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HomeMy WebLinkAbout02/26/2026 P&Z Minutes PZ-13-25 / 301 LaSalle St / CU: Major Planned Unit Development Amendment with Dwelling Units Above First Floor1 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