounding roadways.
The Petitioner further indicates that the proposed residential use is compatible with surrounding retail
uses and will not impair the use, enjoyment, or value of nearby properties, nor impede the normal and
orderly development of the area. The proposal is stated to be consistent with the Village's
Comprehensive Plan, the Connect South Mount Prospect Sub -Area Plan, and applicable B-3 District
regulations, except as modified through the conditional use approval process.
Staff's Findings: Staff has reviewed the Petitioner's request for conditional use approval for a PUD
amendment and conditional use for dwelling units above the first floor and finds that the conditional use
standards have been met. Staff finds that the proposal will not endanger the public health, safety,
morals, comfort, or general welfare. The proposed project would redevelop long -vacant parcel with
compatible uses that support the continued viability and productive use of the property. The proposed
mixed -use development and related site improvements are appropriate for the district and are
consistent with surrounding uses. Just south of the Subject Property is a similar mixed -use project (1798
S. Elmhurst Road) that was approved in 2021 on the site of a former gas station. The information provided
does not suggest that the proposal will generate nuisances that will be injurious to the uses and
enjoyment of other property in the immediate vicinity, nor substantially diminish and impair property
values within the neighborhood in which it is to be located. The proposed development is zoned B-3
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-13-25 301 LaSalle S St (Major PUD Amendment, CU-DU Above 1st Flr).docx 10
Community Shopping District and permits dwelling units above the first floor via a conditional use
permit. The proposed development is compatible and consistent with the surrounding land uses
including the restaurant and similar mixed -use development directly to the south, and several one-story
commercial buildings to the east within the City of Des Plaines.
The proposed conditional use is not contrary to the objectives of the Village's 2017 Comprehensive Plan
as the Subject Property is designated as Mixed -Use District on the Future Land Use Map, which supports
a range of commercial and employment -oriented uses, including retail and restaurants, consistent with
the proposed mixed -use development. Other long-range planning documents including the 2020
Connect South Mount Prospect Sub -Area Plan identifies the Subject Property as a prioritized opportunity
site and recommends commercial development due to its visibility along Elmhurst Road, and the
Village's 2025-2026 Strategic Plan identifies redevelopment in South Mount Prospect as a key goal,
further supporting the proposed project. The conditional use requests conform to the applicable
regulations of the underlying B-3 Community Shopping District, with an exception (building setback from
Elmhurst Road) identified in the staff report and in the Petitioner's application materials.
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 requests.
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 states that the proposed planned unit development generally
complies with the regulations of the B-3 District, except as modified through the PUD approval process,
as demonstrated by the submitted site plan and supporting materials. The Petitioner further states that
while the Village's2017Comprehensive Plan did not specifically contemplate residential use on the
Subject Property, the 2020 South Mount Prospect Sub -Area Plan encourages new and diverse housing
opportunities, the redevelopment of underutilized sites, and investment in existing infrastructure. The
Petitioner indicates that the proposed residential use is consistent with these goals and objectives and
expands housing options in the southern portion of the Village.
The Petitioner further asserts that the proposed planned unit development is in the public interest and
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-13-25 301 LaSalle S St (Major PUD Amendment, CU-DU Above 1st Flr).docx 11
consistent with the purposes of the zoning ordinance by adding new housing while maintaining
compatibility with the surrounding area. The Petitioner maintains that no new public streets are
proposed, and access to the site is designed to occur from LaSalle Street rather than Route 83 in order to
minimize traffic congestion and avoid unsafe or inconvenient access. As designed, the Petitioner states
that the development is not anticipated to place an excessive burden on public facilities, including
streets, schools, parks, or other public services.
Staff's Findings: Staff finds that, except as modified by and approved in the final Planned Unit
Development, the proposed development complies with the regulations of the B-3 Community Shopping
District. The proposed Planned Unit Development generally meets the intent of the underlying zoning
district and conforms to applicable development standards, including lot coverage and setbacks, except
where relief is requested for the setback requirement from Elmhurst Road as required under Ordinance
No. 3831.
Staff further finds that the proposed project is consistent with the Village's Comprehensive Plan. The
Future Land Use Map designates the Subject Property as a Mixed -Use District on the Future Land Use
Map, which supports a range of commercial and employment -oriented uses, including retail and
restaurants, and is consistent with the proposed mixed -use development.
The proposed planned unit development is in the public interest and is consistent with the purposes of
the zoning ordinance, as it facilitates the development of an underutilized property with a use permitted
within the Mixed -Use land use category. The proposed development will provide approximately 7,100
square feet of ground -floor commercial uses, forty-six (46) above -ground residential units and sufficient
parking on a parcel of land that has sat vacant since the creation of the original planned unit
development.
Staff finds that the proposed circulation and access design is adequate. Vehicular access to on -site
parking and refuse collection is provided via atwo-way curb cut on the north side of the site via LaSalle
Street, which is intended to maintain safe ingress and egress and limit traffic impacts on the adjacent
Route 83/Elmhurst Road. The proposed development is not anticipated to result in traffic congestion on
surrounding streets or create an excessive burden on nearby public parks, recreation areas, schools, or
other public facilities serving the area.
STANDARDS FOR PLANNED UNIT DEVELOPMENTS WITH OTHER EXCEPTIONS
Section 14.504.0 of the Village of Mount Prospect Zoning Ordinance states that the Village Board may
approve planned unit developments which do 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 when such approval is necessary to achieve the
objectives of the proposed planned unit development, but only when the Board finds such exceptions
are consistent with the following standards:
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.
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-13-25 301 LaSalle S St (Major PUD Amendment, CU-DU Above 1st Flr).docx 12
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 proposed planned unit development includes a request to reduce the required
building setback along Elmhurst Road from approximately 112.2 feet to 100.5 feet. The Petitioner finds
that the requested reduction is in the public interest, as it facilitates redevelopment of a vacant property
and supports increased residential density consistent with the objectives of the planned unit
development.
The Petitioner further finds that the proposed setback reduction of 12 feet will not adversely affect the
value or use of adjacent properties and will not interfere with the functional use of neighboring sites. The
proposed development does not include senior housing or assisted living facilities and complies with
applicable residential density standards. The Petitioner states that all perimeter setbacks meet or
exceed the requirements of the underlying B-3 District and the adjacent 1-1 District. The Petitioner finds
that transitional yard requirements do not apply, as the subject property does not abut any single-family
residential properties, and no additional screening is necessary to protect the privacy or enjoyment of
adjoining properties.
Staff's Findings: Staff finds that the requested zoning relief for the proposed mixed -use development is in
the public interest and is solely for the purpose of promoting better development. The requested
exception from the building setback requirement along Elmhurst Road is necessary to accommodate a
commercial ground floor and four residential levels to make the development financially viable. Strict
application of the setback requirement would reduce the buildable area of the site and limit the amount
of area dedicated to parking. Such exception is 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.
Staff further finds that the proposed mixed -use development will likely not adversely impact the value or
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-13-25 301 LaSalle S St (Major PUD Amendment, CU-DU Above 1st Flr).docx 13
use of adjacent properties. The proposed project would redevelop along -vacant parcel with compatible
uses that support the continued viability and productive use of the property. The proposed mixed -use
development and related site improvements are appropriate for the district and are consistent with
surrounding uses. Just south of the Subject Property is a similar mixed -use project (1798 S. Elmhurst
Road) that was approved in 2021 on the site of a former gas station. The proposed development is
compatible and consistent with the surrounding land uses including the restaurant and similar mixed -
use development directly to the south, and several one-story commercial buildings to the east within the
City of Des Plaines.
The proposed development proposes atotal of forty-six (46) dwelling units on approximately 1.97 acres
of land resulting in a density of approximately twenty-three (23) dwelling units per acre, far less than the
maximum required 48 dwelling units per acre. However, the proposed development does not include
senior housing or assisted living facilities.
The proposed building complies with all setback requirements in the underlying zoning district. An
exception is requested from the setback requirement along Elmhurst Road as required under Ordinance
No. 3831 which established the original planned unit development.
Transitional setbacks are not applicable as the Subject Property is not contiguous to any single-family
residential property. The area of open space (28.2%) provided is at least that required in the underlying B-
3 Community Shopping District.
Based on the foregoing, staff finds that the requested zoning relief is consistent with the standards for
planned unit developments with other exceptions and supports approval of the proposed planned unit
development.
H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-13-25 301 LaSalle S St (Major PUD Amendment, CU-DU Above 1st Flr).docx 14
Exhibit B: Lake Center Plaza PUD
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H:\PLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-13-25 301 LaSalle S St (Major PUD Amendment, CU-DU Above 1 st Flr).docx 15
Exhibit C
Village Review Letter
MAYOR
Paiul Wm. Hoefert
Mount"
TRUSTEES
Vincent 3. Dante
Elizabeth B. IDiPrima
Terri Dens
Wflham A. Grossi
lohn I Matuszak
Collleen IF., Saccotelli
Village of Maunt Prospect
510 S. Emerson Street, Mount Prospect, Illin�ois, 60056
F'e b ru a ry 18, 2 01,26
FitzGerald Design
c/o Erie Overby
Via e-maiL: eoverlby@fitzgerialddlesign.,c,olm
-T4&111i1R7&TITtM1WA all] 01 IC���MMMA a
blear M r. Overby,
VILLAGE MANAGER
Michael J. Cassady
VILLAGE CLERK
Karen Agoranos
Phione: 847/962-600101
Fax: 847/962-6022
www.imiountpirospect,,.org
The pillage of Mount Prospect has reviewed the second submittal for a mixeld-usedevelopment
project proposed for the vacant site located at 301 LaSalle Street, Mount Prospect. Staff has, the
'foillowing review comments:
PuMic'works Department:
PW has revieweld the reiced preliminary plans submitted for, the new multi-,famiLy development
proposed at 301 LaSalle Street, and have no objections to the requested RUD amendment.
However, the following will have to be addressed as pla�rt ofthe BuRding Permit submittiaL/review:
1. Confirm that the property owner is aware and accepts the ongoing mainteniancle
responsibilities associated with the permeable brick pavers. The property owner is aware and
accepts the ongoing m�aintena�nce responisibitities associated with the permeable brick
pavers. The property owner shall provide documentation to the Public Works Department foir
all maintenance activities performed oin an annual basis (before the end of each calendar year
or at another time at the discretion of the Director of Public Works) to confirm that all
requirements detailed in the Operations & Maintenance Plan are being met. Failure to, do so
'would be con�s,idered a viol,atioln of both Village and MWRD permit Irequilrements.
2. In addition toVillage approval, Ipermits must be obtained from the following agencies:
From Metropolitan Water, Reclamation District', of Greater Chicago (MWRD) for the new
sanitary service and stormwater management.
H:\PLAN\Ptanning& Zoning COMM\P&Z2025\Staff Reports\PZ-13-25 301 LaSalle SSt(Major PUD Amendment, CU-DU Above lstF[r).docx 16
Exhibit C
Village Review Letter
Village of Mount Prospect Building Services I Page 2
From Illinois IDepartment of Transportation (0101T) for any work in the Elmhurst Road
right of way.
From the Illinois Environmental Protection Agency for the new watiermain and erosion
control measures (N PDES,, I LR1 0 perm it)
From the Illinois American Water Company (1AWC) foir work on the water service and
fire hydrant conn�ections.
It must be understood that the comments listed above reflect issues noted during a review of the
proposedpreLlminaryplans. INoexcleptilons. orvariations from Village Codes are indicated oir
approved. A thorough review of the site design and details will be performed as part of the
Building Permit review process to ensure Code compliance,.
Bultding Department.:
3. Full permit drawings, shall compty,with all applicable codes,. Podium details shatt'Include
code analysis, that list fire ratings, areas, heights, and all necessary information and code
referen�ce to support proposed type and use.,
Fire Department,,-.
Th e f o Ilowi ng ite rns m u st be a d d res s,le d d u ri ing b u i ld i ngpe rm it s u b m itta 1:
4. Afire: sprint ter and standpipe system in accordance with NIFPA 13, and NFPA 14 will, ble
required for this project for all buildings. Ensure fire sprinkler, shop drawings, hydraulic
caLculatioins, and equipment cut sheets are submitted for review.,
Village of Mount Prospect Fire Prevention Code, 24.202
5. A fire alarm system will Ibe required for this project. Ensure that the fire alarm shop drawings
with point-to-point wiring" diagrams, battery load calculations, and eqluipm�ent out sheets are
submitted for review.
Village of Mount Prospect Fire Prevention Code, 24.202
6. An additional means, of egress may Ibe required based on occupancy Load andl travel
distances. Additional means of egress imay be, depending on the final room configuration.
H:\PLAN\Ptanning& Zoning COMM\P&Z2025\Staff Reports\PZ-13-25 301 LaSalle SSt(Major PUD Amendment, CU-DU Above lstF[r).docx 17
Exhibit C
Village Review Letter
Village of Mount Prospect Building Services I Page 3
7. An egress plan smuis,t be provided for the entire building. This plan must include occupant
loads,, travel distances,, egress widths, and common path of travel. distances., An egress plan
will be required when the building, plans are ,submitted for review. Additional, exits may be
8. All egress doors are to use keyless loch et on the egress side. No flush bolts, dead or, draw
bolts, etc. will be allowed.
Life Safety Code, 7.2.1.5.1
9. An emergency veh icle/appa riatus, turning riadiuss, diagram for all parking lots, fire Lanes, and
turnaround poInts, must be provided.,
10. All new s,print ler risers and associated fire pump equipment shall be in a separate room with a
minimum of two-hour construction.
11. A fire pump and standpipe s,ystem(s) will be irepuired for this building. Please ensure that
drawings are �submitted f or these systems to the Fire Department for review.
12. Fire hydrants are shown to be supplied f rom watermainsth rough out the new development.
Waterflow calculations will be requireld to verify that the new prolpos,ed watermain sizes can
meet the required fire flow GPM demand. The minimum fire flow for a residential occupancy is
3000 gallons per m' inute at 20 PSI residual pressure. This documentation mu be provided) to
the Vittiage of Mount Il rospectis Public Works Engineering Department for review and ;approval,
along with a copy to the Mount Prospect Fire, Department.
pillage
I gelof Mount Prospect Fire Prevention Code, 16.403C
If any changesare requested, please make the changes as noted above and! submit a point-
bly-point response Letter and pdf fites of the drawings,. Please upload revisions into, the portal.
Feet free to cointact me at (8147) 818-5314 / achoi@mountprospect.org if you have any questions.,
Siincer,ely,
Ann Cho,i
Development Planner
c: File Commun�ity DeveLopment
H:\PLAN\Ptanning& Zoning COMM\P&Z2025\Staff Reports\PZ-13-25 301 LaSalle SSt(Major PUD Amendment, CU-DU Above lstF[r).docx 18
V1111age of Mount Prospect
Community Developmeint Departmoint
50,S- ErnersonStreet
Mount Prospect, Illinois 60056,
Phone-1 (847) 818-5328
Zoning RequestApp`II caltion
Off [cial �Use Only, (To �be, comlpleited� b,y Village St�alff)
'e-
,Ciase Number, PZZ25-000G20 �Date of Submissioni" 07124/2G25 HeaMg Dat 2126,120,26
Dwell ng Uini is bove 1st Roof)
Project Name/Address- PZ- 13 3-25301 LaSalle St (C U I'VI alor PUD AmBridment,
I. Subject Property
Address(es). 301 Lasalle St
Zion-Ing Districtub s)- BY Property Area (Sq Ft and,lor, Acreage)," 1.92 acres,
Parcel Index (PlN,(s),- 08-23-203-1045-10000
11. Zoning Request(s) (Chieck al] that apply),
Mal -or PUD Amendment", DU
Conditional Use: For
Above First Floor,
C.-J "Vari'atin (s).1 "TO
Zoninig Map Amendment- Inez From T
Zoning� T ext Amend ment', Section(s)
L J Other -
I Ills. Sumimwy of, Rrioposial (use separate sheet lif necessa,ry) 11
dab a A
a A A a A
t is,
'A A
0 M
milli
IV. Applicant (all corriespondence will be sent to the applicant)
Name- Erie. Overby Corporation- R&A Management LLC
Address-,
City, State,,ZIII Code:
Phione,. Ern,,ail.-
Interest iiin IProperty.,
V. Rroperty, Ownr ri
.. . . . . . . . . .), Chieck it Same as Applicant
Narne-, Chicago'Title Land Truist, Corporation',
Company (Trustee)
AdIdress- 35 K Wacker Drive!
City, State, ZIP Code: Chicago, IL 60601
Phone: Email:
In consideration of the information contained in this petition as well as all supporting documentation, it is requested that approval be given to
this request. The applicant is the owner or authorized representative of the owner of the property. The petitioner and the owner of the property
grant employees of the Village of Mount Prospect and their agent's permission to enter on the property during reasonable hours for visual
inspection of the subject property.
hereby affirm that all information provided herein and in all materials submitted in association with this application are true and accurate to
the best of my knowledge.
Applicant:
Date:
(Print or Type Name) Eric Overby
If applicant is not property owner:
hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this application and the associated
supporting material.
Property Owner:
(Print or Type Name)
Date:
� Village of Mount Prospect
Community Development Department
50S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Affidavit of Ownership
COUNTY OF COOK
STATE OF ILLINOIS
I, Lawrence M. Freedman , under oath, state that I am
(print name)
❑the sole owner of the property
an owner of the property
an authorized officer for the owner of the property
commonly described as301 S. LaSalle Street, Mt. Prospect, Illinois
(property address and PIN) 08-23_203_045-0000
Chicago Title Land Trust Company u/t/n 40666, the
and that such property is owned by beneficial owner of which is CV Land Holdings, LLC as of this date.
(print name)
Subscribed and sworn to before
f
me this �L day of
July , 20 25
Notary Public
E
aryPubllc Stats of Illlnols
OfTicisl Seal
Leslls M Mercado
Comma 580507
Commission Expires 1o13tl2o27
Vitage of Mount, Prospect
Community DeVelopment Department
50 S., Emerson Stree,t
MOIunt Prospect,, lUlnois 16,00,56
Phone,,:, (8457), 818-5,328,
Pt
E) Check if'Saime, as Applicant
ame,
Rl'ldvan Alka
Address,,- WI,. C
arboy ROalid,
City,, statej, ZIP Co MountProspect, Ill'inds �6.0056
Phone!",
Ridvan Alka
a Name)
It appLican't Is not property owneA
f
. . . ..........
CorporatioIn R&A Mianagerwnt LLC
rc
...........
m.
(P r1l nt o r ype N a m e) L rence M., Free, Sman, VP
RIDER #2 ATTACHED HERETO AND MADE A PART OF REAL ESTATE SALES
CONTRACT DATED JANUARY 21, 2025 BY AND BETWEEN
301 LASALLE, LLC, AS PURCHASER AND
CHICAGO TITLE LAND TRUST, AS TRUSTEE U/T/A
DATED MARCH 9 1970 A/K/A TRUST NO, 40666 AS SELLER
l . Purchaser shall be modified to R&A Management, LLC, an Illinois limited
liability company.
2. The proposc{l Property to be constructed is described as follows: number of
stories (5), number of total apartment units (46), gross floor area (90,591 SF), number of outdoor
at -grade parking spaces (11 ()'), number of indoor parking spaces (32).
PURCHASER:
R&A Management, LLC
;I By: /.1A
Its Manager
SELLER:
Chicago Title Land Trust, not personally but as
Trustee aforesaid
8y:
C.V. Land Holdings, L.L.C., a Delaware limited
liability company, Its Sole Beneficiary with
Power of Direction
By: ai Corp., n Illinois c �tion,
Its Man
y:
Vice President
2024 Second Installment Property Tax Bill - Cook County Electronic Bill
$0.00 Property Index Number (PIN) Volume Code Tax Year (Payable In) Township Classification
By o3/15/2026 08-23-203-045-0000 050 16048 2024 (2025) Elk Grove 1-00
IF PAYING LATE, 03/16/2026 - 04/15/2026 04/16/2026 - 05/15/2026 05/16/2026 - 06/15/2026 LATE INTEREST IS 0.75% PER
PLEASE PAY $0.00 $0.00 $0.00 MONTH, BY STATE LAW
WHERE YOUR MONEY GOES
Total 2024 Tax Bill $19,763.17 $754.13 MORE than 2023
Taxing District 2024 Tax 2023 Tax Difference
SCHOOL DISTRICT C C 59
$6,862.74
$6,410.44
$452.30
More
ARLINGTON HTS TWNSHP H S 214
$5,701.35
$5,380.54
$320.81
More
VILLAGE OF MT PROSPECT
$1,829.58
$1,943.16
-$113.58
Less
MT PROSPECT PARK DISTRICT
$1,316.12
$1,234.55
$81.57
More
VILLAGE OF MT PROSPECT LIBRARY FUND
$1,132.90
$1,104.72
$28.18
More
HARPER COMMUNITY COLLEGE DISTRICT 512
$960.18
$908.86
$51.32
More
METRO WATER RECLAMATION DIST OF GR CHGO
$753.98
$759.22
-$5.24
Less
COUNTY OF COOK
$520.71
$374.08
$146.63
More
COUNTY OF COOK HEALTH & HOSPITAL COMM.
$172.39
$169.45
$2.94
More
PUBLIC SAFETY PUBLIC SAFETY
$171.65
$169.45
$2.20
More
FOREST PRESERVE DISTRICT OF COOK COUNTY
$151.90
$165.05
-$13.15
Less
TOWN ELK GROVE
$119.22
$112.23
$6.99
More
TOWN ELK GROVE ROAD FUND
$26.14
$26.41
-$0.27
Less
NORTHWEST MOSQUITO ABATEMENT DISTRICT
$23.30
$22.01
$1.29
More
GENERAL ASSISTANCE ELK GROVE
$21.01
$22.01
-$1.00
Less
CONSOLIDATED ELECTIONS
$0.00
$70.42
-$70.42
Less
DO NOT PAY THESE TOTALS
$19,763.17
$19,009.04
$754.13
More
The above breakdown displays how much you pay in property taxes to each taxing district and the change from last year. Please see reverse side for a detailed breakdown by
Taxing District.
2023 Assessed Value
72,958
2024 Total Tax Before Exemptions
19,763.17
2024 Property Value
729,581
Homeowner's Exemption .00
2024 Assessment Level
X 10%
Senior Citizen Exemption .00
2024 Assessed Value
72,958
Senior Freeze Exemption .00
2024 State Equalizer
X 3.0355
2024 Equalized Assessed Value (EAV)
2024 Total Tax After Exemptions
221,464
19,763.17
2024 Local Tax Rate
X 8.923861 %
First Installment 10,454.97
2024 Total Tax Before Exemptions
Second Installment + 9,308.20
19,763.17
Total 2024 Tax (Payable in 2025)
19,763.17
THANK YOU FOR YOUR FIRST INSTALLMENT PAYMENT OF: $10,454.97
THE ALTER GROUP
1731 WALL ST 3201 OLD GLNVEW RD 302
MT PROSPECT IL 60056 WILMETTE IL 00000-0000
Taxing Districts
2024 Tax
2024 Rate
2024 %
Pension
2023 Tax
MISCELLANEOUS TAXES
NORTHWEST MOSQUITO ABATEMENT DISTRICT
23.30
0.01052
0.12%
22.01
METRO WATER RECLAMATION DIST OF GR CHGO
753.98
0.34044
3.82%
78.40
759.22
MT PROSPECT PARK DISTRICT
1,316.12
0.59427
6.66%
101.12
1,234.55
MISCELLANEOUS TAXES TOTAL
2,093.40
0.94524
10.60%
2,015.78
SCHOOL TAXES
HARPER COMMUNITY COLLEGE DISTRICT 512
960.18
0.43355
4.86%
908.86
ARLINGTON HTS TWNSHP H S 214
5,701.35
2.57439
28.85%
102.78
5,380.54
SCHOOL DISTRICT C C 59
6,862.74
3.09880
34.72%
118.36
6,410.44
SCHOOL TAXES TOTAL
13,524.27
6.10675
68.43%
12,699.84
MUNICIPALITY/TOWNSHIP TAXES
VILLAGE OF MT PROSPECT LIBRARY FUND
1,132.90
0.51155
5.73%
1,104.72
VILLAGE OF MT PROSPECT
1,829.58
0.82613
9.26%
947.68
1,943.16
TOWN ELK GROVE ROAD FUND
26.14
0.01180
0.13%
26.41
GENERAL ASSISTANCE ELK GROVE
21.01
0.00948
0.11 %
22.01
TOWN ELK GROVE
119.22
0.05383
0.60%
112.23
MUNICIPALITY/TOWNSHIP TAXES TOTAL
3,128.85
1.41280
15.83%
3,208.53
COOK COUNTY TAXES
FOREST PRESERVE DISTRICT OF COOK COUNTY
151.90
0.06858
0.77%
12.74
165.05
CONSOLIDATED ELECTIONS
0.00
0.00000
0.00%
70.42
PUBLIC SAFETY PUBLIC SAFETY
171.65
0.07750
0.87%
169.45
COUNTY OF COOK HEALTH & HOSPITAL COMM.
172.39
0.07784
0.87%
169.45
COUNTY OF COOK
520.71
0.23512
2.63%
175.13
374.08
COOK COUNTY TAXES TOTAL
1,016.65
0.45905
5.14%
1,084.89
(Do not pay these totals)
19,763.17
8.92386
100.00%
19,009.04
Pursuant to Cook County Ordinance 07-0-68, if you are a mortgage lender, loan servicer, or agent of any entity within the
meaning of 35 ILCS 200/20-12, you may not pay using a downloadable tax bill unless you pay the $5 duplicate bill fee.
*** Please see 2024 Second Installment Payment Coupon next page ***
I* Me* ,,K4Rw In,IJ2 K
GUT & ['NClLA.JDE'WlTH PAYMENT
T3LG
Property 11,11,11ndex Number (PIN) Volume
00 no County effill 08-23-203-045-0000 0,50
By 0311512026 Click, to pay onfine I Amount Paid
If paying later, refer tol amou, nts above. .,Cl-llck, to updarte, M, ifing Named'Address
SN 00202,4020 RTN 500001075 AN ('see PIN) TC 008,922
lPtemal use only
m11 m mli 1111, , ME 11' t 11111 Mil�lmjl:ll, M111111, 11 11 If U t 11111 , . M, , 111ME I I , , I I1 II
This iis, an Official Downtoadable Tax Bill IPayment Coulplon., COOK C,OUNTYTREASUIRER
Please process this coupon along with Ipayment pre sen�ted. PO BOX 806436
CHICAGO, IL 606,80-4,11l:55
!111 lj�, III 1 1011,
REM 'I, i�7srr.ATE SA'11.411�'.' CONMACT
1, 3,01 La Salle: 1".14tilir, notnixtee P lu,rcl u,s4c, r
i agives to ptirclutsle at a price OT'i the tennis .. fortli hcrcin, (1hc 1"1011owii,ngi desm,',ibled, reIll eslate in M I.
Prospect, C"Ook Coi,le', 111,11,11101 SI.
.1h, Rcinge I / asvq
ii z ql'Slt�tl"-on 2..1, wn's,hip, 114 1 NO)
Lot.Nn Lake (,I' vz,r Phi-tifie.vibel vhvicn,No. 41n the no,rlheast corne�- thel 71h d
1
-o
-ominoilt�j.,,l knoiivn-as I'lie's-ow/nix st 83 anti La.,Saflc� Street (Me "Pr rp i ")rineq, k CIO uatIvro 111ivais
'Ilcm� , 1, 970, 'S 112,11 c r"
2. 1 Land Tt Lsl,t,,,,,,a5 TrIustice u/,(,/a dated INMm IU-Irust No. 41),666
agrecIl to sell the i-cal asslate, des,enibled, h,ml 41-111 the price, tillid tern -is slet fort1i, herej n'. a,t'id to coti'vey or cause tc-)� be convicyled
to
M11p, I I ) I cl
1 1, t" I , I , 01,11,yto licis, lici-6m,41cr Ptirchirtswr or its i,,,wmincefifle diei,11f,,m) by -.ii reconlfle t'ril'stice s dced,, S
defincid..
w"thfilt,11'rec (3) 1:m,,sincss day's of execut,m), liercoNlepos't with tl-w itic Corinpanty 'C'I'S'escrm"vec tile sul"In of
3.
d -igircles to play I satisfy' theballace e purch.�vsw
is ClIt"irill ri'lioncyto be -c''pplied, On the pturciftZis;c priicl t
1" 1111 n u S, pr( ),nclt 1, 01"I's t I firm O"relo's,1911, It I
..........
S PTO VK i 1, - I N. al 1,
"Flu,* "I'me of' closing shal I be a led "n, the c',aunchcid R'der, unless subsequently i'mitually agreed other%vI* lie
clil'-icago, 111itial'sk 01'rice, 011" Ch"ica,go "I"'ifle Ins'll,trai,,ice Contripat-ly located al 10 S. LLasallc Sti-cet, Chic;;llgol, 11 ("the "Fitle
Cluimpalny"), providedtiltle 'is sl,"w1w 11 "'0 be golod or is., a,cceIliticid 'by 1"Im"C1111MU, 1"UrCIUMser prcfbrs cither the lltofli,ng, Mcin-claws
or 11tut Ridge of,17ice.
511, ScHer, hereb vng to P; 'rotip per sq,,
y -a,orccs at clos" v,� �a bt-o'kers to T"I 13,1111fliel- G a n It c aw vir relic j n e n
ZV
6. 1"aannestoncy-slial ble held by thI ,c," " l le panicsle.
4' a nts (11-�,itt ScHer, a,g nivs - 1mvic trece"ved no t , �.Jly lityl Villa gc lt,),r o(thei
7, Seller w, i l f
tw,i c of Sc Ful"11
aut h,,(,) Hl b It, til 1 d i at have vl twe,,ti
y of zo i�ii tig I'll ;,, fire or he,,,dth code, viol,11101"IS 1,11 14CISI)CO (0 (11C ProperTy, I'll
I'lletviot,61V corl,ected.
11, contrpacliis Slut ect., t.10 t[w Conditicin.sand fOrth oil the back' 1,x.,ige liercoll" w1hicti Coy di zlild Sti,j;,)u1k,i.[IOT,,,1,S
,11rc made at part offin"s contnict.
Datedi'm JMILJLAI-y� 2025
1) U RIC 1,11 ASE It "A",
3,01 LI't S..'allic, LLC
,-Doc uSigard bj��
l
wo
�114
BY'
c/ohiz; o L-R)r w ices
6650, North Not-tinvest 11, IgIlim"ay" Suite 'iloo
Ciiiczigo, 11filtim, 60631
I Attm Rloberl G'tiz111do
c Ill c I'll 1 11
1`4
SE1,,E,R@-
Chicago Tlit',Ie Littid I rust not Pei ly by as "I'rustee
al'ot-esaki
'By
ry
C.V. Land 1-1 old"I" n, gs, I I c
colm palti Is, Sol c Rci",ii efit it'll Povver of Dlirectioll
ciary
ma
Cliali Corp., -wW111tton,
s, -a, Intl
mffl���
C� c),Ash,,Anos,, j-ric'edintu, Lt.�C
95"R-(iv,L-r,c Drivic, Slu'l
"771
Nk,),rth,br,1o(:A, Itnois 60062,
Altri: 1-11twi-ci-ice 1"recidiiiii.n
Docusign Envelope ID: 441 FEEBE-EFC8.4EB9-95CB- 71 CAB4A5263C
CONDITIONS AND STIPULATIONS
1. Seller shall deliver or cause to be a here o Purchaser or Purchaser's agent, within 21 days of the date of execution
hereof, a title commitment for an owrices, title insurance policy issued by the Title Company in the amount of the purchase
price, covering title to the Property an or after the date hereof, showing title in the intended grantor. Such commitment
shall be subject only to Permitted l�xceptions. If Purchaser notifies Seller within 10 days after receipt of such title
commitment and copies of Schedule: B documents that the title commitment contains exceptions which, in Purchaser's
opinion, might impair Purchaser's proposed use of the Property, Seller shall have 14 days from the date of Purchase's
notice to have any such exceptions irernoved from the commitment or to cause the Title Company to insure over same
subject to Purchaser's reasonable approval. All exceptions to which Purchaser does not so object shall be Permitted
Exceptions. If Seller does not have the exceptions removed or does not cause the Title Company to insure over same
subject to Purchaser's reasonable approval within the specified time, Purchaser may elect, by written notice to Seller
delivered within 5 days after the expiration of the 14-day period, to terminate this Contract and immediately receive a
Earnest Money as its sole remedy. If Purchaser does not so elect, this Contract shall remain in full force
and a ect, subject to all other terms and conditions hereof. The tale commitment shall be conclusive evidence of good
title as therein shown as to all matters insured by the policy, subject only to the exceptions as therein stated. At closing,
Seller shall provide extended coven.ge over general exceptions. Seller, at Seller's cost, shall have the Title Company
provide Extended Coverage for the Owner's Policy.
2. At closing Seller shall provide a cumbnt survey of the Property in accordance with ALTA standards.
3. If the title commitment discloses unpermitted exceptions, Seller shall have 30 days from the date of delivery thereof to
have the exceptions removed from the commitment or to have the title insurer commit to insure against loss or damage
that may be occasioned by such exces-ption, or in the alternative, to obtain the commitment for title insurance specified
above as to such exceptions, Purchaser may terminate this contract or may elect, upon notice to Seller within 10 days after
notice thereof, to take title as it then is with the right to deduct from the purchase price encumbrances of a definite or
ascertainable amount. If Purchaser does not so elect, this contract shall become null and void.
4. Assessments pursuant to the Declaration of Protective Covenants of record, general taxes, and other similar items shall
be adjusted ratably as of the time of closing. The amount of the current general taxes not then ascertainable shall be
adjusted on the basis of 110% of the most recent ascertainable taxes.
All proration are final unless otherwise provided herein. Seller shall pay the amount of any stamp tax imposed by State
and County law on the transfer of the title, and shall furnish a completed Real Estate Transfer Declaration signed by the
Seller or the Seller's agent in the form required pursuant to the Real Estate Transfer Tax Act of the State of Illinois and
shall finish any declaration signed by the Seller or the Sellees agent or meet other requirements as established by any
local ordinance with regard to a transibr or transaction tax; such tax required by local ordinance shall be paid by the party
upon whom such ordinance places responsibility therefor.
5. The provisions of the Uniform Vendor and Purchaser Risk Act of the State of Illinois shall be applicable to this contract.
6. If this Contract is terminated without. Purchaser's fault, then Purchaser, as Purchaser's sole and exclusive remedy, may
either seek specific p erfoxmrefund
ance or terminate the Contract and receive and of the Earnest Money. If the termination is caused by Purchaser,s fault, then the Earnest Money shall be retained by Seller as liquidated damages as Seller's sole
remedy.
7. This sale shall be closed through an esi�row with the Title Company, in accordance with the general provisions of the usual
form of Deed and Money Escrow Ag-eernent then in use by the Title Company, with such special provisions inserted in
the escrow agreement as may be required to conform with this contract. Upon the creation of such an escrow, anything
herein to the contrary notwithstanding, payment of purchase price and delivery of deed shall be made through the escrow
and this contract and the earnest money shall be deposited in the escrow. The cost of the escrow shall be equally paid by
the parties..
8. Time is of the essence of this contract.
Docusign Envelope ID: 441 FEEBE-EFC8-4EB9-95C8-'11 CAB4A5263C
9. All notices herein required shall be in writing and shall be served on the parties at the addresses following their signatures.
Notices shall be deemed properly delivered and received when and if either (i) personally delivered; (fl) delivered by national
overnight courier, (iii) sent via facsiraile, (iv) three (3) business days after being deposited in the U.S. Mail, by registered
or certified mail, return receipt requeeed, postage prepaid; or (y) sent via E-mail to notified party's attorney, if any, so long
as sender follows the E-mail with the mailing of a copy of the notice via U.S. Mail, within three (3) days of receipt by the
sender of a request from the intended recipient to send via US. Mail. Notice serves as aforesaid to the party or its attorney
shall be deemed properly served.
10. Seller represents that he is not a "foreign person" as defined in Section 1445 of the Internal Revenue Code and is therefore
exempt from the withholding requirements of said Section. Seller will furnish Purchaser at closing the Exemption
Certification set forth in said Section.
SEE ATTACHED RIDER
Docusign Envelope ID: 441 F EEBE-EFCB-4EB9-95C8- 11 CA84A5253C
RIDER ATTACHED HERETO AND MADE A PART OF REAL ESTATE SALES
CONTRACT DATED JANUARY 2025 BY AND BETWEEN
301 LASALLE, LLC, ASPURCHASER AND
CHICAGO TITLE LAND TRUST, AS TRUSTEE UITIA
DATED MARCH 9.1970, AIK1A TRUST NO, 40666, AS SELLER
Purchaser shall have one hundred twenty (120) days from the date of execution hereof
("Feasibility Period") to dcten-nine whether the Property is suitable for Purchaser's intended purpose,
of a minimum multi -family apartment of forty-five (45) dwelling units above first floor commercial
including, but not limited to, the right to enter upon the Property in order to conduct soil tests,
engineering feasibility investigations and such other inspections as Purchaser deems appropriate.
Within five (5) days of execution hereof, Seller shall deliver to Purchaser the documentation in
Seller's possession set forth on Exhibit "A" attached hereto and specifically incorporated by reference
herein ("Material Documents"). Prior to any entry on the property by Purchaser or any of Purchaser's
consultants, such party shall provide Seller with evidence of insurance in accordance with the
provisions set forth on Exhibit "B" attached hereto. Notwithstanding the foregoing, Purchaser shall
not perform any invasive testing, including but not limited to a Phase II environmental examination,
without Seller's consent, which consent shall not be unreasonably withheld. On or before the
expiration of the Feasibility Period, Purchaser in its sole discretion may terminate this Contract for
any reason b written notice to Seller, at which time the Earnest Money shall be paid to Purchaser
y
and neither party art shall have any further obligation hereunder. Purchaser shall indemnify and hold
p
Seller harmless from and against any mechanic's liens or claims thereof that may be filed or asserted
against Seller b contractors, subcontractors or materialmen performing any tests or inspections for
� y
Purchaser p ua-suant to this Paragraph 1, or for any claims of damages for injuries sustained by agents
or employees of Purchaser who Inter upon the Property to perform any tests or inspections; provided,
however, Purchaser's indemnity under this Section 1 shall not extend to any adverse or pre-existing
Docuslgn Envelope ID: 441FEESE-EFC8-4E89-95C841CA04A5263C
condition or with respect to the Property that is discovered or revealed by Purchaser in the course of
the inspections, including, without limitation, any pre-existing condition discovered which relates in
any way to hazardous materials.
2. Purchaser shall have a period of one hundred twenty (120) days from the date of
execution hereof ("Governmental Approval Period") in which to obtain approval from the village
of Mount Prospect to permit the development of the Property with not less than 45 dwelling units
above first floor commercial ("Governmental Approvals"). In the event Purchaser is unable to
obtain the Governmental Approvals with the aforesaid time period, and so notifies Seller that
Purchaser elects to terminate flis Agreement, the Earnest Money deposit shall be paid to Purchaser
and neither party shall have arty further obligation hereunder. Buyer shall have the right to accept
approval of less than forty-five (45) dwelling units at Buyer's option. If less units are approved
and not acceptable to Buyer, then Buyer may terminate the Contract and all Earnest Money shall
be returned to Buyer.
3. Failure of Purdlaser to terminate this Contract pursuant to either paragraph 2 or 3
of this Rider on or before one hundred twenty (120) days from the date of execution hereof shall be
deemed a waiver of such right and the Earnest Money shall be thereafter non-refundable except in the
event of default by Seller.
4. Closing shall be on or before fifteen (15) days after the expiration of the Feasibility
and Governmental Approval Periods.
5. Seller hereby represents and warrants to Purchaser as follows, which representations
and warranties shall be deemed remade by Seller to Purchaser at Closing and shall survive the
Closing:
(A) Seller is the owner of the Property and Seller will be able to cause the
uocusign Envelope ID: 441 FEEBE-EFC8-4E89-95C8-71 CA84A5263C
conveyance of the Property to Purchaser or its nominee in accordance with the terms of this
Agreement; and that the Property is not the subject of any other executory contract of sale, right of
refusal option or other agrcen-ient and Seller has full power and authority rightfully to execute this
Agreement and to perform its obligations hereunder;
(B) There is no pending or threatened condenination or similar proceeding or
assessment affecting the Property, or any part thereof, nor to the best knowledge and belief of Seller
is any such proceeding or assessment contemplated by any govemmcntal authority;
(C) Seller has received no notice of violation of any applicable laws, ordinances,
regulations, statutes, riles and regulations of all governmental authorities having jurisdiction with
respect to the Property;
(D) Seller has no actual knowledge of the existence of any hazardous substances
or toxic substances on or underlying the Property.
6. In the event that either party wishes to use the within transaction as part of a tax
deferred exchange under Section 1031 of the Internal Revenue Code, the other party agrees to
reasonably cooperate with such party and accomplish from such exchange, provided that such
cooperating party incurs no increase costs, and closing will not be delayed thereby.
PURCHASER:
310 LaSalle, LLC
SELLER:
Chicago 'Title Ladd "Trust, not personally by as
"Trustee aforesaid
LT'cl
ivnw by:
1/21/202 5 .By•
C.V. Land Holdings, L.L.C., a Delaware limited
liability company, Its Sole Beneficiary with
Power of Direction
By: 18 Chai Corp., an Illinois corporation,
Its11-5-111,
By•
Vice President
DOCUSIgn Envelope ID: 441 FEEBE-EFC84EB9-95C8-71 CAB4A5263C
.VK.!Jj BIT ,A.
Material Documents
1. 07/93 -- Soil Boring Location Drawing by Testing Service Corporation. (1 page).
2. 08/06/93 — Report of Site Exploration by Testing Service Corporation. (62 pages).
3. 01 /3 0/ 18 --- Resubdivision Plat by Edward J. Molloy & Associates, Ltd. (2 pages).
4. 12/ 19/06 — Environmental Site Assessment by Testing Service Corporation. (291 pages).
5. 01/22/10 -- Amended and Restated Declaration of Protective Convents and Reciprocal
Grants of Easement bit Ash, Anos, Freedman, & Logan, L.C.C. (38 pages).
6. 09/09/08 — Survey of Clay Stockpile by Edward J. Molloy & Associates, Ltd. (1 page).
7. 11/07/ 17 — Commitment for Title Insurance by Chicago Title Insurance Co. (18 pages).
8. 08/09/21--Plat of Sun►ey by Edward J. Molloy & Associates, Ltd. (2 pages).
9. 09/30/09 — Amended and Restated Declaration of Protective Convents and Reciprocal
Grants of Easement by Ash, Anos, Freedman, & Logan, L.C.C. (35 pages).
10. LCCP By -Laws Prepared by Ash, Anos, Freedman & Logan, L.L.C. (4 pages)
11. 4/30/08 - LCCP Amended and Restated By -Laws Prepared by Ash, Anos, Freedman &
Logan, L.L.C. (4 pages)
Docuslan E, nvelope, V 4141 FMjE-EFC4"ESq-!95CS-7 I CA84M,2,63'Cn
&IMMT111121
,Coutra,,ct,or,s'l'urainc,e%, Requirements
Lake Clenteir Co, orste Park Association, Ine.,
,rp
3202 014 Glenview Road$ulte 3,02
W11miette, IL 60091
11.0 Ulabilliq
U, nder the *Type, of Insuranoe(r In, 'the Geneml LlietiftisedOn, tho-OMmeMal GenerW UablI41 andOccuIrrence,
M
boxes,should be
d 2
checked, 011 S minim, Eeoh Ocuirrmwe, H it of $1,000,0001 per io=rrence an$,,,OCO, A00
aggregate and, U 01=9000 pm4uOsk*mpjeWi oparetkm a0regate. The aMregete timk Wit apply separahey to,
each Job iPefti. AN pandies, WAI be bmad f0m and shall include co of IUaWflity'O pemwMl Injury' Protedon
,and completed operagm, a, owerap. Thiese policies will be p6mary a non-mintributory. AM� Insm,me cenW by
Me Owner a,ndlicr TheAfter Group, Ltd shall be dee, excess wverage., Each Insurer m, ust be IlMsedtodo
huWness In the State ofm, vft, a raUrqlby Suft lvaunn= lftft QuIde, ofat least �Xl-
L AMItional tnsurei& Owdpillonof Operadoing, et 411.
Myo Puribe, shown, as, follom;
In Oft, - on the l
aWgonal InsuredOWth Nisped to general 11abi
LaM Center Cwparata Park Ass*WWOM Incolf, The Alter Group,,
andiassom of asgmk k1fams$0 OW 4YWw W* a d*lb*' Anumd w4lh, resped fb-COn=emWVG&, wvW, LkW,, W�
andAuftwx0ft UbbW,
subropodwAm, fawr tithe addfiftml In '', ofthelt rexpective ageMs ancfeq*y"s IRMUG-8
&M, My and workem comperwWan Poficy.,
30, Adomobtle Liability,
bil In fts sect1m,, Atftmo ' a Liablity In a minlAw, m amount of $1 000,,000,fora111 owned, non -owned and hlmdl
v6hides bmught onto, Ons promises, by the subcontrador
4. Worlovs, C4M,penwwon
,
St
Workers Omporwationcoverago. In 000 WgnCe, wfth Arizona, statute, M, U" tM Inforceol
Emp"- re UaWHV
Comrase, should bo In a minimum arnount as, followw:
$500.000 -Each Aoddeint
$500o,000 - DismoPeficy, Urnfl,
$ I I IS
50001000- Disea o�Each, i �Em, ployw
Peminall, Piewwd'y
ftpaq,imurence, wvemge to t%ft and equipment brcwglht on to, anWbrusW on the, Propelles, by the
subcontractor In an ualto the rapfacmient, cost of all 8wh tools and eq mont.The AlWr Group
4 IUd
muist, ,obtain Ow, Ownem Iprior Permission In ft, ovord, Mal It decides, to walveawny of they above requirementel. The
Mom`" GMUP11 U41 shaf! obtain and keep on gles Cedftato! of Insuranca, which sihom, that iw1rMwbwnftcWr Is
soIIhoured.
,W,e mqu t rdw ce v4d,th, the„pOky pMISIOMI.,
ftMa cancefial'onn k* delivered fmsticw
cerflOcaten Holider
certgks,ws of" insurance coin be e-malled or mailled,to the follovving:
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UNNEVANS DM&ON ww"II (1,
R&A Management LLC --------------------------- -
M! LA SAILE STFIFE7
M(A)NTFROSPECT, RINI
I mom ---- ---------------------------------------------------------------------------------------------------------------------------------- IN
'R &A M a iri a
g e irn e iri � t ................ I ................ C
July 29, 2025
REVISED January 21, 2026
Ann Choi
Community Development Department
Village of Mount Prospect
50 S. Emerson Street, Mount Prospect, IL 60056
RE: 301 LASALLE STREET — Major PUD Amendment — Letter of Intent
Letter of Intent
The proposed multi -family residential project is located at 301 Lasalle Street in Mount Prospect, Illinois, on a 1.9682-acre (85,733
square feet) property situated at the southwest corner of Route 83/South Elmhurst Road and Lasalle Street, approximately 450-
feet north of West Algonquin Road in the Lake Center Plaza Planned Development. The site is currently undeveloped land listed
'For Sale' in a B3 — Commercial Shopping zoning district. The site is bordered by Lasalle Street to the north, Route 83/South
Elmhurst Road to the east, a warehouse (11 Limited Industrial) to the west, and restaurant (133 Commercial Shopping) to the
south. On the north side of Lasalle Street, there are additional 11 and B3 Zoning Districts, which are adjacent to RX - Single Family,
R4 - Multi -Family Residence, and R4* - Planned Unit Development (Multi -Family Residence) zoning districts. On the east side of
Route 83/South Elmhurst Road lies Des Plaines, Illinois.
The project consists of a fully sprinklered, five -story mixed -use building with Type IA podium and below -grade parking structure.
Above the podium, the building features a Type V wood -framed multi -family apartment building with a combination of masonry
and fiber -cement panel veneer exterior. The development will include 46 apartment units in a mix of one-, two-, and three -
bedroom layouts. Each floor encompasses ±15,896 square feet, with a total gross floor area of 90,591 square feet. Key building
features include elevators serving all levels, private balconies, and residential amenities. Additionally, there will be 116 outdoor
at -grade parking spaces and 32 indoor below -grade parking spaces to accommodate both tenants and visitors.
The proposed building will be positioned within the site to optimize circulation and accessibility. Vehicular access will be
provided via a driveway off Lasalle Street, strategically designed to avoid congestion along Route 83/South Elmhurst Road.
Parking and drive aisles will wrap around all four sides of the building, ensuring comprehensive site access. Designated handicap
parking spaces will be placed near primary building entrances for convenience, while visitor parking will be located adjacent to
the front entry for ease of access and wayfinding.
The applicant is requesting a major amendment to an existing planned unit development and a conditional use for dwelling units
located above the ground floor. The proposed site landscaping will feature trees and plantings to enhance security and curb
appeal. Additionally, fences are planned along the west and south property lines to prevent pedestrian access from neighboring
businesses, mitigate noise impacts, and shield surrounding areas from vehicle headlights.
555 West Carboya uin't Prospect, Illinois 5
'R &A M a iri a g e irn e iri � t I ................ I ................ C
July 29, 2025
REVISED January 21, 2026
Ann Choi
Community Development Department
Village of Mount Prospect
50 S. Emerson Street, Mount Prospect, IL 60056
RE: 301 LASALLE STREET — Major PUD Amendment — Construction Schedule
Subject to the approval of the petition to amend the Planned Unit Development (PUD), we intend to initiate construction
immediately upon the issuance of the building permit. The development will proceed in a single, continuous phase, with
projected completion occurring within 12 to 15 months from the permit's issuance.
Milestone
Submit PUD Amendment Documents
PUD Amendment Document Review #1
Resubmit PUD Amendment Documents
PUD Amendment Document Review #2
Resubmit PUD Amendment Documents
Village Publishing Deadline
Planning & Zoning Meeting
Village Board Meeting #1
Village Board Meeting #2
Submit for Permit
Permit Review
Permit Issuance
Construction Complete
Date
July 24, 2025
September 25, 2025
December 11, 2025
January 08, 2026
January 21, 2026
February 11, 2026
February 26, 2026
March 17, 2026
April 07, 2026
May 19, 2026
±3 months
August 2026
August — November 2027
555 West Carboy a u in't Prospect, IIllinois
'R &A M a iri a g e irn e iri � t ................ I ................ C
February 17, 2026
Ann Choi
Community Development Department
Village of Mount Prospect
50 S. Emerson Street, Mount Prospect, IL 60056
RE: 301 LASALLE STREET — Major PUD Amendment
Standards for Planned Unit Developments
A. General Standards:
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.
As set forth in the site plan and supporting documents, the proposed development complies with the regulations of
the B3 District in which the subject property is located except as modified in Applicant's submittals.
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.
Although the Comprehensive Plan, which was adopted in 2017, did not address residential use on the subject
property, the South Mt. Prospect Sub -area Plan, as updated in 2020, in the section entitled "Demographics and
Housing" specifically addressed that the goals and objectives of the Plan were to: encourage new housing reflecting
the character of the Village; maintain and preserve diversity in the area while supporting an assortment of housing;
market underutilized and vacant sites for development and redevelopment; and support improvements to existing
residential areas, including infrastructure, where necessary and possible. The principal use on the proposed
Amendment to Planned Unit Development, being residential, is consistent with these goals and objectives.
3. The proposed planned unit development is in the public interest and is consistent with the purposes of this
zoning ordinance.
The proposed use will add new housing, thereby expanding the assortment of available housing in the south part of
the Village, and is therefore in the public interest and consistent with the purposes of the 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.
No new streets are proposed as part of the development. Rather than providing direct access to the development
from Route 83, primary access to and from the development is through LaSalle Street in order to minimize
inconvenience or unsafe access as well as to minimize traffic congestion on adjoining streets.
B. Standards For Planned Unit Developments With Use Exceptions:
Not Applicable.
555 West Carlboy Road J Mouin't Prospect, IIllinois 6005
'R &A M a iri a g e irn e iri � t I ................ I ................ C
C. Standards For Planned Unit Developments With Other Exceptions: The Village Board may approve planned unit
developments which do 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 when such approval is necessary to achieve the objectives of the proposed planned unit
development, but only when the Board finds such exceptions are consistent with the following standards:
1. Any reduction in the requirements of this chapter is in the public interest.
An exception from Ord. 3837 to provide a reduction to the building setback requirement along Elmhurst Road from
112.2' to 100.5' (2'-5" for every 1' of building height above 30'). This reduction allows increased residential density
which is in the public interest.
2. The proposed exceptions would not adversely impact the value or use of any other property.
The proposed exception to reduce the building setback requirement along Elmhurst Road by less than 12 feet would
not adversely affect the value or use of any other property and will not create any impact on neighboring properties
or their functional use.
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.
Allowing the proposed exception to reduce the building setback by less than 12 feet along Elmhurst Road will allow
this proposed development to replace an empty lot and will promote 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.
The proposed development does not include 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.
The front, side or rear yard setbacks on the perimeter of the proposed development meet or exceed those
required in the B-3 District in which the subject property is located, and those required by the adjacent 1-2
District.
b. All transitional yards and transitional landscape yards of the underlying zoning district are complied
with.
Transitional setback compliance does not apply because neither the side nor rear setback of the subject
property is contiguous to any single-family residential property.
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:
(1) All structures located on the perimeter of the planned unit development must be set back
by a distance sufficient to protect the privacy and amenity of adjacent existing uses;
(2) All structures located along the entire perimeter of the planned unit development must be
permanently screened with sightproof screening in a manner which is sufficient to protect
the privacy and amenity of adjacent existing uses.
Not applicable.
555 West Carboy IRoad JMount Prospect, IIIIIIIitinit
'R &A M a iri a
g e irn e iri � t ................ I ................ C
d. The area of open space provided in a planned unit development shall be at least that required in the
underlying zoning district.
The B-3 District underlying the subject property has no area of open space requirement. Lot coverage
complies with the requirements of the underlying B-3 district.
Standards for Conditional Use
A conditional use is being sought to amend the planned use development and construct dwelling units above the first floor.
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 proposed dwelling units are so designed to meet all of the requirements of the zoning ordinance, as well as the
building code, and, as shown by the proposed site plan and supporting documentation, provide for adequate and safe
access as well as all appropriate utilities, and as such 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:
Other property in the immediate vicinity of the proposed conditional use is developed with retail uses as will most of the
ground floor of the building in which the proposed dwelling units will be constructed. As such, the use will be fully
compatible with and support such uses and will not diminish nor impair property values within the neighborhood in which
the conditional use is proposed 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:
The surrounding property has been fully developed such the establishment of the conditional use will not impede normal
or orderly development of such property.
4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided:
As indicated by the engineering plans filed in support of the Application for Conditional Use, public utilities are fully
available to the site. The proposed use has access from LaSalle Street. All drainage and other necessary facilities have
been 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:
Ingress and egress has been provided to and from LaSalle Street so as to avoid direct access to and from Route 83 and
thereby minimizing 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:
The proposed conditional use is not contrary to the objectives of the current Comprehensive Plan, when reviewed in
concert with the South Mt. Prospect Sub -Area Plan 2020 update and the goals and objectives thereof.
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 conditional use in all other respects conforms to the applicable regulations of the B3 District as demonstrated by the
site plan and supporting materials filed by Applicant in support of its Application for Conditional Use.
555 West Carboy a unt Prospect, 111inois 60056
Lot 3 in Lake Center Plaza Resubdivision No. 4, being a resubdivision of lots 8, 9,
10, and 11 Lake Center Plaza, a resubdivision in the Northeast 1/4 of Section 23,
Township 41 North, Range 11, East of the Third Principal Meridian, according to the
plat thereof recorded March 20, 2018 as document No. 1807906120 in Cook
County, Illinois.
L
RIM = 656.96 `
p� N.W. & S.E. INV. = 649.76 (±10" PVC)
v LEGAL DESCRIPTION:
.N LOT 3 IN LAKE CENTER PLAN
r 23, TOWNSHIP 41 NORTH,
\ COMMONLY KNOWN AS 3(
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Sca(e 1 20' �
20' 0 20' 40' �
r
ABBREVIATION LEGEND
ADA _AMERICANS WITH DISABILITY ACT \
B/C -BACK OF CURB �
B/CD =BACK OF DEPRESSED CURB \
BSL =BUILDING SETBACK LINE E. �
CHB =CHORD BEARING �\
CHL =CHORD LENGTH
CMP
= CORRUGATED METAL PIPE
CPP
= CORRUGATED PLASTIC PIPE
DIP
= DUCTILE IRON PIPE
E
= EAST
E'LY
= EASTERLY
FFE
= FINISHED FLOOR ELEVATION
GUT
= GUTTER
ICV
= IRRIGATION CONTROL VALVE
(M)
= MEASURED DISTANCE
MT
= MULTI TRUNK
N
= NORTH
N'LY
= NORTHERLY
PVC
= POLYVINYL CHLORIDE PIPE
(R)
= RECORD DISTANCE
RCP
= REINFORCED CONCRETE PIPE
R.O.W.
= RIGHT OF WAY
S
= SOUTH
S'LY
= SOUTHERLY
T/PIPE
= TOP OF PIPE
VCP
= VITREOUS CLAY PIPE
W = WEST
W'LY = WESTERLY
FOUND CAPPED IRON ROD
0.02' N.E.'LY & 0.03' W
SITE BENCHMARK #1
N.E. BOLT
ELEVATION = 659.70
(SEE NOTE - 4)�
x
RIM = 657.25
S.W. INV. = 651.34 (26" RCP)
E. INV. = 651.34 (10" RCP)
FLOWLINE = 655.09
W. INV. _ ±650.99 (12" RCP)
N. INV. _ ±650.99 (21" RCP)
5Vorth
Sca(e 1 "= 20'
SITE AREA TABLE
LOT = 85,733 SF
EXISTING CONDITIONS:
(VACANT LOT)
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March 02, 2026
Jason C Shallcross, AICP, CEcD
Director of Community Development
Village of Mount Prospect
50 S. Emerson Street
Mount Prospect, IL 60056
Via email: shallllciross iroun iros ecLoir
RE: PZ-13-25 301 LaSalle St - Request to Waive Second Reading
Dear Mr. Shallcross,
The Planning & Zoning Commission recommended approval of our Conditional Use: Major Planned Unit Development
Amendment with Dwelling Units Above First Floor by a 5-0 vote. Our request is scheduled to go before Village Board for the
ordinance's first reading March 16, 2026.
We respectfully request that the Village Board waive the second reading, tentatively scheduled for April 7, 2026) and take final
action at the March 16, 2026 meeting in order to submit the project for permit at the earliest opportunity.
Thank you for your assistance in facilitating this request. If you have any questions, please contact me at (312) 252-9219 or
........... .......... .irl.,fiigeirallddesiig n4com.
20 s-- ., s ,. it ,. ,u i -- e 2.1OO I Chicago,11hinois60606 1 312.563.9100.-fir it II s ii n m c i
1
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-13-25
PROPERTY ADDRESS:
PETITIONER:
PUBLICATION DATE:
Hearing Date: February 26, 2026
301 LaSalle St
R&A Management LLC
February 11, 2026
REQUEST: Conditional use approval to amend an existing Planned
Unit Development (PUD) to permit dwelling units above
the first floor
MEMBERS PRESENT: Joseph Donnelly
William Beattie
Walter Szymczak
Richard Rogers
Fay Costa
MEMBERS ABSENT: Ewa Weir
Donald Olsen
Michael Fricano
STAFF MEMBERS PRESENT: Antonia Lalagos - Development Planner
Jason Shallcross - Director of Community & Economic
Development
INTERESTED PARTIES: R&A Management LLC (Ridvan Atka), Petitioner
Lawrence M. Freedman, Attorney
Fitzgerald Design (Eric Overby), Architect
Chairman Donnelly called the meeting to order at 7:03 PM. Vice Chairman 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
(Commission Rogers abstained).
After hearing two items of New Business, Chairman Donnelly introduced Case PZ-13-25,
301 LaSalle Street, a request for conditional use approval to amend an existing PUD to
permit dwelling units above the first floor. The Village Board will serve as the final authority
for the request.
Planning & Zoning Commission Meeting — February 26, 2026 PZ-13-25
0)
Staff Presentation
Director Shallcross presented the proposed redevelopment of the property located at the
southwest corner of LaSalle Street and Elmhurst Road, which is part of the Lake Center
Plaza Planned Unit Development. Director Shallcross stated that the property was
annexed into the Village in 1971, and in 1987 a PUD was established for the surrounding
area, originally envisioned as an office park development with an Office -Research zoning
designation. Much of the surrounding property has since redeveloped into industrial
warehouse uses, leaving the subject parcel as the last undeveloped site within the PUD.
Director Shallcross explained that the property has been identified in multiple Village
planning documents, including the South Mount Prospect Plan and Comprehensive Plan,
as a key mixed -use redevelopment opportunity, making the proposal consistent with long-
range planning goals. Director Shallcross stated that the petitioner is proposing a five -story
mixed -use building consisting of approximately 7,500square feet offirst-floor commercial
space, four stories of residential units above, just under 50 dwelling units, a basement
Level for resident parking and storage, and surface parking areas for residents and
commercial tenants. Director Shallcross further explained that the site plan provides
parking on the east side of the building for commercial uses, with additional resident
parking located on the west side and an underground parking garage accessible from the
south side of the building.
Director Shallcross noted that the proposed development includes a substantial setback
of more than 100 feet from Elmhurst Road, providing significant open space and
Landscaping along the frontage.
Director Shallcross stated that the development proposes 148 parking spaces, which
matches the Village's parking requirement for the project. Director Shallcross noted that
this parking supply would also accommodate a potential 2,500-square-foot restaurant,
which alone would require 21 parking spaces and stated that the site would provide
adequate parking for both residential and commercial uses.
Director Shallcross went on to review the building elevations and materials. Director
Shallcross focused on the Elmhurst Road fagade as the most prominent elevation and
includes cast stone at the ground floor, brick masonry on upper floors, fiber cement panels
as accent materials, and decorative brick detailing near the roofline. Director Shallcross
pointed out that the west elevation uses more fiber cement due to its orientation toward an
adjacent industrial building and lower visibility.
Director Shallcross stated that the underlying zoning is B-3 Community Shopping, which
allows buildings up to 35 feet in height. However, the original 1980s PUD ordinance allows
buildings up to six stories or 80 feet, which the proposed five -story building complies with.
Planning & Zoning Commission Meeting — February 26, 2026 PZ-13-25
The PUD ordinance also includes an additional setback requirement from Elmhurst Road,
requiring additional 2.5-foot setback for each foot of height above 30 feet. This results in a
required setback of approximately 112 feet, while the proposal provides just over 100 feet.
Director Shallcross indicated that the difference of approximately 12 feet is minor and
does not significantly affect the project's compatibility due to the already substantial
setback.
Director Shallcross explained that the development includes significant landscaping and
proposes preserving mature trees near the corner of LaSalle Street and Elmhurst Road
where possible. Additional landscaping and lighting plans will be required to comply with
Village code. Director Shallcross explained that the proposed development would be
required to comply with all Village code requirements related to lighting and landscaping,
including submission of a photometric plan demonstrating that lighting levels meet Village
standards and do not create excessive glare or spillover onto adjacent properties. Director
Shallcross noted that these technical items are incorporated into the PUD amendment
Language and must be satisfied prior to permit issuance.
Director Shallcross also emphasized that the proposed mixed -use development aligns
with several long-range planning documents, including the Village's Comprehensive Plan
and the South Mount Prospect Sub -Area Plan, both of which identify the subject property
as a key redevelopment site appropriate for mixed -use commercial and residential
development. Staff concluded that the proposal fulfills these long-term planning
objectives and represents an appropriate redevelopment of the final remaining parcel
within the Lake Center Plaza PUD.
Staff Recommendation
Director Shallcross stated that staff recommends approval of the PUD amendment and
conditional use to allow residential units above the first floor subject to several conditions
Listed in the staff report, including:
1. Construction of the project must be consistent with submitted plans;
2. Compliance with all Village code requirements (zoning, fire, building, environmental
health, sign, and other Village codes and regulations);
3. Prohibition of stucco and EIFS exterior systems;
4. Acceptance of maintenance responsibilities for the permeable brick paver system;
5. Application for a minor PUD amendment for any future signage relief; and
6. Resolution of minor technical comments prior to permit issuance.
"Motion to approve:
1. An amendment to Ordinance No. 3831, as previously amended by Ordinance Nos.
5617, 6369, 6755 and 6785 of the Lake Center Plaza Planned Unit Development, to
permit dwelling units above the first floor in order to construct a new five -story
mixed -use building approximately sixty -four -foot (64'-0") in height and totaling
Planning & Zoning Commission Meeting — February 26, 2026 PZ-13-25
4
approximately 76,650 square feet. The proposed development includes 148 parking
spaces (116 at -grade and 32 below -grade), together with associated site
improvements, for the property located at 301 LaSalle Street (Case No. PZ-13-25),
subject to the following conditions:
a. Deviations or exceptions from the Village's Zoning Code as necessary to
permit development of the Subject Property as a planned unit development
in accordance with this Ordinance and the Approved Plans (as defined
below), including all specific zoning deviations and exceptions set forth in
the Petitioner's application materials.
b. Development of the site in strict conformance with the following Approved
Plans:
i. Boundary, Topographic Survey & Demolition Plan (1 sheet) prepared
by Ridgeline Consultants LLC, dated 07/18/2025 and bearing the
Latest revision date of 01 /23/2026;
ii. Preliminary Site and Utility Plan (1 sheet) prepared by Ridgeline
Consultants LLC, dated 07/18/2025 and bearing the latest revision
date of 01 /23/2026;
iii. Preliminary Grading Plan (1 sheet) prepared by Ridgeline Consultants
LLC, dated 07/18/2025 and bearing the latest revision date of
01 /23/2026;
iv. Operation and Maintenance Plan (1 sheet) prepared by Ridgeline
Consultants LLC, dated 07/18/2025 and bearing the latest revision
date of 01 /23/2026;
v. Architectural Site Plan (1 page) prepared by Fitzgerald, and dated
February 11, 2026;
vi. Architectural Floor Plans (1 page) prepared by Fitzgerald, and dated
February 3, 2026;
vii. Exterior Elevations (1 page) prepared by Fitzgerald, and dated
February 11, 2026;
viii. Building and Wall Sections (1 page) prepared by Fitzgerald and dated
February 11, 2026;
ix. Landscape Plan (1 sheet) prepared by Juli Ordower Landscape
Architecture and dated January 20, 2026;
x. Tree Survey and Tree Inventory (2 sheets) prepared by Juli Ordower
Landscape Architecture and dated December 9, 2025;
A. Material Board (1 sheet) prepared by Fitzgerald, and dated January23,
2026.
c. Compliance with all applicable Village Code requirements, including, but
not limited to zoning, fire, building, environmental health, sign, and other
Village Codes and regulations.
d. The use of stucco or engineered stucco systems (EIFS -type) is prohibited.
e. The property owner is aware and accepts the ongoing maintenance
responsibilities associated with the permeable brick pavers. The property
Planning & Zoning Commission Meeting — February 26, 2026 PZ-13-25
owner shall provide documentation to the Public Works Department for all
maintenance activities performed on an annual basis (before the end of each
calendar year or at another time at the discretion of the Director of Public
Works) to confirm that all requirements detailed in the Operations &
Maintenance Plan are being met.
f. Submittal of landscape, irrigation and photometric plans that comply with
Village codes and regulations during the permitting process.
g. All signs shall be submitted, reviewed, and approved during the permitting
process. All signs shall conform to Village Code. Any future relief requested
for signage shall require an application for a minor amendment to the PUD.
h. The Petitioner shall address all comments included in the Village review
Letter dated February 18, 2026 (PZ-1 3-25) attached as Exhibit C of the staff
report."
The Village Board's decision is final.
Commission Questions for Staff
Vice Chairman Beattie asked whether residential uses would require relief under the B-3
zoning district if the property were not part of a PUD.
Director Shallcross explained that residential units above the first floor are allowed as a
conditional use in the B-3 district. Because the property is already within a PUD, the
request is being processed as a PUD amendment rather than a standard conditional use.
Commissioner Rogers asked whether the building would follow a "four -over -one"
construction type with a brick veneer fagade. Director Shallcross indicated that it is likely a
four -over -one structure, though the petitioner's design team could confirm the details.
Chairman Donnelly also asked whether the project would include outdoor dining areas.
Director Shallcross stated that no outdoor dining area is currently proposed. However, the
design could allow for limited cafe -style seating if a restaurant were to locate in the
building in the future. Director Shallcross explained that staff included restaurant parking
calculations to demonstrate that the proposed parking supply would be sufficient should a
restaurant tenant eventually occupy the commercial space, although no restaurant tenant
has been secured at this time.
Chairman Donnelly asked about existing sidewalks and parkway trees along Elmhurst
Road. Director Shallcross stated that sidewalks currently exist and will remain in place,
and that additional parkway trees will be installed as required by code. While the intent is
to preserve existing trees where possible, final conditions will depend on grading and
construction requirements.
Planning & Zoning Commission Meeting — February 26, 2026 PZ-13-25
Chairman Donnelly also asked whether any limits would apply to future signage
modifications approved administratively. Director Shallcross explained that signage
adjustments could be handled administratively, but if a request were unreasonable, staff
would require the petitioner to pursue a formal review process.
Hearing no further questions for staff, Chairman Donnelly swore in the following speakers:
• Lawrence Freedman, Attorney for the Petitioner, 95 Revere Drive, Northbrook IL
• Ridvan Atka, Petitioner, 555 Carboy Road, Mount Prospect IL
• Robert Noll, Architect, 140 South Tayler Avenue, Oak Park I L
• Eric Overby, Architect, 661 Katherine Lane, Addison IL
Petitioner Presentation
Mr. Freedman explained that the proposed development represents the culmination of the
long -planned Lake Center Plaza PUD, which has evolved over several decades as market
conditions changed. Mr. Freedman noted that the subject parcel is the last remaining
undeveloped piece of the original PUD owned by the original subdivider, and that
numerous development concepts had been explored in recent years but were not feasible.
Mr. Freedman stated that the current proposal was developed in collaboration with Village
staff and is viewed by the development team as practical and appropriate project to
complete the business park.
Mr. Atka introduced himself as the developer and noted that he owns and operates several
properties in Mount Prospect, including apartment complexes along Algonquin Road. Mr.
Atka also owns a construction company located in the Village. Mr. Atka noted that his
company recently received an Economic Development Commission Rehabilitation Award
for improvements to multifamily properties in South Mount Prospect.
Director Shallcross noted that the developer and his company, R&A Construction, recently
received a rehabilitation award from the Village's Economic Development Commission for
their work revitalizing several hundred multifamily units in South Mount Prospect, including
improvements to the Brownstone Apartments on Algonquin Road. While the proposed
project would represent the developer's first new construction development in the Village,
Director Shallcross stated that the developer has significant experience in rehabilitating
and managing multifamily properties.
Commission Questions for the Petitioner
Chairman Donnelly reiterated his concern regarding the protection of existing parkway
trees and asked whether construction would remain outside the sidewalk area. Mr. Noll
stated that the intent is to preserve existing trees wherever possible, although some trees
may require replacement depending on grading and construction conditions.
Planning & Zoning Commission Meeting — February 26, 2026 PZ-13-25
7
Chairman Donnelly also asked whether future tenants could potentially include
restaurants with outdoor seating. Mr. Noll indicated that the design allows flexibility for
Limited cafe -style seating areas, though full outdoor dining areas are not currently planned.
Vice Chairman Beattie asked whether the retail layout would allow flexibility in
accommodating different tenant sizes. Mr. Noll explained that the retail spaces were
designed to remain flexible, allowing spaces to be combined or divided depending on
tenant needs.
Commissioner Rogers asked whether the developer had secured any retail tenants. Mr.
Alka indicated that no tenants have been secured at this time. Commissioner Rogers
commented that leasing retail space may be the most challenging aspect of the project,
while the residential units will likely lease quickly. Commissioner Rogers recommended
ensuring the building includes infrastructure such as ductwork for restaurant kitchens if
food service tenants are pursued. Mr. Noll confirmed that the building design includes
provisions for future restaurant infrastructure, including space for mechanical exhaust
systems. Vice Chairman Beattie stated that the building design and elevations were
attractive.
Motion and Vote
Hearing no further comments or questions, Chairman Donnelly closed the hearing and
asked for a motion. Vice Chairman Beattie made a motion seconded by Commissioner
Szymczak to approve the conditional use request subject to the conditions outlined in the
staff report.
UPON ROLL CALL AYES: Szymczak, Beattie, Rogers, Costa, Donnelly
NAYS: None
The Planning and Zoning Commission gave a positive recommendation (5-0) for the next
Village Board meeting to be held on March 17, 2026. REVISED MEETING DATE: This
meeting has been rescheduled to March 16, 2026 due to a recently passed
amendment to the Open Meetings Act.
After hearing one additional item of New Business, Chairman Donnelly made a motion,
seconded by Vice Chairman Beattie, and the meeting was adjourned at 8:43 PM.
Ann Choi, Development Planner
Planning & Zoning Commission Meeting — February 26, 2026 PZ-13-25
ORDINANCE NO.
AN ORDINANCE AMENDING ORDINANCE N0.3831 GRANTING
CONDITIONAL USE IN THE NATURE OF A PLANNED UNIT
DEVELOPMENT FOR PROPERTY COMMONLY KNOWN AS LAKE
CENTER PLAZA, AMENDED BY ORDINANCE NO, 5617, ORDINANCE
NO, 6369, ORDINANCE NO, 6755 AND ORDINANCE NO.67859 FOR
PROPERTY LOCATED AT
301 LASALLE STREET, MOUNT PROSPECT, ILLINOIS
WHEREAS, by Ordinance No. 3831, the Corporate Authorities of the Village of
Mount Prospect approved a conditional use permit for the Lake Center Plaza
Planned Unit Development; and
WHEREAS, by Ordinance No. 5617, Ordinance No. 6369, Ordinance No. 6755
and Ordinance No. 6785, the Lake Center Plaza Planned Unit Development
was subsequently amended; and
WHEREAS, R&A Management LLC ("Petitioner"), filed an application for a
conditional use to amend the Lake Center Plaza Planned Unit Development,
pursuant to Section 14.504(E)(1) of the Village Code, to permit dwelling units
above the first floor in order to construct a new five -story mixed -use building
approximately sixty-four feet (64'-0") in height and totaling approximately
76,650 square feet, including 148 parking spaces (116 at -grade and 32 below -
grade), togetherwith associated site improvements, forthe property located at
301 LaSalle Street ("Subject Property") and part of the Lake Center Plaza
Planned Unit Development in the Village of Mount Prospect, Illinois and legally
described as:
LOT 3 IN LAKE CENTER PLAZA RESUBDIVISION NO. 4, BEING A
RESUBDIVISION OF LOTS 81 % 10, AND 11 IN LAKE CENTER PLAZA, A
RESUBDIVISION IN THE NORTHEAST 1/4 OF SECTION 23, TOWNSHIP 41
NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING
TO THE PLAT THEREOF RECORDED MARCH 20, 2018 AS DOCUMENT NO.
1807906120) IN COOK COUNTY, I LLI NOIS.
PIN: 08-23-203-045-0000; and
WHEREAS, a public hearing was held on the request for a conditional use to
amend the Lake Center Plaza Planned Unit Development to construct dwelling
units above the first floor being the subject of PZ-13-25 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 February, 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 request being the subject of PZ-13-25; and
WHEREAS, the Mayor and Board of Trustees of the Village of Mount Prospect
have given consideration to the request herein and have determined that the
same meets the standards of the Village and that the granting of the proposed
conditional use to amend the planned unit development to permit dwelling
units above the first floor would be in the best interest of the Village.
NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND BOARD OF
TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY,
ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS:
SECTION ONE: That the recitals set forth hereinabove are incorporated herein
as findings of fact by the Mayor and Board of Trustees of the Village of Mount
Prospect.
SECTION TWO: The Mayor and Board of Trustees of the Village of Mount
Prospect do hereby grant an amendment to Ordinance No. 3831, as previously
amended by Ordinance Nos. 5617, 6369, 6755 and 6785 of the Lake Center
Plaza Planned Unit Development, to permit dwelling units above the first floor
in order to construct a new five -story mixed -use building approximately sixty-
four feet (64'-0") in height and totaling approximately 76,650 square feet,
including 148 parking spaces (116 at -grade and 32 below -grade), together with
associated site improvements, for the property located at 301 LaSalle Street
(Case No. PZ-13-25), subject to the following conditions:
1. Deviations or exceptions from the Village's Zoning Code as necessary
to permit development of the Subject Property as a planned unit
development in accordance with this Ordinance and the Approved
Plans (as defined below), including all specific zoning deviations and
exceptions set forth in the Petitioner's application materials.
2. Development of the site in strict conformance with the following
Approved Plans, excerpts of which are attached as Exhibit A:
a. Boundary, Topographic Survey &Demolition Plan (1 sheet)
prepared by Ridgeline Consultants LLC, dated 07/18/2025 and
bearing the latest revision date of 01 /23/2026;
b. Preliminary Site and Utility Plan (1 sheet) prepared by Ridgeline
Consultants LLC, dated 07/18/2025 and bearing the latest
revision date of 01/23/2026;
c. Preliminary Grading Plan (1 sheet) prepared by Ridgeline
Consultants LLC, dated 07/18/2025 and bearing the latest
revision date of 01/23/2026;
d. Operation and Maintenance Plan (1 sheet) prepared by Ridgeline
Consultants LLC, dated 07/18/2025 and bearing the latest
revision date of 01/23/2026;
e. Architectural Site Plan (1 page) prepared by Fitzgerald, and dated
February 11, 2026;
f. Architectural Floor Plans (1 page) prepared by Fitzgerald, and
dated February 3, 2026;
g. Exterior Elevations (1 page) prepared by Fitzgerald, and dated
February 11, 2026;
h. Building and Wall Sections (1 page) prepared by Fitzgerald and
dated February 11, 2026;
i. Landscape Plan (1 sheet) prepared byJuli Ordower Landscape
Architecture and dated January 20, 2026;
j. Tree Survey and Tree Inventory (2 sheets) prepared by Juli
Ordower Landscape Architecture and dated December 9, 2025;
k. Material Board (1 sheet) prepared by Fitzgerald, and dated
January 23, 2026.
3. Compliance with all applicable Village Code requirements, including,
but not limited to zoning, fire, building, environmental health, sign, and
other Village Codes and regulations.
4. The use of stucco or engineered stucco systems (EIFS -type) is
prohibited.
5. The property owner is aware and accepts the ongoing maintenance
responsibilities associated with the permeable brick pavers. The
property owner shall provide documentation to the Public Works
Department for all maintenance activities performed on an annual
basis (before the end of each calendar year or at another time at the
discretion of the Director of Public Works) to confirm that all
requirements detailed in the Operations &Maintenance Plan are being
met.
6. Submittal of landscape, irrigation and photometric plans that comply
with Village codes and regulations during the permitting process.
7. All signs shall be submitted, reviewed, and approved during the
permitting process. All signs shall conform to Village Code. Any future
relief requested for signage shall require an application for a minor
amendment to the PUD.
8. The Petitioner shall address all comments included in the Village review
Letter dated February 18, 2026 (PZ-1 3-25) attached as Exhibit B.
Except for the amendment to the planned unit development request granted
herein, all other applicable Village of Mount Prospect, Illinois ordinances and
regulations shall remain in full force and effect as to the subject property.
SECTION THREE: The Village Clerk is hereby authorized and directed to record
a certified copy of this Ordinance and Exhibits "A" and "B" with the Recorder of
Deeds of Cook County.
SECTION FOUR: 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
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OPERATION & MAINTENANCE PLAN
Elm
R&A Management ILLC go"
1675 SEHTRET
MOUNT PROSPECT, ILLINOIS
7,mr .............. . . ...... . ........................................ . . .......... . .................
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MAYOR
Paul Wm. Ho�efert I
'Mount Prospm-t
TRUSTEES
Vincent 3. Dante
Elizabeth B, DiPrima
Terri Dens
William X, Grossi
John 1. Matuszak
Colleien E,, Saccotelli
Villane of Mount Prospect
50 S. Emerson Street,, Mount Prospect, Illinois 600,56
February 18, 2026
FitzGerald Design
c/o Eric Overby
Via e-mail: eoverlby@lfitzgeiratddes,ign.colm�
Re,*. 3,01 LaSatte St / PUD IMajor Amendment / Review #5
VILLAGE MANAGER
Michael 3. Cassady
VILLAGE CLERK
Karen Agrams
Phone: 847/96,2-6000
Fax: 847/96,2-6022
www, mountprospect.org
The Village of Mount Prospect has reviewed the second submittal for a mixed -use dievelopment
project proposed for, the'vaciant site located at 3101 LaSalle Street, Mount Prospect. Staff h�a�s the
following review comments:
PubUic Works Department:
PW has reviewed the revilsed Iprelimlinary plans submitted for the new multi-famill y development
proposed at 3011 LaSalle Street,, and have no objections to, the requested IPUD amendment.
�
However, the following will have to be addressed as part of the Building Permit submittial/rev,iew:
1. Confirm that the property owner is aware and accepts the one going, maintenance
(responsibilities associated with the Ipelrmeable brick pavers,. The property owner is, aware and
accepts, the ongoing maintenance Irespionsibilities associated Frith the (permeable brick
pavers.'The property owner, shall provide documentation to the Public Works Department for,
all maintenance activities performed, on an annual basis (befoire the end of each, calendar year
or at another t[me at the discretion of the Director of Public Works) to coinf irm that all
�requirements detailed in the Operations & Maintenance Plan are Ibeing met,. Failure to do so
would be considered a violation of both Village and MWRD permit requirements.
2. InaidditiontoVills ge approval, permit's must be obtained from the following agencies,:
From M etro p olita n Water Rec [a m ati o n District of Greater Chicago (MWl ) f o r th e near
sanitary service and stormwater management.
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Village of Mount Prospect Building Series I IPage 2
From Illinois Department of Transportation (11DOT) for any work in the Elmhurst Road
right of we.
From the Illinois Environmental Protection Agency for the newwatermi a in and erosion
control measures (N P,D EIS, I LR1 01 permit)
From, the Illinois American Water Company (IAWC) for wolrk on the grater service and
fire hydrant connections.
It must be u nderstood that the, com ments listed above reflect issues noted during a review of the
proposed preliminary plans. No exceptions or variations, from Village Oodles are indicated or
approved. A thorough review of the site design and details will be performed as part of the
Building'Permit review process to ensure Code! compliance.
Buildin I g Department:
3. Full permit drawings shall comptywith aR applicable coldes. Podium deitails, shall, include
code analysis that list fire riatings, areas, heights, and al[1 necessary information and code
In
reference to, support proposed type and usu.
Fire Department:
The following items must be addressed during building permit submittal:
4. Afire sprinkler system and standpipe system in accordance with INFPA 13 and NFPA 14 wiLl be
required for this project, for, all buildings. Ensure fire sprinkler, shop drawings., hydraulic
calculations, and equipment cut sheets are submitted for review.
Village of Mount Prospect Fire! Prevention Code, 24.202,
51. Afire alarm system will be required for this project. Ensure that the fire alarm shop drawings
with point-to-point wiring diagrams, battery load calculations, and equipment cut sheets are
submittled for review.
Village of Mount Prospect" Fire Prevention Code, 2,4.202
E. An aidditionial ime,ans of egress may, be, required based on occupancy load and travel
,distances. Additional, means olf egress may be depending on the final room configuration.
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Village of Mount Prospect Building Se�rvices I IPage 3
7. An egress plan must Ibe provided for the entire buillding. This plan must inctude occupant
blade, traviet, distancies, egress, widths, and common path of travel distances,. An egress plan
wild be required,whien the bluilding plans are submitted for irevie. Additional exits may be
7470mr M-$
81. All egress, doors are to use Ikeyless locksets on the egress side. No flush IboLts, dead or draw
bolts, etc. will be allowed.
Life Safety Code, 7.2.1.5.1
9. An emer,gencyviehicle/apiparto turning rdljus diagram for all piarkinghots, fire lames, and
turnaround points must', be provided.
10. All new sprinkler risers and associated fire pump equipment shall be in a separate room with a
11. Afire pump and standpipe s,ystem(s) witl be required for, this building. IPlease ensure that
drawings are submitted for these systems to thie Fire Department for review.
12. Fire hydran�ts are shown to ble supplied from watermains throughout the new dievelopment.,
Water flow calculations will be required to verify that the new proposed wiaterm�a�in sizes can
meet the! required fire fl,ow G(PM demandl.'The minimum fire flow for a residential occuplancy is
3000 gallons per minute ait,20 PSI residua[ pressure. This documentation must be provided to
the Village of Mount Prospects Public Works Engineering Department for review and approval,
,along with a copy to the Mount Prospect Fire Department.
Village of Mount Prospect Fire, Prevention Code, 1.403 C
If any changes are requested,, phase make the changes as notedabove and submit a ploint-
by-point response letter and pd�f files of the drawings. Please upload revisions into, the portal..
Feet free to, contact me at (847) 818-5314 / achoi@mountprospeict.lorg if you have any quiestions.
Sincerely,
Ann Choi
DeveLopment IPlanner
c: File Community Development