HomeMy WebLinkAbout08/13/2026 P&Z Agenda PacketVillage of Mount Prospect
Planning and Zoning Commission
Regular Meeting Agenda
50 S. Emerson St. Mount Prospect, IL 60056
August 13, 2026 Village Hall - 3rd Floor Board Room 7:00 PM
1. CALL TO ORDER
2. APPROVAL OF MINUTES
2.1. PZ-17-26 / 801 West Kensington Road / Signage Variations
3. NEW BUSINESS
3.1. PZ-18-26 / 505 S Wa Pella Ave / CU: 18-Foot-Tall Garage
3.2. PZ-20-26 / 50 S Emerson Street / MP2040 Comprehensive Plan - TO BE
CONTINUED TO THE AUGUST 27, 2026 PLANNING AND ZONING MEETING.
4. CITIZENS TO BE HEARD
5. QUESTIONS AND COMMENTS
6. ADJOURNMENT
ANY INDIVIDUAL WHO WOULD LIKE TO ATTEND THIS MEETING BUT BECAUSE OF A DISABILITY
OR NEEDS SOME ACCOMMODATION TO PARTICIPATE, SHOULD CONTACT THE VILLAGE
MANAGER'S OFFICE AT 8471392-6000, EXTENSION 5307
Page 1 of 47
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MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ-17-26
PROPERTY ADDRESS:
PETITIONER:
PUBLICATION DATE:
REQUEST:
MEMBERS PRESENT:
MEMBERS ABSENT:
STAFF MEMBERS PRESENT:
Hearing Date: July 23, 2026
801 W. Kensington Road
Michael Sauer, ARCON Associates
Aneta Mistak, Township High School District 214
J u ly 8, 2026
Signage variations for the installation of a new video
scoreboard
Joseph Donnelly
William Beattie
Walter Szym cza k
Richard Rogers
Michael Fricano
Donald Olsen
Ewa Weir
Fay Costa
Ann Choi — Development Planner
INTERESTED PARTIES: Michael Sauer, ARCON Associates
Aneta Mistak, Township High School District 214
Thomas Kroupa, Arlington Heights Resident
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 July 9, 2026. The minutes were approved 5-0.
Chairman Donnelly introduced Case PZ-17-26, 801 West Kensington Road, a request for
signage variations. The Planning and Zoning Commission will serve as the final authority for
the request.
Staff Presentation
Ms. Choi introduced Case PZ-17-26, a request by Michael Sauer of ARCON Associates, on
behalf of Township High School District 214, seeking several signage variations to replace
the existing athletic scoreboard with a new video scoreboard at Prospect High School.
Planning & Zoning Commission Meeting —July 23, 2026
PZ-17-26
Page 2 of 47
Ms. Choi explained that the subject property is bound by Kensington Road to the north,
Dale Avenue to the west, Memory Lane to the south, and Forest Avenue to the east.
Ms. Choi stated that the proposed video scoreboard is part of District 214's broader effort
to enhance athletic facilities and educational programming including hands-on experience
in journalism, multimedia production, broadcasting, live event coverage, instant replay,
and digital content management while building practical, career -ready skills. Ms. Choi
further states that hands-on learning opportunities include event production,
broadcasting, graphics, and live event management, and students will learn how to
program and operate the scoreboard under the direct supervision of a teacher, coach, or
other designated staff member. Ms. Choi noted that the old scoreboard was recently taken
down and was located at the southwest portion of the subject property, between the
sports field and running track, at the south end zone of the football field. Ms. Choi
presented photos of the previous scoreboard that showed it was a standard scoreboard
with changeable copy to keep score between the home team and guest teams with the
words "Prospect High School" and its logos prominently located at the top of the
scoreboard. Ms. Choi went on to state that the old scoreboard was approximately 25 to 26
feet in height and that sound was projected through a separate public address (PA)
system.
Ms. Choi stated that the proposed new scoreboard will be approximately 507 SF in area
with an overall height of almost 33' to the top of the Prospect High School mascot logo. Ms.
Choi explained that the structure would include an approximately 328-square-foot LED
video display, a 100-square-foot conventional scoreboard below the display showing game
statistics, and an overhead truss featuring the Prospect Knights name and logo. Ms. Choi
noted that the video portion of the scoreboard will be utilized during Illinois High School
Association (IHSA) sanctioned home games for athletic events, including football, soccer,
Lacrosse, and track meets, and the video display will remain off at all other times. Ms. Choi
stated that a variety of content including game highlights, scoring plays, halftime scores,
images of players or special guests, school announcements, information regarding
upcoming events, recognition of donors or sponsors, power ad messaging, including
advertisements from local sponsors, will be displayed during scheduled events. Ms. Choi
pointed out that sound will occur via existing and/or new speakers mounted near or on the
press -box and bleacher areas and will not be broadcast through the video -scoreboard.
Ms. Choi explained that the proposed new scoreboard is approximately 507 SF in area with
an overall height of 31'-2" to the top of the truss, or to 33' to the top of the Prospect High
School mascot logo. Ms. Choi stated that the new video scoreboard will be 25' wide and
will have a 10-foot clearance.
Ms. Choi went on to present a diagram identifying portions of the surrounding
neighborhood where views of the proposed video scoreboard would be obscured.
Planning & Zoning Commission Meeting —July 23, 2026
PZ-17-26
Page 3 of 47
Residences located south of the scoreboard would not be visually affected because they
are situated behind the face of the display. Ms. Choi noted that existing bleachers and
landscaping along the west side of the athletic field would also obscure views for
approximately five (5) residences. Ms. Choi stated that the Petitioner identified a remaining
area between the sightline extending from the face of the scoreboard and the existing
bleachers where the scoreboard may be visible. To mitigate these views, Ms. Choi
explained that a row of new evergreen trees, including arborvitae, are proposed along the
west side of the field to screen the scoreboard from the residences at416, 420, 424, and
428 Dale Avenue and reduce potential visual impacts on the surrounding neighborhood.
Ms. Choi explained that to mitigate these views, a row of new evergreen trees, including
arborvitae, are proposed along the west side of the field to screen the scoreboard from the
residences at 416, 420, 424, and 428 Dale Avenue and reduce potential visual impacts on
the surrounding neighborhood.
Ms. Choi stated that there were other mitigation measures related to when the new video
scoreboard may be operated. Ms. Choi indicated that the scoreboard would be used only
during Prospect High School's IHSA-sanctioned events and games and would remain off
when no event is taking place. Ms. Choi pointed out that the recommendation included in
the agenda packet contains a condition requiring the scoreboard to be turned on no earlier
than 60 minutes before an event or game and turned off within 30 minutes after the event
or game concludes. However, Ms. Choi noted that the Petitioner has requested that this
condition be amended to allow the scoreboard to be turned on up to 90 minutes before all
football games. This would allow a 90-minute countdown to be displayed during pregame
warm-ups and drills, helping players and coaches track the time remaining before kickoff.
Ms. Choi went on to state that when a unit of local government, such as a school district,
park district, or county, comes to the Village with a zoning request, the Village should
consider whether the requested relief furthers the statutory mission of the unit of local
government and, if it does, give the requested relief some deference.
Ms. Choi referenced Section 7.605 of the Village of Mount Prospect sign ordinance which
provides that a variation shall not be approved unless findings are made on the following
standards. Ms. Choi stated that staff finds that strict compliance with the standard height,
sign area, changeable -copy, illumination, and operational limitations applicable to
conventional freestanding signs would substantially restrict the scoreboard's visibility and
functionality for athletes, students, and spectators within the athletic field, and that the
requested variations are therefore necessary for the video scoreboard to reasonably serve
its intended athletic, educational, and informational purposes. >s Choi further stated that
the video scoreboard must also be sufficiently elevated and sized to be visible across the
athletic field and spectator seating areas and must accommodate live game information
and video content associated with school events. Ms. Choi explained that staff finds that
Planning & Zoning Commission Meeting —July 23, 2026 PZ-17-26
Page 4 of 47
4
the requested relief is necessary to permit a modern athletic scoreboard to function
effectively.
[The followingvariations from the signage regulations are required:
1. A sign variation from Section 7.302.G.2 to permit an increase to the maximum
height of a freestanding sign from twelve feet (12'-0") to thirty-three feet (33'-0") to
the top of the logo.
2. A sign variation from Section 7.302.G.3 to permit an increase to maximum area of a
sign face from seventy-five square feet (75 SF) to five hundred seven square feet
(507 SF).
3. A sign variation from Section 7.302.G.9 to permit a reduction in the required
Landscaping at the base of the sign from 1,014 square feet to zero square feet (0 SF).
4. A sign variation from Section 7.302.H.1 to permit more than six (6) permanent items
of information on the sign which incorporates changeable copy and to permit an
increase to the maximum area that the changeable copy portion of the sign face of
the total area of the sign face from forty percent (40%) to eighty-four and four -tenths
percent (84.4%).
5. A sign variation from Sections 7.302.H.2 to waive the requirement that the sign
display a static message only, with no movement, appearance of movement, or
optical illusion of movement during the static display period; that transitions
between messages be instantaneous, also known as a slideshowtransition, and
not dissolve, fade, scroll, travel, or include similar transitions; and that messages
not change more frequently than once every ten (10) seconds.
6. A sign variation from Section 7.302.H.3 to waive the requirement that the sign be
equipped with a default mechanism that will stop the messaging or freeze the
image in one position when a malfunction in electronic programming occurs.
7. A sign variation from Section 7.302.K.1 to waive the requirement that the sign direct
attention to a business on a lot adjacent to the lot on which the sign is located.
8. A sign variation from Section 7.302.K.2 to waive the requirement that the sign be
Located on a lot which is adjacent toa major arterial street.
9. A sign variation from Section 7.401.E to permit the sign to exceed seventy-five (75)
foot-candles when measured with a standard light meter perpendicular to the face
of the sign from a distance equal to the narrowest dimension of the sign.
10. A sign variation from Section 7.401.G.2.a to waive the requirement that the
electronic message center sign be turned off no later than the earlier of thirty (30)
minutes after sunset or seven o'clock (7:00) P.M.
11. A sign variation from Section 7.401.G.2.b to permit the electronic message center
sign to exceed four (4) foot-candles using the sign's night -mode white screen
setting when measured with a standard light meter at a distance often feet (10')
away from the face of the sign.
Planning & Zoning Commission Meeting —July 23, 2026
PZ-17-26
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12. A variation from Section 7.302.K to permit off -premises sponsor advertisements on
the video scoreboard that do not comply with the applicable off -premises sign
regulations.]
Staff Recommendation
Ms. Choi stated that based on the information submitted, Staff finds that the proposed
signage variation standards have been met, as set forth in the Petitioner's and staff's
responses to the standards, and staff recommends that the Planning and Zoning
Commission make motion to adopt staff's findings as the findings of the Planning and
Zoning Commission and approve the following motion with the modified conditions
. iii. "Ill1h. t ,,,,,,,, d............ii in. ............ b I u ,,,,,,,, :
"To approve signage variations to allow a 507-square-foot, 33-foot-tall video scoreboard at
the Subject Property, also known as 801 West Kensington Road (PIN: 03-33-201-003-
0000), Case No. PZ-17-26, subject to the following conditions:
1. The video scoreboard shall be installed in strict conformance with the approved
signage plans which consist of the following (collectively the "Approved Plans"):
a. "Landscape Plan," Sheet L100, prepared by Eriksson Engineering
Associates, Ltd., and bearing the latest revision date of 04/14/26;
b. "Ground Sign Design Specifications," consisting of 4 sheets, prepared by
MBI Companies, and dated 02/25/26;
C. "Production Ready Artwork Needed for: Knight Logo," consisting of one (1)
page, prepared by Daktronics, and dated 06/09/2025;
d. "List of Expected Athletic Field and Proposed Video/Scoreboard Use"
(Video -Scoreboard Use/Operations Plan), consisting of one (1) page,
prepared by District 214, and dated ,Jul
2 . .... ,,,,,,,, operation and use of„ the video boalrdit iii n of„ „the scoireboalrd shall ,,,,,,
r ,„ iti...........I „ n „ in ,l , ire r - l ,„ ievents,
incLuding footbaLL, socceir, Lacrosse, and tittirack meets.
-
Planning & Zoning Commission Meeting —July 23, 2026
PZ-17-26
Page 6 of 47
4. Sound shall not be broadcast through the video -scoreboard.
5. The video -scoreboard's illumination shall not strike nor produce glare that would
affect the nearby street or properties.
6. Off -premises sponsorship advertisements shall only be displayed during sponsored
events.
7. New evergreen shrubs/trees (arborvitae) shall be planted to screen the video -
scoreboard from the neighboring residences to the west along Dale Avenue, in
accordance with the Landscape Plan, Sheet L100, prepared by Eriksson Engineering
Associates, Ltd., bearing the latest revision date of 04/07/2026.
8. Prospect High School shall maintain a log of all complaints received. The complaint
Log shall be made available to Village officials upon request."
Ms. Choi concluded by stating that the Planning and Zoning Commission's decision is final
for this case.
Commission Questions for Staff
Vice Chairman Beattie asked whether additional landscape screening would be provided
in the area shown without screening on the site plan and sought clarification regarding the
existing versus proposed screening. Vice Chairman Beattie also asked whether the video
scoreboard could be used during daytime graduation ceremonies in addition to the
proposed permissible uses. Ms. Choi clarified that the proposed condition currently limits
use of the video scoreboard to IHSA-sanctioned events and games. Ms. Choi noted that if
the Petitioner wishes to allow its use for graduation ceremonies or other events, they could
request a modification to the proposed condition. Chairman Donnelly asked to direct the
questions to the Petitioner. Chairman Donnelly expressed that he would like to encourage
the school district to use it as much as they can.
Chairman Donnelly asked whether the proposed scoreboard would be larger than the
existing scoreboard. Ms. Choi explained that the proposed scoreboard would be narrower
than the existing scoreboard. Ms. Choi also noted that, because the Village's Sign Code
does not contain regulations specific to scoreboards, the proposed scoreboard is
classified as an electronic message center (EMC), requiring twelve sign code variations.
Hearing no further questions for staff, Chairman Donnelly swore in the following speakers:
• Petitioner: Michael Sauer, ARCON Associates, 512 W. Hintz Road, Arlington Heights
IL. Mr. Sauer is the architect for District 214.
• V.P. Trinh, ARCON Associates, 309 N Prospect Manor, Mount Prospect IL
• Aneta Mistak, 10659 Golden Gate Avenue, Huntley IL. Ms. Mistak is the Director of
Operation for District 214.
Planning & Zoning Commission Meeting —July 23, 2026
PZ-17-26
Page 7 of 47
Commission Questions for the Petitioner
Chairman Donnelly invited the Petitioner to present the proposal and address the
questions raised earlier by the Commission.
Mr. Sauer explained that the proposal would replace the existing scoreboard in the same
Location with a new, slightly narrower scoreboard that would be mounted higher for safety
and to accommodate the integrated video display. Mr. Sauer stated that the scoreboard
includes automatic dimming features to minimize brightness and is comparable to
scoreboards used at other high schools.
Chairman Donnelly asked whether the Petitioner could provide additional landscape
screening if concerns arose regarding visibility from nearby residences.
Mr. Sauer responded that additional screening could be installed in the unscreened area if
necessary and noted that the nearest homes are approximately 200 yards from the
scoreboard.
Vice Chairman Beattie commented that the scoreboard was not expected to be
excessively bright but observed that the unscreened area was the only location without a
natural or installed buffer. Chairman Donnelly concluded that additional screening could
be considered if complaints were received after installation.
Mr. Sauer stated that the proposed scoreboard would not include speakers and would not
change the existing sound system. Mr. Sauer noted that the proposal is limited to the visual
display and does not request any modifications related to sound. Chairman Donnelly
pointed out that relief for sound is not part of the request for signage relief.
Mr. Trinh was sworn in and stated that he is a principal with ARCON Associates and a
Lifelong Mount Prospect resident and Prospect High School graduate. Mr. Trinh noted that
his mother resides near the proposed scoreboard location where screening is not
proposed and stated that any concerns regarding the scoreboard or screening would be
communicated directly to the project team so they could be addressed promptly.
Vice Chairman Beattie asked whether the Petitioner had considered requesting additional
flexibility to allow the video scoreboard to be used for other school -related events, such as
graduation ceremonies or other activities held on the football field, in addition to the
proposed times. Vice Chairman Beattie asked the Commission whether the proposed
condition should be modified to allow the video scoreboard to be used for additional
school -related events beyond IHSA-sanctioned home games.
Ms. Mistak stated that the District would like the flexibility to use the video scoreboard for
additional school and District 214 events, such as band festivals, graduation ceremonies,
and other activities held at the stadium, while continuing to comply with all approved
Planning & Zoning Commission Meeting —July 23, 2026 PZ-17-26
Page 8 of 47
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hours of operation. Vice Chairman Beattie asked whether the proposed condition should
be revised to allow the video scoreboard to be used for additional school -related events.
Vice Chairman Beattie expressed support for providing flexibility for future school
activities, noting that such events would not be more impactful than athletic events in
terms of brightness or neighborhood impacts. Ms. Choi advised that the proposed
condition would need to be amended to allow additional permitted uses of the video
scoreboard.
Ms. Mistak stated that the District would comply with all approved operating restrictions
for the video scoreboard and would limit use of the video display to significant school
events. Ms. Mistak noted that expanding the permitted uses in the condition would provide
additional flexibility for future school activities.
Chairman Donnelly and Vice Chairman Beattie discussed revising the proposed condition
to allow the video scoreboard to be used for school events held at the stadium while
maintaining the approved hours of operation. Ms. Mistak explained that the video display
could be turned off independently while the scoreboard remained operational, if
necessary.
Chairman Donnelly asked whether the video scoreboard would operate only while the
stadium lights were in use. Ms. Mistak confirmed that the video scoreboard would follow
the same operating schedule as the stadium lights. Chairman Donnelly expressed support
for modifying the condition accordingly.
Chairman Donnelly, Vice Chairman Beattie, Ms. Choi, and Ms. Mistak discussed revisions
to the proposed condition. Following discussion, the Commission reached a consensus to
revise the condition to permit operation of the video board for school events held at the
stadium, rather than limiting use to IHSA-sanctioned home games.
The revised condition was summarized as follows: "The operation and use of the video
board portion of the scoreboard shall be restricted to school -sanctioned events that utilize
the stadium."
Chairman Donnelly stated that the revised condition would allow the video scoreboard to
be used during school events held at the stadium while the stadium lights were in
operation. Ms. Mistak expressed support for the revised condition.
Chairman Donnelly asked if anyone in the audience wanted to address this issue or
whether any additional questions remained for the Petitioner. Hearing none, Chairman
Donnelly asked staff to summarize the public comment letters received regarding the
petition.
Planning & Zoning Commission Meeting —July 23, 2026
PZ-17-26
Page 9 of 47
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Ms. Choi reported that two public comment letters were received. One letter expressed
support for the proposal, while the other raised concerns regarding potential noise from
programming and testing the video scoreboard through the existing PA system,
construction activities completed prior to approval, and remedies for any unforeseen
community impacts.
Chairman Donnelly asked whether programming and testing of the video scoreboard
would result in additional noise impacts to nearby residents.
Mr. Sauer responded that programming and testing of the video scoreboard would not
result in additional noise beyond existing operations and explained that the video display
would primarily be used for school announcements, sponsor recognition, and similar
content rather than commercial advertising.
Chairman Donnelly stated that programming and testing of the video scoreboard would
occur at the programming station without broadcasting sound through the existing PA
system. Chairman Donnelly further stated that any sound checks requiring use of the PA
system would occur only during the approved operating period for the video scoreboard
prior to an event. Based on the Petitioner's responses, Chairman Donnelly concluded that
the proposed video scoreboard would not create additional noise impacts beyond the
existing PA system.
Motion and Vote
Hearing no further comments or questions, Chairman Donnelly closed the hearing and
asked for a motion to approve the petition, as amended. Vice Chairman Beattie made a
motion seconded by Commissioner Szymczak to approve the requested signage relief
subject to the amended condition.
UPON ROLL CALL AYES: Szymczak, Beattie, Rogers, Fricano, Donnelly
NAYS: None
The Planning and Zoning Commission approved the motion (5-0).
After hearing no additional items of New Business, Vice Chairman Beattie made a motion,
seconded by Commissioner Szymczak, and the meeting was adjourned at 7:34 PM.
Ann Choi, Development Planner
Planning & Zoning Commission Meeting —July 23, 2026
PZ-17-26
Page 10 of 47
MORA
r
Item Cover Page
Subject PZ-18-26 / 505 S Wa Pella Ave / CU: 18-Foot-Tall Garage
Meeting August 13, 2026 - REGULAR MEETING OF THE MOUNT
PROSPECT PLANNING AND ZONING COMMISSION
Fiscal Impact (Y/N) N
Dollar Amount N/A
Budget Source N/A
Category NEW BUSINESS
Type Action Item
InMrmatinn
The Petitioner, Andrew Venamore, is seeking conditional use approval to build an
18-foot-tall (18"-0"") garage at 505 South Wa Pella Avenue (the Subject Property) .
The proposal meets the standards for a conditional use and Staff is supportive of
the request.
Iligm mminn
BACKGROUND /PROPERTY HISTORY
The Subject Property was annexed into the Village in 1925 and is improved with a
single-family residence that was constructed in 1958. The Subject Property is
zoned R-A Single Family Residence District and consists of approximately 0.22
acres on South Wa Pella Avenue, south of West Shabonee Trail. The Petitioner has
resided at the Subject Property since 2016 and would like a taller garage to
accommodate a lofted storage space.
PROPOSAL
The Petitioner proposes to replace an existing 15-foot-tall garage on his property
with a new 18-foot-tall (18"-0"") garage. Pursuant to the Village's Zoning
Ordinance, detached garages are not permitted to exceed 15 feet in height.
The Petitioner states in Exhibit D of the staff report that he would like to build
the taller garage to accommodate additional storage space. The new garage would
be designed to complement the architecture of the petitioner's existing home.
CONFORMANCE WITH OTHER VILLAGE CODES
The Subject Property is zoned R-A Single Family Residential. Details of how the
proposal conforms with other village codes pertaining to R-A residential properties
Page 11 of 47
follows:
• Use: The proposed garage will only be used for approved garage uses
including parking and storage.
• Footprint: The garage is proposed to be 720 square feet, which is the
maximum allowed for a detached garage (the maximum was recently
increased from 672 square feet to 720 under PZ-01-26)
• Lot Coverage: The proposed garage will bring the property to a lot coverage
of 44.40/o, below the maximum 50% lot coverage requirement.
• Setbacks:. The proposed garage conforms with all setbacks required for
accessory structures on R-A Properties
PUBLIC COMMENT
As of this writing, staff has received a signature sheet from the Property Owner
with eight signatures of support, two of whom provided letters. Staff has received
two verbal comments, one in support and another in opposition. Two letters of
opposition were also sent to staff.
Those opposed cited concerns that an increase in the garage height would set a
precedent, resulting in more properties looking to increase their garage height.
Staff notes that all conditional use requests are reviewed on a case -by -case basis
and typically not determined by precedent. One commenter asked why the
petitioner could not simply rent a storage unit. Additionally, opponents were
concerned the garage would degrade nearby property values as they view it to be
ill-fitting to the neighborhood and would appear to be more commercial than
residential.
Altprnativp_q
A. Approval of the following motion:
1. ""A conditional use to construct a garage with a height of 18-feet at 505
Wa Pella Avenue, subject to the following conditions:
a. The garage shall not exceed 18-feet (18"-0"") in height.
b. The garage shall conform to all other Village regulations.
c. The final garage shall be constructed to the satisfaction of the
Building Department."
B. Action at the discretion of the Planning and Zoning Commission.
Staff Recommendation
To approve a conditional use to allow an 18-foot-tall garage at 505 S Wa Pella
Ave, subject to the conditions in the staff report.
Attachments
1. PZ-18-26 Staff Report
Page 12 of 47
2. PZ-18-26 Plans
3. PZ-18-26 Admin Content Redacted
Page 13 of 47
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 Catherine Cook
Director of Community Development Development Planning Intern
DATE: August 7, 2026
CASE NUMBER
PZ-18-26
PUBLIC HEARING DATE
August 13, 2026
APPLICANT/PROPERTY OWNER
Andrew Venamore / John Thornton
PROPERTY ADDRESS/LOCATION
505 Wa Pella Avenue
BRIEF SUMMARY OF REQUEST
The Petitioner, Andrew Venamore, is seeking conditional use approval to build an 18-foot-tall (18'-0")
garage at 505 South Wa Pella Avenue (the Subject Property). The proposal meets the standards for a
conditional use and Staff is supportive of the request.
2024 Aerial Image
2026 Zoning Map
EXISTING EXISTING LAND USE/
SURROUNDING ZONING & LAND USE SIZE OF
ZONING SITE IMPROVEMENTS
North: R-A Single Family Residential PROPERTY
R-A Single Family Single Family Residence
East: R-A Single Family Residential 0.22 acres
Residential
South: R-A Single Family Residential
West: R-A Single Family Residential
STAFF RECOMMENDATION APPROVE APPROVE WITH DENY
CONDITIONS
H:\PLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-18-26 50 Wa Pella Ave (CU - 18' Tall Garage).docx 1
Page 14 of 47
BACKGROUND / PROPERTY HISTORY
The Subject Property was annexed into the Village in 1925 and is improved with a single-family
residence that was constructed in 1958. The Subject Property is zoned R-A Single Family Residence
District and consists of approximately 0.22 acres on SouthWa Pella Avenue, south of West Shabonee
Trail. The Petitioner has resided at the Subject Property since 2016 and would like a taller garage to
accommodate a lofted storage space.
PROPOSAL
The Petitioner proposes to replace an existing 15-foot-tall garage on his property with a new 18-foot-
tall (18'-0") garage. Pursuant to the Village's Zoning Ordinance, detached garages are not permitted to
exceed 15 feet in height.
The Petitioner states in Exhibit D that he would like to build the taller garage to accommodate
additional storage space. The new garage would be designed to complement the architecture of the
petitioner's existing home.
CONFORMANCE WITH OTHER VILLAGE CODES
The Subject Property is zoned R-A Single Family Residential. Details of how the proposal conforms with
other village codes pertaining to R-A residential properties follows:
• Use: The proposed garage will only be used for approved garage uses including parking and
storage.
• Footprint: The garage is proposed to be 720 square feet, which is the maximum allowed for a
detached garage (the maximum was recently increased from 672 square feet to 720 under PZ-
01-26)
• Lot Coverage: The proposed garage will bring the property to a lot coverage of 44.4%, below the
maximum 50% lot coverage requirement.
• Setbacks: The proposed garage conforms with all setbacks required for accessory structures on
R-A Properties
PUBLIC COMMENT
As of this writing, staff has received a signature sheet from the Property Owner with eight signatures of
support, two of whom provided letters. Staff has received two verbal comments, one in support and
another in opposition. Two letters of opposition were alsoto staff.
Those opposed cited concerns that an increase in the garage height would set a precedent, resulting in
more properties looking to increase their garage height. Staff notes that all conditional use requests
are reviewed on a case -by -case basis and typically not determined by precedent. One commenter
asked why the petitioner could not simply rent a storage unit. Additionally, opponents were concerned
the garage would degrade nearby property values as they view it to be ill-fitting to the neighborhood
and would appear to be more commercial than residential.
AUTHORITY, STAN DARDS AN D FI N DI NGS
As of the adoption of PZ-01-26, the Planning and Zoning Commission has final authority for Accessory
Structure relief and all height increases are conditional uses.
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.
H:\PLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-18-26 50 Wa Pella Ave (CU - 18' Tall Garage).docx
Page 15 of 47
Staff finds that the proposed conditional use meets the standards contained in the Mount Prospect
Zoning Ordinance. Staff 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 approve the following
motion:
1. "A conditional use to construct a garage with a height of 18-feet at 505 Wa Pella Avenue, subject
to the following conditions:
a. The garage shall not exceed 18-feet (18'-0") in height.
b. The garage shall conform to all other Village regulations.
c. The final garage shall be constructed to the satisfaction of the Building Department."
The Planning & Zoning Commission's decision is final for this case.
ATTACHMENTS: ADMINISTRATIVE CONTENT PLANS OTHER
(Supplemental Information,
(Zoning Request Application, Responses to (Plat of Survey, Site Plan, etc.) Public Comments Received,
Standards, etc...) etc...)
1 concur:
Jason C Shallcross, A1CP, CEcD
Director of Community Development
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Page 16 of 47
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 proposal will replace the existing two -car garage with
a taller two -car garage that has better storage capabilities, as the increased height would allow for a
better attic to be created. The gable roof will have additional intersecting gables to provide adequate
storage for the petitioner without exceeding the maximum allowed square footage for garages. Since the
proposed use is standard within the Village and neighborhood, it will not impede the enjoyment or use of
the directly adjacent neighboring properties. It has been designed to closely replicate the recent exterior
improvements to the principal structure and adheres to all the required setbacks and lot coverage for the
R-A zoning district. Replacing the garage will allow for the Petitioner to bring the garage into conformance
with the 5-foot setback, whereas the existing garage is set back 2.39 feet. There will be no need to adjust
public utilities and/or facilities as a result of this project. There will be no additional impact on traffic
congestion due to the garage maintaining its two -car status. The Petitioner states that allowing the
Property Owner to move forward with this project will meet the Village's Comprehensive Plan by ensuring
the housing needs of residents are met.
Staff's Fin ding_s:Staff has reviewed the Petitioner's request for conditional use approval to allow an
increased height fora detached garage from 15'to 18' and finds that the applicable standards have been
met. There is no indication that the proposed request would endanger the public health, safety, morals,
comfort, or general welfare or result in physical changes that would adversely impact surrounding
property values, public utilities, drainage, or traffic circulation on public streets. Given that the
conditional use shall, in all other respects, conform to the applicable regulations of the district in which
it is located, staff recommends approval of the requested conditional use.
H:\PLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-18-26 50 Wa Pella Ave (CU - 18' Tall Garage).docx
Page 17 of 47
Exhibit B
Plat of Survey / Site Plan
PLAT OF SURVEY
OF SEM ; I AND THE, SOUTH 15 ACRES OFTHE EAST" A 0Z THE NCYRT'
Of 71E NORTHEAST Y4 Of SAM SECTION 11. TOWNUEP 41 1MR71t RANGE II II EAST OF THE
17 TEM PO4CIPAL)EMAN, Di COOK COUNTY. ILLINOIS.
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H:\PLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-18-26 50 Wa Pella Ave (CU - 18' Tall Garage).docx cJ
Page 18 of 47
Exhibit C
3-D Perspective / Elevation Drawings
3-D PERSPECTIVES
19011111111111 oh n & Kathy Thornton
HEARTLAND J015 South Wa Pella Avenue Date: JuIne 19th, 21026
w,BGARAGE BUILDERS5
Mount Prospect, IL 6005�6 H.G.B. OFFICE: 602 Acadlemy Drive, Northbrook, 1111niols 60,062
. . . ... ..........
........................................................ ...................................................... . .....................................................
WEST ELEVATION
SCALE. 3/16' = V-0"
.......... ....... ..
- ----------------------------------------------------------------------------------------------------------------------------------------------------
EAST ELEVATION
SCALE: 3/16" 7 V-G"
SOUTH ELEVATION
SCALE; 3/16" = 1'-0"
NORTH ELEVATION
SCALE ': 3116" = 1'-1)"
UNDERSTANDING
"'THE HEARTLAND WAY
DIFFERENCE ...
TYPICAL GARAGE CQNSTRLICTIONI:
• CONCRETE; "water ledge'& wire mesh provided,
concrete slopIng towards, door.
• WALL FRAMING: 44 P 16" 0, C,
• CEIILIING FRAMING, 2x6 Go 32" O-C-
• ROOF FRAMING, 2x6 & 16" O-C, wl 25-year 3
tab shingle,
• HEADERS:: (2) LVIL's for OHD & (2) 2x6s for
service door and windows.
• WALL & ROOF SHEATHING, 7/16" OSB
(unless municipality requires plywood)-
• ELECTRIC installed with ji) 15-amp r1rcuit for
lights and (1) 20-;)mp circuit for outlets.
• Comprehensive permit services with ALIT. jj,,aimi irnIii;
fipiesand niEciessairy in-winiclipall pin:x::iesws included
in your project-
■ SAJAIE I for gable vs. hip roof.
■ CONCRETE ils 5`1 1:11hikA,aflit1h (2.) ft"a relbaa, in the
footiing along with
■ HOUSE WRAP: "'III yyralk "' or similar used under the
siding (per manufacturer's spec.).
• TRIM - still yw ilindiowairid fllooir alpiening5, along with
the fascia and soffit,are finished with 1Y
No R provided to keep
water away from the new foundation -
dcHcr air e iiirtsl.dlaiied aind sl Wing windows areo
double -pane.
a RDoofirig: A111RCH111111 11JIFUVI. shingle compared to
standard 3-tab shingle.
* ELECTRICAL: Inqa1led "diryruiraill to enal)Ie
garage to be finished i.e., Iboredl through the 2x4
walls, not surface mounted.
■ Will -IF II enabled gaivage door opener.
I FOXY F IA)0 R, a com me rcia 1-graide epoxy floor
included if selected by cllient.
• ft%Nlr,::IPAL INSPECT[C)INS are scheduled and
undertaken by HG R staff. owners are not
requ1ired to be present.
■ Z-YEARWARIRANTY.
App"T, TM% Jo,hn Thornton Date: June 19,th, 2026,
HELANU 505 Suth & Kathy WPella Avenue
BGARAGMount Prospect, IL 60056 H.G.B. OFFICE: 1602 Acaderny Drive, Northbrook, Illinois 600,62E BUILDERS,:
H:\PLAN\Planning& Zoning COMM\P&Z2026\Staff Reports\PZ-18-2650Wa Pella Ave (CU- 18'Tall Garage).docx
Page 19 of 47
Exhibit D
Justification for Increased Height Request
Justification for Increased Height Request
Thornton Garage Replacement
Applicant: John Thornton
Property: 505 South ova Pella Avenue, Mount Prospect, Illinois
To the village of Mount Prospect Planning and Zoning Committee Members:
My name is John Thornton, and I live at 505 South ova Pella Avenue. My wife and I purchased
our home in 2016. In 2025, we made significant exterior improvements to the property by
replacing the aluminum siding and roof on our home. We are now seeping approval to replace
our existing garage with a well -designed, visually attractive garage that complements the
improvements already made to the house and enhances the overall appearance of the property.
Our home is modest in size, only slightly over 1,000 square feet, with two bedrooms. Although
the home has a basement, the basement has flooded three times since we purchased the property,
due in part to the combined sanitation and storm sewers in our area of the village. Because of
this repeated flooding history, the basement is not a reliable or appropriate location for storing
emergency communications equipment, electrical equipment, backup power equipment, or other
preparedness supplies.
From 2018 through 2026, I served as a volunteer with the Mount Prospect Community
Emergency Response Team. I became an amateur radio operator in 2022. In 2023, I also became
a Salvation Army volunteer, and in 2024 I became the Northern Illinois Coordinator for
S ATERN, the Salvation Army Team Emergency Radio Network.
Emergency communications and disaster preparedness are a major part of my volunteer service.
As a result of my CERT, amateur radio, and SATERN responsibilities, I own and maintain a
significant amount of equipment used for emergency communications and disaster response
support. This includes, but is not limited to:
• Amateur radio equipment (handheld & mobile)
FRS, GMRS, UHF & VHF, HF
• Emergency backup batteries
• Solar panels
• Generators
• Fuel for generators including gasoline & propane[
• Drone
• GPS tracking devices
• Flashlights
• Portable Righting System
• Coolers
• Tents
• First Aid Kits & Supplies
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Page 20 of 47
• Backpacks
• Portable power stations
• Laptops
• iPads
• Headphones
• Microphones
• Meshtastic Devices
• Extension cords
• Coaxial cables
• Antennas
• Guy ropes & stakes
• Folding tables & chairs
• Safety vests
• Work gloves
• Miscellaneous tools
• Sunscreen & bug repellant
• Water
• Waterproof storage boxes
• Table lights and LED string lights
• Charging devices
• Emergency go -bags
• Amateur radio go -boxes
• Starlink equipment
• Portable and military -style antenna masts
• Related emergency communications and support equipment
Because of the repeated flooding in our basement, this equipment needs to be stored above grade
in a dry, safe, and organized location. The current garage is not adequate for this purpose.
substantial amount of equipment is currently stored in the rafters of the existing garage, and the
weight of those stored materials is causing the 2x6 framing members to sag. This creates both a
safety concern and a practical need for a properly designed replacement structure.
For these reasons, I am requesting approval for a replacement garage with a height of 18 feet.
The additional height is needed to allow for a functional second -floor walk-up storage and
operating area. This space would allow emergency communications equipment and related
preparedness items to be safely stored above grade, organized properly, and accessed without
relying on basement storage that has repeatedly flooded.
The requested height is also important because I am 6 feet 4 inches tall. A second -floor area with
adequate headroom is necessary for the space to be used safely and comfortably. Without the
additional height, the upper level would be much less functional and would not adequately
address the storage and emergency communications needs that are driving this request.
The proposed garage is not intended to create a rental unit, apartment, or separate dwelling. The
second floor would be used for storage, emergency communications equipment, and an amateur
radio operating area related to my volunteer emergency preparedness activities. The intent is to
H:\PLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-18-26 50 Wa Pella Ave (CU - 18' Tall Garage).docx 8
Page 21 of 47
create a safe, practical, and attractive accessory structure that supports these uses while
improving the property.
e also intend for the new garage to be visually appealing and compatible with the character of
our home and neighborhood. The design would reflect the exterior improvements we recently
made to the house and would be a significant improvement over the existing garage. Father than
simply replacing the garage with another undersized structure, we are seeping to build a durable,
attractive, and functional garage that resolves the current structural storage concerns and
provides a long-term solution.
I do appreciate the Village increasing the maximum square footage of a garage to 720 square
feet. I plan to utilize the additional square footage on the first floor for my home workshop,
which is also in the basement and with my history of basement flooding I would like to relocate
it to the garage. I also would like to move the trash and recycling bins currently stored on the
side of the garage to the inside of the new garage.
In summary, the requested 1 S-foot height is justified for the following reasons
1. Our basement has flooded three times and is not a reliable location for storage of
emergency communications and electrical equipment.
2. My volunteer service with CERT, amateur radio, the Salvation Army, and SATERN
requires storage and maintenance of significant emergency communications equipment.
3. The existing garage is inadequate, and the current rafter storage is causing the 2x6
framing members to sag.
4. A second -floor wally -up area would allow safe, organized, above -grade storage and
limited emergency communications use.
5. The additional height is necessary to provide reasonable headroom, especially given my
height of 6 feet 4 inches.
G. The proposed garage would be designed to complement the home and improve the
overall appearance of the property.
7. The second floor would not be used as a dwelling unit, rental unit, or apartment.
I have spoken to my neighbors about the requested variance in height and all of them are in
support of the variance. The neighbors on either side of me have also written letters in support of
the increase in height variance. I have attached the letters and their signatures on the approval of
variance form to the end of this document.
For these reasons, I respectfully request that the Planning & Zoning Committee of the Village of
Mount Prospect approve the requested height variance for an 18-foot replacement garage at 505
South Wa Pella Avenue.
Respectfully submitted,
John Thornton
505 South Wa Pella Avenue
Mount Prospect, Illinois
H:\PLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-18-26 50 Wa Pella Ave (CU - 18' Tall Garage).docx
Page 22 of 47
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Permit Detalls I Cifizenicer ve
PERMIT #0. PZZ26-,0000117
Permit 171`�,pe
Zoning Request Application
Subtype
Zoning Request
Work Description#
PZ-1 8-26:50.5 Wa Pella Ave (CU for 18, fo ot ta 11 ga rage)
licant
Heartland Garage Builders - Andrew Vona ors
Status
Online Application Received
Valuation
G.00
a] FEES & PAYMENTS
Plan Check Fees
Permit Fees,
Total Amount
Amount Paid
Balance Due
F-1 Non -Billable
PERMIT DATES
Application Date
06/19/2026
Approval Date
fl='
hftps -/'Iwww'7 _dtizednserve _cam/Ad n nfRernlitContrdl ler?,Actfon =D Bpi ayPerm FtDetaii]&S electedTab:= Perm its& Perm it-1 IID ="! 26&Wark0rd1ar_l NbW-28 of'*
8/6/26, 1:31 PM
Close Date
Permit Details I Citizenserve
Last Inspection
NOTE
STOP! Have you had a Preliminary Meeting the the Planning Department? If Yes, continue, else, please call 847-818-5328 to
schedule.
Isummary of Proposal
The project is to replace an existing inefficient (and damaged) existing accessory building/garage with a new
CLICK HERE for Conditional Uses, Variations, Zoning Map and Text Amendments
Submission Requirements
(Proof of Ownership
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For Owner Affidavit CLICK HERE
(Affidavit of Ownership (Notarized)
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Document indicating intent to buy or lease
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Legal Notice
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Address Labels
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https://www7.citizenserve.com/Admin/PermitController?Action=DisplayPermitDetail&SelectedTab=Permits&Permit ID=53452126&WorkOrder INW-29 oe47
816126, 1:31 PM Permit. Details, I fit izenserve
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Other
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ORDINANCE OR RESOLUTION
Ordinance or Resolution
Approval Ordinance or Resolution #
W030���
ZONING REQUEST(S' (Check all that apply)
12 Conditional Use
(Number of'Conditional Uses
1
For
Garage Height
Type of Conditional Use
Individual lot single family request
F—] Variation(s)
F-1Zoning Map Amendment
Zoning Text Amendment
F-10ther
I 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 kn owledg e.
Signature
ANDREW VENAMORE
11M FEES ����J���
FEE V DESC v QUANTITY AMOUNT TOTAL
Conditional Use Individual Lot 250.00
Single Family Request Fee
Pla, n Check Fees 250.00,
Permiffees 0-0101
Total Fees 250.00,
DATE TYPE REFERENCE NOTE RECEIPT RECEIVED AMOUNT
ll# F'ROM
07/01/2026 Cre4 Heartland 250.00
httpsJ/Www7 - ciffizenserve., comiAd mil n/Permitcontrol 1er?Acb1on*D isplayPerm Meta 11&Se1ectedTab=PermJfts&, Perm -it I D--53452 1 26&Work0rder — I PAbW--30 Of
8/6/26, 1:31 PM
Permit Details I Citizenserve
Amount Paid 250.00
Balance Due 0.00
https://www7.citizenserve.com/Admin/PermitController?Action=DisplayPermitDetail&SelectedTab=Permits&Permit ID=53452126&WorkOrder INW-31 Ofi 47
Mauntp sped Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Affidavit of ownership
COUNTY OF COOK )
STATE OF ILLINOIS )
I, JOHN THORNTON
(print name)
under oath, state that i am
F-] the sole owner of the property
Alan owner of the property
an authorized officer for the owner of the property
commonly described as 5OrJ S.
(property address and PIN)
and that such property is owned by
Subscribed and sworn to before
me this day of
, 20
Notary Public
Wa Pella Avenue, 08-11-418-003
JOHN THORNTON
(print name)
Signature
THERINE CLARK
NOTARY OFFICIAL�i@��is
Pic Nota P�
Lis My�mm jon Expires
ob®r 28, 2026
as ofthis date.
Page 32 of 47
Viltage of Mouldn't Prospect
-elopment Department Commlulnity Dev
SO S. Ernerson, Street
Mbuln"t Prospect,, ft[inois,,60056
Phlone,,� (847) 8,18-5328
Property Own�er
F—] Check [f Sameas Appticwl,
N,
,ame*
RON Corporaltion
JOHNIHONIT
Addres,s,'.:
City, State,-ZIPII Code: MQUINT PROSPECT, IL 60056
Phon&,: Emaill:
dL 01(
i provided herein and in att mat'le'abmi'tiltedI "in assocmbon
curate, to, the belsit, of my knowtedgel.
Date. 6/18/26
I hereby designate the appticant to, act as, my, agefor the purpose of seeking the z on i n irequest(s)
described in this, application ae,a�s,so,ci,ate d,s��rt'I 9 mate�rial.
Property, Owner. Date!*6/118/26
(S, i hla\u�i re)
Page 33 of 47
161254 1155 �D Ra �g e 1, 2 of'2
UN,�OFI
L COPY'
Given un&r my hand and notanialseal., day, of �pd 1 2016
A
Mycomntsston expVcS.. 7 . ........................
Exempt unda the Fovisionr s of pwagraph,
AL AML
OFFICIAL SEAL,
Mill
'T 'T
VILLAGE OF MOUNT OSPEC
AM Y
'A U
,AL'
KATHLEEN PE'LLEGRINI
E RINI
Notary Puttilic - stato �of I'll [IS'
issi,on Elpire, Apt T4 2,
MyComm, 017Ni
Up vp w
Page 34 of 47
MAILIlAA, BILL TO:
Joitim Pl,. 1"bomton and Kat4y K, 11omto
505 Si. % Pie] Is Avv.
Mount Pmspcd,, IL 6005,16
MAIL RECORDED DEED M,
John R'llornition and Kak R, lbomton
505 S., Wa, ftlla Avic.
Mount Primpoic �i, IL "
lip i
pp
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mII
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lot I In C
"llill""40utIII Y R000fdOrOf 0084S
IDSW 0PM, Pgi 1 Olf'2
FORUSIE 11K, AL LSTATU,
A" I at 2
Page 35 of 47
By 0,7/01/26
IF IP AYING LATE,,
Pl-IEASE PAY
2025 First [nstal[ment Rr° rt Ta IBill - Cook County Ell tron it Ilill
Property liiiidex NUmber (PIII IN) VOILInie Gode Tax Year, (Paydblle 141) Townslhiip C11assifficaboll
0181-11 -4,18-003-0000 049 16016 2025 (2026) lEllk Grove 2-03
07/0,2/20,26 —08101/2026 08102/2026 - 09/01/2,026 09/02/2,02611- 110/011/20,26 LATE INTEREST III 0.75% P1ER
$0.00 $10.00 SO 00 MONTH, BY STATE LAW'
Your Taxing Districts
Money0wed by,
Youir Taxing
Distrcts
Pension and
Healthmire Arriounft,
Promised by Your
Taxing 13111-stricts
Amount of
Pension and
Heafthcare,
Shortage
% of Pension and
Healthcare Coists
Taxing Districts
Can Pay
NORTH''EST MIOSQUITO ABATEMENT DISTRICT
$3621A63
$97328T682ii
$696T89115
92.53%
METROWATER RECLAMATION GIST,OF GIFT
$3T248T8,791000
$3A0 T258T000
$1 j444Y1 38T000
56.28%
CHGO
UT IPIFIOSP ECT PARK DISTRICT
$34y6,9813,93
$37T295Y5107
$2Y280Y399
93.8,91%
ARLINGTON 1H`S TW'NSHP H S 214
$88Y46715107
$302 Ti 99YO24
$0
100 911%
SCHOOL D,ISTRICT57
$34T4391368
$32T331 T5,82
$11 Y520TO1 7
64.37%
VILLAGE,OF MT PR,OSPECT
$160T211Y518
$405 Till I TO
$129Y546T371
68.02%
TOWN ELK, GROVE
$701673
$7T6'l 7T01 1
$398T884
94.76%
FOREST PRU,ERVE DISTRICT GF CGOK COUNTY
$214T441 Y242
$617T834T550
$382iMT760
38.07%
C01UNT`Y O,1F COOK
$14Y499T5534916
$21 T406TS1 ST4152
$8j452Y341 TOSS
60.52%
TOT ALS:
587 1627,6481
$isp T ;1
$26 152 521 14,9
y y T
$10,451,T 7 845 94
;1 y
For a more i'7-de, Illook at goverrimeiit f-inaii,ces, and Ilhow they affeGt yoliur taxes,,, visiit co,okco,uti,,ty,,trea�,surer.,.,,co,m
�PAY YOUR T"IES ONLINE
Payat cookcountytreasurer.com from your bank account o,r credit card.
2024 TOTAL TAX,
71112 2,0
20 IESTIMATE X
2025 Ist INSTALLMENT 3�91 1.168
'The First Iiistallment amolwit -is 515%, of Inset years total taxes.,
All exeinIptions,' sudh as, hom eowner and sen iorexem phosins, wil 11
b irPefleGted on yourSecand Iiistal[ment tax, b-111.
THORNTOIII FAMILY TRUST'
50.5 S WA-RELLA. AVE 505 S WA. PELLA AVE
MoUNT IIPPI.CGPECT IIL 60,056 MT PROSPECT 11L 60056-3757
Please see 2025'Firstinstallment , Payment, Coupon next page ""
Page 36 of 47
2025 First Installment Property Tax Bill
Pursuant to Cook County Ordinance 0,71-0-68, if you are a mortgage lender, loan slerviber, or alglen't of any entlity within the
meaning of' 35 ILCS 200,12,
�0-12, you may not pay using a,clownloaclablie taX bill unless, you pay the $5 duplicate bill fee.
D E TACH &, INGULPEYE WITH PAYWENT
----------------------------------------------------
....... .
. .. .......... � 7� � -7 1 T1 LG
"I"", .. ......................... ....
. ..........
11 kJJ 1& 7",
TOTAL PAYMENT DUE,
Property Index Numbeir (PIN) VOILIme
$0.00 Go-ok County effill 08-11-4118-003-00,00, 049
By'OW911126 Mick, to payonflne Arnount P,aid
If pwfing later, reterto aniouits above. CAI&, , to updatell"IM, afing Nameffiddress
SNI 0020,250100, RTNI 500001075 AN (see I IN) TC 00,89111
'This is an Official Downloadable i IBill Payment Coupon.
,P l Iprocess,this coupon along with III ent presented.
COO K CO U NTY T R �E A S U �R �E �R
PO BOX 805438
C HII 0 11 L, 60680-141116
f 47
EXPLANATION OF CONDITIONAL USE
John & Kathy Thornton - 505 South Wa Pella Avenue
No conditional use shall be recommended for approval by the
planning and zoning commission unless it finds:
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 detached garage project seeks to replace an existing structure that has seen
better days and needs to be replaced. As part of the development process for the new garage
(which will remain a 2-vehicle structure), consideration of the owner's need for storage of
important equipment in his garage was considered and an attic level has been created. This
attic has increased the height of the garage to 18 feet, which is 3 feet in excess of the permitted
accessory building height. The design was carefully considered with the new garage also
having a gable roof structure (that mimics the existing), but with additional intersecting
gables to provide the necessary storage on the attic level, while working to keep the overall
increase in the massing of the garage to a minimum.
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;
Since the proposed use (an accessory building) is a standard within the Village and
specifically in this neighborhood, the proposal will not impede the enjoyment or use of the
directly adjacent neighboring property. The garage has been designed to closely replicate the
newly updated look of the home, and so will appropriately compliment the home, thus
maintaining neighborhood property values.
3. That the establishment of the conditional use will not impede the normal and
orderly development and improvement of the surrounding property for uses
permitted in the district;
Since the construction of an accessory building is a standard use within the village, this
replacement garage will not impede other development within this R-A zoning district since
it adheres to all the remaining setback and coverage requirements of the ordinance for this
lot.
4. That adequate public utilities, access roads, drainage and/or necessary facilities
have been or will be provided;
The new garage is proposed to be located in the same position on the lot as the existing
structure (though now with a confirming north sideyard setback of 5.00 feet compared to the
existing 2.39 feet) and will thus maintain access to the public street via the existing driveway.
There will be no necessity for any adjustments to the public utilities and facilities as a result
of this project.
Page 38 of 47
EXPLANATION OF CONDITIONAL USE
John & Kathy Thornton - 505 South Wa Pella Avenue
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;
While the garage will be of an increased size compared to the existing garage, it will remain
a 2-car structure and so there will be no additional impact on traffic congestion on the public
street.
6. That the proposed conditional use is not contrary to the objectives of the current
Comprehensive Plan for the Village; and
The objective of the Village Comprehensive Plan to ensure the housing needs of its residents
are meet will be enhanced by the construction of the accessory building since it will help to
satisfy the owners stated desire for more effective storage on his property. Additionally, the
design intent behind the construction of this garage (i.e., to essentially replicate the single
family home), will help to create an effective mix of buildings on the property that seeks to
solve some of the inefficiencies of the layout of the home.
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.
As noted previously, this garage project complies with all remaining zoning ordinance
requirements and will be a fantastic addition to the lot and neighborhood.
Page 39 of 47
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EXPLANATION OF CONDITIONAL USE
John & Kathy Thornton - 505 South Wa Pella Avenue
Property Index Number
08=11=418=003=0000
LOT 17 IN BLOCK 11 IN PROSPECT PARK COUNTRY
CLUB SUBDIVISION OF THE SOUTHEAST 1/a OF
SECTION 11 AND THE SOUTH 15 ACRES OF THE EAST
1/z OF THE NORTHEAST 1/a OF THE NORTHEAST 1/a OF
SAID SECTION 11, TOWNSHIP 41 NORTH, RANGE 11
EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK
COUNTY, ILLINOIS.
Page 46 of 47
MORA
r
Item Cover Page
Subject PZ-20-26 / 50 S Emerson Street / MP2040 Comprehensive Plan -
TO BE CONTINUED TO THE AUGUST 27, 2026 PLANNING AND
ZONING MEETING.
Meeting
Fiscal Impact (Y/N)
Dollar Amount
Budget Source
Category
Type
Information
Discussion
Alternatives
August 13, 2026 - REGULAR MEETING OF THE MOUNT
PROSPECT PLANNING AND ZONING COMMISSION
NEW BUSINESS
Action Item
Staff Recommendation
Attachments
None
Page 47 of 47