HomeMy WebLinkAboutOrd 6839 03/16/2026 Amending Ordinance No. 3831 Granting A Conditional Use In The Nature Of A Planned Unit Development For Property Commonly Known As Lake Center PlazaPrepared by:
John A. Wall
Klein Thorpe & Jenkins, Ltd.
120 S. LaSalle St.
Suite 1710
Chicago, Illinois 60602
Mail to:
Klein Thorpe & Jenkins, Ltd.
120 S. LaSalle St.
Suite 1710
Chicago, Illinois 60602
Recorded on behalf of:
Village of Mount Prospect
Record against:
PIN:08-23-203-045-0000
2.1666409011
000# 2608409011 Fee $88.00
ILRHSP FEE:$16.00 RPRF FEE:S1.00
Monica Gordon
Cook County Clerk's Office
Date: 3125/2026 12:18 PM
PAGE: 1 of 16
[Above space for Recorder's Office]
COOK COUNTY, ILLINOIS
RECORDING COVER SHEET FOR
ORDINANCE NO.6839
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.67859 FOR
PROPERTY LOCATED AT 301 LASALLE STREET MOUNT PROSPECT
ILLINOIS
Address: 301 LASALLE STREET, MOUNT PROSPECT, IL 60056
Property Index Number: 08-23-203-045-0000
Legally Described As:
LOT 3 IN LAKE CENTER PLAZA RESUBDIVISION NO. 4, BEING A RESUBDIVISION
OF LOTS 8, 9, 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, ILLINOIS.
20051261
ORDINANCE NO.6839
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
3(MASAUE STREET., MOUNT PRO-SPEC-TALLIN-0-15
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 8, 9, 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, ILLINOIS.
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 byJuli
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-13-25) 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.
SECTIONTHREE: The Village Clerk is hereby authorized and directed to record
_ IT
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 pamphletform in the manner provided
by law.
AYES: Dante, DiPrima, Gens, Grossi, Matuszak, Saccotelli
NAYS: None
ABSENT: None
PASSED and APPROVED this 16th day of March, 2026.
ATTEST:
Karen M. Agoranos, Village Clerk
EXHIBIT
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MAYOR
VILLAGE MANAGER
Paul Wm. Hoefert
Michael J. Cassady
84trAlm Pro Isj Lt
TRUSTEES
VILLAGE CLERK
Vincent J. Dante
Karen Agoranos
Elizabeth B. DiPrima
Terri Gens
William A. Grossi
Phone: 847/962-6000
John J. Matuszak
Fax: 847/962-6022
Colleen E. Saccotelli
www.mountprospect.org
Village of Mount Prospect
50 S. Emerson Street, Mount Prospect, Illinois 60056
February 18, 2026
FitzGerald Design
c/o Eric Overby
Via e-mail:'_Qyf.ytti.
Re: 301 LaSalle St / PUD Major Amendment / Review #5
Dear Mr. Overby,
The Village of Mount Prospect has reviewed the second submittal for a mixed -use development
project proposed for the vacant site located at 301 LaSalle Street, Mount Prospect. Staff has the
following review comments:
Public Works Department:
PW has reviewed the revised preliminary plans submitted for the new multi -family development
proposed at 301 LaSalle Street, and have no objections to the requested PUD amendment.
However, the following will have to be addressed as part of the Building Permit submittal/review:
1. Confirm that the property owner is aware and accepts the ongoing maintenance
responsibilities associated with the permeable brick pavers. 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. Failure to do so
would be considered a violation of both Village and MWRD permit requirements.
2. In addition to Village approval, permits must be obtained from the following agencies:
- From Metropolitan Water Reclamation District of Greater Chicago (MWRD) for the new
sanitary service and stormwater management.
EXHIBIT B
Village of Mount Prospect Building Services i Page 2
- From Illinois Department of Transportation (I DOT) for any work in the Elmhurst Road
right of way.
From the Illinois Environmental Protection Agency for the new watermain and erosion
control measures (NPDES, ILR10 permit)
- From the Illinois American Water Company (IAWC) for work on the water service and
fire hydrant connections.
It must be understood that the comments listed above reflect issues noted during a review of the
proposed preliminary plans. No exceptions or variations from Village Codes 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.
Building Department:
3. Full permit drawings shall comply with all applicable codes. Podium details shall include
code analysis that list fire ratings, areas, heights, and all necessary information and code
reference to support proposed type and use.
Fire Department:
The following items must be addressed during building permit submittal:
4. Afire sprinkler system and standpipe system in accordance with NFPA 13 and NFPA 14 will be
required for this project for all buildings. Ensure fire sprinkler shop drawings, hydraulic
calculations, and equipment cut sheets are submitted for review.
Village of Mount Prospect Fire Prevention Code, 24.202
5. A fire alarm system will be required for this project. Ensure that the fire atarm shop drawings
with point-to-point wiring diagrams, battery load calculations, and equipment cut sheets are
submitted for review.
Village of Mount Prospect Fire Prevention Code, 24.202
6. An additional means of egress maybe required based on occupancy load and travel
distances. Additional means of egress may be depending on the final room configuration.
Village of Mount Prospect Building Services i Page 3
7. An egress plan must 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
required.
8. All egress doors are to use keyless tocksets 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 vehicle/apparatus turning radius diagram for all parking lots, fire lanes, and
turnaround points must be provided.
10. All new sprinkler 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 system(s) will be required for this building. Please ensure that
drawings are submitted forthese systems to the Fire Department for review.
12. Fire hydrants are shown to be supplied from watermains throughout the new development.
Water flow calculations will be required to verify thatthe new proposed watermain sizes can
meet the required fire flow GPM demand. The minimum fire flow for a residential occupancy is
3000 gallons per minute at 20 PSI residual 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, 16.403 C
If any changes are requested, please make the changes as noted above and submit a point -
by -point response letter and pdf files of the drawings. Please upload revisions into the portal.
Feet free to contact me at (847) 818-5314 / achoi@mountprospect.org if you have any questions.
Sincerely,
Ann Choi
Development Planner
c: File Community Development