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HomeMy WebLinkAbout05/14/2026 PZ-08-26 / 1326 W Central Road / ZMA from R-A Single-Family Residence District to C-R Conservation Recreation District1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-08-26 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: Hearing Date: April 23, 2026 1326 W. Central Road Mount Prospect Park District April 8, 2026 REQUEST: Zoning Map Amendment from R-ASingle-Family Residence District to C-R Conservation Recreation District MEMBERS PRESENT: Joseph Donnelly William Beattie Ewa Weir Walter Szymczak Richard Rogers Michael Fricano Fay Costa MEMBERS ABSENT: Donald Olsen STAFF MEMBERS PRESENT: Ann Choi —Development Planner Charles Hogan —Development Planner INTERESTED PARTIES: Mount Prospect Park District, Petitioner (Jim Jarog and Jeanette Foley) Chairman Donnelly called the meeting to order at 7:01 PM. Vice Chairman Beattie made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on March 26, 2026. The minutes were approved 6-0 (Commission Costa abstained). Chairman Donnelly introduced Case PZ-08-26, 1326 West Central Road, a request for a zoning map amendment from R-A Single Family Residence District to C-R Conservation Recreation District. The Village Board will serve as the final authority for the request. Planning & Zoning Commission Meeting — April 23, 2026 PZ-08-26 0) Staff Presentation Ms. Choi presented the proposed rezoning of the subject property and stated that the property is zoned R-A Single -Family Residence District and is bordered byMelas Park zoned C-R Conservation Recreation to the north, a visual arts studio through with the park district zoned C-R to the west, single-family residential lots zoned R-A Single Family Residential District to the east, and single-family residential lots zoned R-1 Single Family Residential District to the south. Ms. Choi stated that the subject property was annexed into the Village in 1958 and is one of the residential lots located on the north side of Central Road, between the art studio and N. Kenilworth Avenue. Ms. Choi explained that the subject property has remained vacant for many years and does not currently have driveway access to Central Road. Ms. Choi pointed out that precedence exists for the rezoning of adjacent property and in 1996, the Mount Prospect Park District obtained approval to rezone two lots located west of the Subject Property from 1-1 Limited IndustrialtoC-RConservation Recreation, along with a conditional use permit for a visual arts center and variations for setbacks and lot coverage. Ms. Choi indicated that today, a small portion of the building is utilized for an operating art studio, while the majority of the structure is used by the Mount Prospect Park District for equipment and material storage. Ms. Choi further stated that the art studio is anticipated to relocate to the Lions Park Recreation Center within the next year. Ms. Choi went on to state that the park district has entered into a purchase agreement with the current property owner for the subject property, pending certain contingencies including the approval of the requested zoning map amendment. Ms. Choi noted that at this time, the park district has no plans to improve the property and currently intends to preserve the lot as open space and allow for potential future opportunities. At such time that improvements requiring zoning approval are proposed, Ms. Choi stated that the park district will be required to work with the Village to ensure any proposed improvements will comply with all Village Codes or seek the necessary approvals. Ms. Choi explained that the Future Land Use Map in the Village's Comprehensive Plan designates the subject property as single-family residential, and while the rezoning does not align with the Future Land Use Map's Single -Family Residential designation, it supports the Comprehensive Plan's broader goals to advance priorities like open space preservation and recreational access. Ms. Choi further emphasized that the Plan also encourages partnerships to expand parkland, including strategies for acquiring or leasing Land for open space. Given its location next to Melas Park and other recreational uses, Ms. Choi stated that the requested rezoning would help strengthen the overall open space network and represents logical and well -supported land use decision, even though it departs from the map designation. Planning & Zoning Commission Meeting — April 23, 2026 PZ-08-26 Staff Recommendation Ms. Choi stated that staff finds that the proposed zoning map amendment meets the applicable standards contained in the Mount Prospect Zoning Ordinance and requests that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "Motion to approve: 1. A zoning map amendment from R-A Single Family Residence District to C-R Conservation Recreation District at the Subject Property, also known as 1326W. Central Road (PIN: 03-33-415-014-0000), subject to the following condition: a. The zoning map amendment granted herein shall be expressly conditioned upon the transfer of title of the Subject Property to the Petitioner. If such transfer of title does not occur, the approval shall not take effect and shall be deemed null and void." The Village Board's decision is final. Commission Questions for Staff Vice Chairman Beattie asked whether there were any other feasible uses or development options for the subject property given its limited size, and whether the parcel could reasonably be utilized for any purpose other than single-family residential. Ms. Choi stated that, if the request were not approved, the property would revert back to its R-A zoning and would return to the market. However, due to the narrow configuration of the parcel, it would likely need to be consolidated with the properties to the west for future development. Ms. Choi noted that she was uncertain of any plans that the Mount Prospect Park District had more redevelopment. Commissioner Weir asked whether there were opportunities to keep the property on the tax roll by combining it with the adjacent property and considering it as a potential redevelopment site. Ms. Choi responded that, if the rezoning request were not approved, the property would return to the market and could be redeveloped as a single-family residential lot. Commissioner Weir further asked whether the site could be intensified, and Ms. Choi explained that additional intensity would not be permitted under the current R-A Single -Family Residential zoning designation. Hearing no further questions for staff, Chairman Donnelly swore in the following speakers: • James Jarog and Jeanette Foley, Mount Prospect Park District, 1000 W. Central Road, Mount Prospect IL Planning & Zoning Commission Meeting — April 23, 2026 PZ-08-26 Commission Questions for the Petitioner Chairman Donnelly asked the Petitioner whether there were any plans for the subject property. Mr. Jarog responded that the park district does not currently have any specific plans for the property. Mr. Jarog explained that the property had been on and off the market for approximately 15 to 20 years, and the park district had been approached about purchasing it in the past; however, the asking price at that time was too high. Mr. Jarog stated that the parties were able to reach a mutually agreeable price with this purchase, which presented a good opportunity for potential future use, but in the interim, the property would be maintained as open space. Chairman Donnelly asked whether the property would eventually be combined with the park. Mr. Jarog responded that he anticipates a plat of consolidation would likely occur to combine the subject property with the art studio parcel. However, Mr. Jarog noted that the park district has not yet determined the future of the art studio property once the studio relocates to the Lions Park Recreation Center upon its opening next year, so the long-term plan remains to be determined. Vice Chairman Beattie suggested that the park district likely had some general ideas for the future use of the property, even if nothing had been discussed in great specificity. Mr. Jarog responded that additional parking could be a possibility if the parcel were to be redeveloped in the future but reiterated that there are currently no specific plans for the site. Mr. Jarog stated that the Park District Board pursued the purchase primarily to preserve the property as open space and to keep future options available, particularly in relation to the art studio site. Chairman Donnelly added that the park district likely did not have many very opportunities to purchase land. Mr. Jarog added that he did not anticipate a large recreation center being developed on the property and stated that the immediate plans are to preserve the land as open space. Commissioner Weir noted the discussion regarding parking and asked whether there was currently a need for additional parking. Mr. Jarog responded that there is no need for additional parking for the existing art studio program. Mr. Jarog also noted that one of the challenges for the seller is that the property does not currently have a curb cut, and introducing one so close to the existing crosswalk could create a safety concern. Commissioner Weir asked whether the property could be combined with the park district parcel and later sold on the market. Mr. Jarog responded that the park district would not intend to sell the property in that manner. Commissioner Weir then asked about the purchase price, and Ms. Foley stated that the agreed purchase price was $131 1000. Motion and Vote Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked fora motion. Commissioner Rogers made motion seconded by Commissioner Planning & Zoning Commission Meeting — April 23, 2026 PZ-08-26 Szymczak to approve the zoning map amendment subject to the condition outlined in the staff report. UPON ROLL CALL AYES: Szymczak, Weir, Beattie, Rogers, Fricano, Costa, Donnelly NAYS: None The Planning and Zoning Commission gave a positive recommendation (7-0) for the next Village Board meeting to be held on May 5, 2026. After hearing one additional item of New Business, Chairman Donnelly made a motion, seconded by Vice Chairman Beattie, and the meeting was adjourned at 7:39 PM. J/00 Ann Choi, Development Planner Planning & Zoning Commission Meeting — April 23, 2026 PZ-08-26