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Home My WebLink About8.1 Motion to waive the rule requiring two readings of an ordinance and adopt an ORDINANCE GRANTING A CONDITIONAL USE TO ALLOW A REDUCTION IN THE REQUIRED INTERIOR SIDE YARD FOR PROPERTY LOCATED AT 409 HI LUSI AVENUE, MOUNT PROSPECT, ILLINOIS (PZ-11-26)Item Cover Page Subject Motion to waive the rule requiring two readings of an ordinance and adopt an ORDINANCE GRANTING A CONDITIONAL USE TO ALLOW A REDUCTION IN THE REQUIRED INTERIOR SIDE YARD FOR PROPERTY LOCATED AT 409 HI LUSI AVENUE, MOUNT PROSPECT, ILLINOIS (PZ-11-26) Meeting October 6, 2026 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD Fiscal Impact (Y/N) Dollar Amount Budget Source Category Type Information 1 NEW BUSINESS Action Item The Petitioner, Kevin Purdom of ]RC Design Build, on behalf of the property owner, Kimberly Pagliari, is seeking conditional use approval to construct a one-story attached garage addition that requires a reduction to the five-foot (5"-0"") interior side yard setback at 409 Hi Lusi Avenue (the Subject Property). The proposed garage addition will have a three-foot (T_0") setback from the property line. The proposal meets the requirements and standards related to the Village Code, and Staff is supportive of the conditional use request. Discussion BACKGROUND The existing attached one -car garage measures approximately 11'-6" by 20'-0". The proposed addition would extend the garage to accommodate two vehicles parked in tandem. An existing nonconforming shed located approximately one foot from the north property line would be removed as part of the project. The proposed garage addition requires a two -foot (2'-0"), or forty percent (40%). reduction in the required interior side yard setback. The property would otherwise comply with applicable bulk regulations, including the maximum lot coverage and floor area ratio requirements. Due to existing grading conditions, stormwater from the neighboring property at 407 Hi Lusi Avenue currently flows onto the Subject Property near the garage. The applicant submitted a detailed grading plan and cross sections demonstrating that the existing drainage pattern will be maintained while providing a maintainable side yard. The Public Works Department reviewed the plans and found the proposed grading acceptable. The proposed garage expansion is consistent with the Single Family Residential designation of the Comprehensive Plan and supports the Strategic Plan objective of promoting reasonable reinvestment in existing single-family neighborhoods. STANDARDS AND FINDINGS Staff has reviewed the Petitioner's request for conditional use approval to allow a reduction in the interior side yard setback 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. Conditions of approval have been added to safeguard and minimize any adverse impacts to neighboring properties. These conditions ensure that any work on the adjacent property at 407 Hi Lusi Avenue requiring a permit must be approved by the neighboring property owner and that any damage to the retaining wall located within the side yard, including portions situated on the neighboring property at 407 Hi Lusi Avenue, shall be repaired and restored to a condition equal to or better than its pre -construction condition as part of this project. Given that the conditional use shall, in all other respects, conforms to the applicable regulations of the district in which it is located, staff recommends approval of the requested conditional use. PUBLIC COMMENT As of this writing, no public comments have been received. PUBLIC HEARING The Planning and Zoning Commission considered the request at its September 24, 2026 public hearing. The Commission's discussion focused primarily on drainage within the narrowed side yard, the existing retaining wall on the neighboring property, and potential impacts from construction. Staff explained that the Petitioner submitted a detailed grading plan and cross sections demonstrating that the existing drainage pattern would be maintained and that the plans were reviewed and found acceptable by the Public Works Department. The Petitioner stated that the expansion would allow two vehicles to be parked in tandem while maintaining storage space and that alternative configurations were considered but would not provide the desired functionality. Staff also confirmed that the proposed improvements comply with the maximum lot coverage requirement. Following discussion, the Commission voted 6-0 to recommend approval of the conditional use, subject to the conditions contained in the staff report. REQUEST TO WAIVE SECOND READING The Petitioner requests that the Village Board waive the second reading and take final action at the October 6, 2026 meeting. Alternatives A. Approval of a conditional use to allow a reduction in the required interior side yard setback from five feet (5"-0"") to three feet (T-0") for the construction of an attached garage addition at 409 Hi Lusi Avenue, Case No. PZ-11-26, subject to the conditions listed in the attached ordinance. B. Action at the discretion of the Village Board. Staff Recommendation Approval of a conditional use to allow a reduction in the required interior side yard setback from five feet (5"-0,"') to three feet (3*'-0") for the construction of an attached garage addition at 409 Hi Lusi Avenue, Case No. PZ-11-26, subject to the conditions listed in the attached ordinance. Attachments 1. PZ-11-26 Staff Report 2. PZ-11-26 Administrative Content 3. PZ-11-26 Plans 4. PZ-11-26 Request to Waive Second Reading 5. PZ-11-26 Meeting Minutes 6. PZ-11-26 Ordinance VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056 STAFF REPORT FROM THE DEPARTMENT OF Community Development Jason Shallcross, AICP, CEcD Ann Choi Director of Community Development Senior Development Planner DATE: September 17, 2026 CASE NUMBER PZ-11-26 PUBLIC HEARING DATE September 24, 2026 APPLICANT/PROPERTY OWNER Kevin Purdom, JRC Design Build / Kimberly Pagli a ri PROPERTY ADDRESS/LOCATION 409 Hi Lusi Avenue BRIEF SUMMARY OF REQUEST The Petitioner, Kevin Purdom of JRC Design Build, on behalf of the property owner, Kimberly Pagliari, is seeking conditional use approval to construct a one-story attached garage addition that requires a reduction to the five-foot (5'-0") interior side yard setback at 409 Hi Lusi Avenue (the Subject Property). The proposed garage addition will have a three-foot (3'-0") setback from the property line. The proposal meets the requirements and standards related to the Village Code, and Staff is supportive of the conditional use request. 2026 Aerial Image 2026 Village of Mount Prospect Zoning Map Lincoln'St �... .. i/"_""' . . . .... .. .. ...... ... .... ... .... . .. .. _` Subject Property 1 f i. ....... . �Y 00 RA L 4. 1 Ae _ �� ',�s�� m h EXISTING EXISTING LAND USE/SITE SURROUNDING ZONING & LAND USE SIZE OF ZONING IMPROVEMENTS North: R-A Single Family Residential PROPERTY R-A Single Single Family Residential East: R-A Single Family Residential 0.23Acres Family South: R-A Single Family Residential Residential West: R-A Single Family Residential STAFF RECOMMENDATION APPROVE APPROVE WITH CONDITIONS DENY 1 BACKGROUND The Subject Property was annexed into the Village in 1925 and is located on the east side of Hi Lusi Avenue, between Lincoln Street and Go Wando Avenue. The property is zoned R-A Single Family Residence and comprises approximately 9,812 square feet. An existing nonconforming shed, measuring approximately three feet by seven feet (3'-0" x 7'-0"), is located approximately one foot (1'- 0") from the north property line within the area of the proposed garage addition. The shed would be removed to accommodate the proposed expansion. The existing attached one -car garage measures approximately eleven feet six inches by twenty feet (111-611 x 20'-0"). The proposed expansion would increase the depth of the garage to accommodate two vehicles parked in tandem. The foundation of the neighboring residence at 407 Hi Lusi Avenue is approximately twelve inches (12") higher than the foundation of the residence on the Subject Property. Due to the existing grading conditions, stormwater runoff from 407 Hi Lusi Avenue flows onto the Subject Property in the vicinity of the existing garage. The Public Works Department has determined that this existing drainage pattern must be maintained and that the proposed improvements at 409 Hi Lusi Avenue may not obstruct or otherwise impede the existing flow of stormwater from the neighboring property. SUMMARY OF PROPOSAL The Petitioner proposes to reduce the interior side yard setback from the minimum setback requirement of five feet (5'-0") to three feet (3'-0"), which would allow for the construction of a proposed garage addition. The two -foot (2'-0") reduction is a forty percent (40%) reduction in the required minimum interior side yard setback requirement. The Subject Property is zoned R-A Single Family Residential. The reduced setback for the garage addition in the interior side yard will not cause the Subject Property to exceed the maximum 50% lot coverage requirement. The table on the following page outlines the bulk regulations for the R-A Single Family Residential district: [REMAINDER OF PAGE INTENTIONALLY LEFT BLANK] 2 Table 1: Bulk Regulations for R-A Zoning District Minimum Setbacks R-A Code Requirement Proposed Front (W) 30 feet No change Interior Side (N) 5 feet 3 feet (2' or 40% reduction) Exterior Side 10 feet N/A Rear (E) 25 feet 75'-11" Maximum Lot Coverage 50.0% 33.6% Maximum Front Yard Coverage 50.0% Maximum Height 35 feet Maximum Floor Area Ratio 0.50 0.41 Conditions of approval have been recommended to minimize potential adverse impacts to the neighboring property at 407 Hi Lusi Avenue. To address the Public Works Department's requirement that the existing drainage pattern be maintained and that the proposed improvements at 409 Hi Lusi Avenue not impede stormwater flow from the neighboring property, the applicant submitted a detailed grading plan and cross sections. The plans demonstrate that the proposed grading and slopes will maintain the existing drainage pattern while providing a maintainable side yard. The grading plan and cross sections have been reviewed and found acceptable by the Public Works Department. LONG-RANGE PLANNING The Comprehensive Plan's Future Land Use Map designates the Subject Property as Single Family Residential, which includes detached single-family homes and associated improvements. The proposed garage expansion is compatible with the residential character of this designation and represents a reasonable improvement to an existing single-family residence. Accordingly, the Petitioner's proposal is consistent with the long-range goals and objectives of the Comprehensive Plan. The conditional use request also supports Goal 3 of the Village of Mount Prospect's 2024-2029-2039 Strategic Plan, which includes evaluating current zoning regulations to promote single-family residential neighborhoods. The proposed garage expansion advances this goal by supporting reasonable reinvestment in an existing single-family property while maintaining compatibility with surrounding residential properties. PUBLIC COMMENT As of this writing, staff has not received any public comments. STANDARDS AND FINDINGS The Planning and Zoning Commission shall review the standards and findings of fact outlined in Exhibit A and 1) accept them without changes, 2) accept them with changes, or 3) reject the findings. The Planning and Zoning Commission shall use the findings of fact to guide their recommendation to the Village Board. Staff finds that the proposed conditional use requests meet the applicable standards contained in the Mount Prospect Zoning Ordinance. Staff requests that the Planning and Zoning Commission make a motion to adopt Staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "To adopt staff's findings, attached as Exhibit A, as the findings of the Planning and Zoning Commission and recommend approval of: 1. A conditional use to allow a reduction in the required interior side yard setback from five feet (5'-0") to three feet (3'-0") for the construction of an attached garage addition at 409 Hi Lusi Avenue, subject to the following conditions: a. The improvements shall be in general conformance with the approved development plans which consist of the following (collectively the "Approved Plans", excerpts of which are attached as Exhibit B): i. "Site Improvement Plan", consisting of one (1) sheet, prepared by Haeger Engineering, and bearing the latest revision date of 07/31/2026; ii. "Addition to the Pagliari Residence", consisting of ten (10) sheets (Sheets AO-A8 and MEP1), prepared by JRC Design Build, and bearing the latest revision date of 08/26/2026. b. Any work on the adjacent property at 407 Hi Lusi Avenue requiring a permit must be approved by the neighboring property owner. c. Any damage to the retaining wall located within the side yard, including portions situated on the neighboring property at 407 Hi Lusi Avenue, shall be repaired and restored to a condition equal to or better than its pre -construction condition as part of this project." The Village Board's decision is final for this case. ADMINISTRATIVE CONTENT PLANS OTHER ATTACHMENTS: (Zoning Request Application, Responses to (Pla:of urvey, Site Plan, etc.) (Supplemental Information, Public Standards, etc...) Comments Received, etc...) I concur: Jason Shallcross, AICP, CEcD Director of Community Development 2 Exhibit A Standards and Findings of Fact CONDITIONAL USE STANDARDS Section 14.203.F.8 of the Village of Mount Prospect Zoning Ordinance provides that a Conditional Use shall conform to the following requirements: 1. That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare; 2. That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located; 3. That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district; 4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided; 5. That adequate measures have been or will betaken to provide ingress and egress so designed as to minimize traffic congestion in the public streets; 6. That the proposed conditional use is not contrary to the objectives of the current comprehensive plan for the village; and 7. That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the planning and zoning commission. Petitioner's Findings: The Petitioner states that the proposed conditional use will not adversely affect the public health, safety, comfort, or general welfare of the surrounding area. The Petitioner notes that an existing shed located adjacent to the garage will be removed and that the expanded garage will be Located farther from the neighboring property than the existing shed. The Petitioner further states that the addition will improve the functionality and value of the property without negatively impacting surrounding properties or their ability to develop in accordance with applicable zoning regulations. The Petitioner states that the existing driveway will continue to serve the garage and will comply with applicable Village requirements, and that no additional traffic congestion is anticipated because the use of the garage will remain unchanged. The Petitioner further states that the proposal is consistent with the intent of the Village's Comprehensive Plan and will comply with all other applicable Village codes and regulations, except for the requested conditional use to allow the garage expansion to encroach into the required side yard setback. Staff's Findings: Staff has reviewed the Petitioner's request for conditional use approval to allow a reduction in the interior side yard setback 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, .01 public utilities, drainage, or traffic circulation on public streets. Conditions of approval have been added to safeguard and minimize any adverse impacts to neighboring properties. These conditions ensure that any work on the adjacent property at 407 Hi Lusi Avenue requiring a permit must be approved by the neighboring property owner and that any damage to the retaining wall located within the side yard, including portions situated on the neighboring property at 407 Hi Lusi Avenue, shall be repaired and restored toa condition equal to or better than its pre -construction condition as part of this project. Given that the conditional use shall, in all other respects, conforms to the applicable regulations of the district in which it is located, staff recommends approval of the requested conditional use. C01 Exhibit B Site Improvement Plan -14 MW He 06 1% . UM 1_*.4 WWI; 0-i OOL sAoAaAAns pual . OAOOU!BUO Bou"Irmuloo pit nllit fi Ila w 4 lit to 0 4rallp tR 11, a I .4 4 V4 14 14 144 Att4AO-'* A0O> SION1111 '1:)3dSOHd INnow IM 3nW,Wisni 1H HinOS 601r NVId IMMAOSM1311S Ili 1' 4 1 7 il ............ M ca M CL Q < z T 0 CIL V) ii- 7 Exhibit 6 Architectural Site Plan 60.00 Villaf Momlt Prospect CommunJ,ty Development Dep,artmen�lt 510S Emerso,nStreet Moun't Prospect, Illinois 61,00,56 Phone: (847) 8,18-5328 .. . ........................... Zia 'i equelsIiI i ca. ion Official Use Onl1y (T6 be completed� by Village Staff) Case Number:� PZZ26-0000 10; �PZ,:- 11 -26 Datei of Submission: 03/24/2,026 Hleiarin,g Date: Project Name/Aclicimss: PZ-11-26: 409, H Lusi,Av (CU: Setback ReductiOn') 9,124/2026 L, Subject IIProperty, Add�ress(es.): 409 Hi Lusi Ave Zo6iing District(s):IlProperty Area (Sq Ft and/or Acreage): Parcel [ndex (PIN(s): 08-11 -406-005-0000 1pi iiiii�illillillill,li 1 11 F III 111 111111111 1111111 111 ll JI 71rol, Coin ditional Use:: FoIIr Setback IIReductiion (Side) Variation( " s):::::'T o Zoning Map Arneinn meint: Rezoine From TO Zoning Text Amendment: Slectioin(s) Other': 111. Suml,ire airy of'Proposa1l (u�se separate sheet, i irrecessary) Owners. are propos,iing to builda two story addon in the beckyarcl which compli4s,Wilth all codes a,nd ordinames. They also wa,int to extiended 'their curreint onle carattached ga,ryaw' ge to bea funictimal 2 car? gaage tandem... They are prqpos.in�g to bluilcl the garage wi�th a T-O" setback, to the side yard where 611-0 is required This Willallow therna largier garage cloory and more space to open "the cloors of their, largeSUIV imi6e the prage. The curren't prage does not fit the clars yaw 'they owin... IM, Applicant (al! correspondence will be sent 'to Iffie applicant) Name: Kevin Purclom Corporation: JRC Design Bud Add�res&: Gity, State, ZIP Code: Phoine: Email: ln�lterest in Property,: V., Property Owneir Check if Sameas Applicant N[amie: Joseph L. IlPajliari, III Corpora.1tioin: Address: 4 IHliii Lusi Ave City, State,,ZIP Code: IMIou nt Prosped, ILI' 60056 Phon&: Email: In consideration of the information contained in this petition as well as all supporting documentation, it is requested that approval be given to this request. The applicant is the owner or authorized representative of the owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of the subject property. hereby affirm that all information provided herein and in all materials submitted in association with this application are true and accurate to the best of my knowledge. Applicant: [ZoningPermit:::9724:::79799 WIDTH=OPX HEIGHT=OPX] Date: (Print or Type Name) Kevin Purdom If applicant is not property owner: hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this application and the associated supporting material. Property Owner: (Print or Type Name) Date: "Village of Mount Prospect Pnopea Communi�tyDevelopment Department 50 S., Emerson Street 6 Mount Prospect, Ittinois 60056 Phone,-. (847) 818-53,28, Affidavit of Ownership . ........ . ..... .... ... . ..... .... ... ....... STATE OF ILLINOIS � LV� /f.of 7(rd, V„� under oath, state that I am (print name) the, sote owner of the property an owner of the property kao"P'In authorized'officer for the owner of the pfoplerty i WJ ----------- IIIIq 1111�� Subscribed and sworn to blefore me this day of j20 940 . ..... . .......... . . . ............... ........ . . . . . . . . . ... ....... . .. . ............. ..... . .. -- (print name) lqwp� Rapp" —.-as..o.e. Village of Mount Prospect Community Development Department 50 S. Emerson Street Mount Prospect, Illinois 60056 Phone: (847) 818-5328 Property Owner [] Check if Same as Applicant Name: Kimberly Pagliari Corporation: NA Address: City, State, ZIP Code: Phone: 409 S Hi Lusi Ave Mount Prospect IL 60056 Email: In consideration of the information contained in this petition as well as all supporting documentation, it is requested that approval be given to this request. The applicant is the owner or authorized representative of the owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of the subject property. hereby affirm that all information provided herein and in all materials submitted in association with this application are true and accurate to the best of my knowledge. Applicant: � Date• 04/07/2026 (Signature) Kevin Purdom (Print or Type Name) If applicant is not property owner: hereby designat the aup Licant to act as my agent for the purpose of seeking the zoning request(s) described in th s/°6pplica io and the associated supporting material. Property Own Date- 3/26 (Signature) Kimberly Pagliari (Print or Type Name) PREPARED BY: David Frank Attorney at Law 111 Landwehr Rd. Northbrook, IL 60062 MAIL TAX BILL To: Joseph L. Pagliari, III 409 S. Hi Lusi Ave. Mount Prospect, IL 60056 MAIL RECORDED DEED To: Lehn Shepherd Attorney at Law 121 E. Liberty, Suite wuconda, IL 60084 Doc#. 1 2 41917 Fee- $ 2.o0 Karen A.Yarbrough Cook Counter Recorder of Deeds Date- 10/11/201 10.07 AM Pg- 1 of Dec I D 20180901689747 ST/CO Stamp 9- 9-97 - T Tax $483.00 CO Tax $241. 9 TRUSTEES DEED This Indenture, made this 6 day of 2018, between Laurell Ann Richey, successor Trustee under Trust Agreement dated May 8,1992 and known as the Rachel M. Toeppen Declaration of Trust, under the provision of a deed or deeds in trust duly recorded and delivered to said trustee in pursuant of said trust agreement, party of the first part and Jo eph L. Pagllari, III and Kimberly A. Pagliari , LJ of S& Pr01�p: Ar, C_ party of the second part. witnesseth, That said party of the first part, in consideration of the sum of Teri Dollars 1 . 0 , and other good and valuable considerations in hand paid, does hereby grants), ell(s),` convey(s) unto sai rty of the second part the following described real estate, situated in Cook County,�1 is, 10 wit; ��. ��v ��,• ��. ��, SEE ATTACHED LEGAL DESCRIPTION Permanent Index Numbers : o -I1-4o -oo -0000 Property Address: 409 S. Hi Lusi Ave., Mount Prospect, IL 60056 Together with the tenements and appurtenances thereunto belonging. Subject, however to general real estate taxes not due and payable at time of closing; building, building line and use or occupancy restrictions, conditions and covenants of record; zoning laws and ordinances; easements for public utilities; ��a.Y� ti-I,- ..... -T4 � W;•�5- � �Y.• J� '!k • .�'. r{r . -F. AI ocr '�j146483 r 1 2 41 17 Page- 2 of TO HAVE and To HOLD the same unto said party of the second part, and to the proper use, benefit, it, n,d behold forever of said party of the second part. This deed is executed pursuant to and in the exercise of'the power and authority granted to and vested in said Trustee by the terns of said deed or deeds in trust delivered to said Trustee in pursuance of the trust agreement above mentioned. • r+ Dated this�Od �� day of 1, ('] a. r�L a,. _ pt. P e . _ Laurell Ann Richey, successor True under Trust Agreement dated May ,199 and known as the Rachel M. Toeppen Declaration of Trust STATE OF I �� SS. COUNTY OF �d� ) I, the undersigned, a Notary Public in and for said County, in the State aforesaid, do hereby certify that Laurell Ann Richey, successor Trustee under Trust Agreement dated May 8, 1992 and known as the Rachel l M. Toeppen Declaration of Trust, personally known to nee to be the same person(s) whose name(s) is/are subscribed to the foregoing instrument, appeared before nee this day in person, and acknowledged that he/she they signed, sealed and delivered the said instrument, as his/her/their, free and voluntary act for the uses and purposes set forth therein. • ,� Given under nay hand and notarial seal, this day of , 20 1 . oe Notary Pub 1c _ FFICIAL SEAL DAVID FRANK Notary Public - State of Illinois y Commission Expires Ap( 23, 2019 61oz V Jdv S011d 3 UOISSIIaJU oo AVq SIOU1III jO le) 344nd t ctON IM ivimio 1 2 41 17 Page: 3 of CHICAGO TITLE COMPANY LEGAL DESCRIPTION Order No.: 18CN110NB For APN/Parcel ID(s): 08-11- 8R005-0000 LOT 16 IN BLOCK 8 IN PROSPECT PARK COUNTRY CLUB SUBDIVISION OF THE SOUTHEAST QUARTER OF SECTION 11 AND THE SOUTH 15 ACRES OF THE EAST HALF OF THE NORTHEAST QUARTER OF SECTION 11, TOWNSHIP 41 NORTH. RANGE II, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLIN IS. 2024 Second Installment Property Tax Bill - Cook County Electronic Bill $0.00 Property Index Number (PIN) Volume Code Tax Year (Payable In) Township Classification By 04/15/2026 08-11-406-005-0000 049 16016 2024 (2025) Elk Grove 2-05 IF PAYING LATE, 04/16/2026 - 05/15/2026 05/16/2026 - 06/15/2026 06/16/2026 - 07/15/2026 LATE INTEREST IS 0.75% PER PLEASE PAY $0.00 $0.00 $0.00 MONTH, BY STATE LAW WHERE YOUR MONEY GOES Total 2024 Tax Bill $13,129.13 $19239.07 MORE than 2023 Taxing District 2024 Tax 2023 Tax Difference SCHOOL DISTRICT 57 $5,577.94 $4,519.13 $1,058.81 More ARLINGTON HTS TWNSHP H S 214 $3,337.26 $3,147.94 $189.32 More VILLAGE OF MT PROSPECT $1,070.94 $1,136.86 Less MT PROSPECT PARK DISTRICT $770.37 $722.29 $48.08 More VILLAGE OF MT PROSPECT LIBRARY FUND $663.14 $646.33 $16.81 More HARPER COMMUNITY COLLEGE DISTRICT 512 $562.04 $531.74 $30.30 More METRO WATER RECLAMATION DIST OF GR CHGO $441.33 $444.19 -$2.86 Less COUNTY OF COOK $304.79 $218.85 $85.94 More COUNTY OF COOK HEALTH & HOSPITAL COMM. $100.91 $99.14 $1.77 More PUBLIC SAFETY PUBLIC SAFETY $100.47 $99.14 $1.33 More FOREST PRESERVE DISTRICT OF COOK COUNTY $88.92 $96.56 -$7.64 Less TOWN ELK GROVE $69.79 $65.66 $4.13 More TOWN ELK GROVE ROAD FUND $15.30 $15.45 -$0.15 Less NORTHWEST MOSQUITO ABATEMENT DISTRICT $13.63 $12.88 $0.75 More GENERAL ASSISTANCE ELK GROVE $12.30 $12.88 Less CONSOLIDATED ELECTIONS $0.00 $41.20 -$41.20 Less DO NOT PAY THESE TOTALS $13,129.13 $11,890.06 $11239.07 More The above breakdown displays how much you pay in property taxes to each taxing district and the change from last year. Please see reverse side for a detailed breakdown by Taxing District. This tax bill has been identified to be paid by a bank/mortgage company. Verify by contacting your lender. Do not double -pay this bill. 2023 Assessed Value 46,000 2024 Total Tax Before Exemptions 2024 Property Value 460,000 14,141.92 Homeowner's Exemption-1,012.79 2024 Assessment Level X 10% Senior Citizen Exemption .00 2024 Assessed Value 46,000 Senior Freeze Exemption .00 2024 State Equalizer X 3.0355 2024 Equalized Assessed Value (EAV) 2024 Total Tax After Exemptions 139, 633 13,129.13 2024 Local Tax Rate X 10.127919% First Installment 6,539.53 2024 Total Tax Before Exemptions Second Installment + 6,589.60 14,141.92 Total 2024 Tax (Payable in 2025) 13,129.13 THANK YOU FOR YOUR FIRST INSTALLMENT PAYMENT OF: $6,539.53 JOSEPH L PAGLIARI III 409 S HI-LUSI AVE 409 S HI LUSI AVE MOUNT PROSPECT IL 60056 MT PROSPECT IL 60056-3741 Taxing Districts 2024 Tax 2024 Rate 2024 % Pension 2023 Tax MISCELLANEOUS TAXES NORTHWEST MOSQUITO ABATEMENT DISTRICT 13.63 0.01052 0.10% 12.88 METRO WATER RECLAMATION DIST OF GR CHGO 441.33 0.34044 3.36% 45.89 444.19 MT PROSPECT PARK DISTRICT 770.37 0.59427 5.87% 59.19 722.29 MISCELLANEOUS TAXES TOTAL 1,225.33 0.94524 9.33% 1,179.36 SCHOOL TAXES HARPER COMMUNITY COLLEGE DISTRICT 512 562.04 0.43355 4.28% 531.74 ARLINGTON HTS TWNSHP H S 214 3,337.26 2.57439 25.42% 60.16 3,147.94 SCHOOL DISTRICT 57 5,577.94 4.30286 42.49% 117.30 4,519.13 SCHOOL TAXES TOTAL 9,477.24 7.31081 72.19% 8,198.81 MUNICIPALITY/TOWNSHIP TAXES VILLAGE OF MT PROSPECT LIBRARY FUND 663.14 0.51155 5.05% 646.33 VILLAGE OF MT PROSPECT 1,070.94 0.82613 8.16% 554.72 1,136.86 TOWN ELK GROVE ROAD FUND 15.30 0.01180 0.12% 15.45 GENERAL ASSISTANCE ELK GROVE 12.30 0.00948 0.09% 12.88 TOWN ELK GROVE 69.79 0.05383 0.53% 65.66 MUNICIPALITY/TOWNSHIP TAXES TOTAL 1,831.47 1.41280 13.95% 1,877.18 COOK COUNTY TAXES FOREST PRESERVE DISTRICT OF COOK COUNTY 88.92 0.06858 0.68% 7.46 96.56 CONSOLIDATED ELECTIONS 0.00 0.00000 0.00% 41.20 PUBLIC SAFETY PUBLIC SAFETY 100.47 0.07750 0.77% 99.14 COUNTY OF COOK HEALTH & HOSPITAL COMM. 100.91 0.07784 0.77% 99.14 COUNTY OF COOK 304.79 0.23512 2.31 % 102.51 218.85 COOK COUNTY TAXES TOTAL 595.09 0.45905 4.53% 634.71 (Do not pay these totals) 13,129.13 10.1279 100.00% 11,890.06 Pursuant to Cook County Ordinance 07-0-68, if you are a mortgage lender, loan servicer, or agent of any entity within the meaning of 35 ILCS 200/20-12, you may not pay using a downloadable tax bill unless you pay the $5 duplicate bill fee. *** Please see 2024 Second Installment Payment Coupon next page *** 2024 Second Installment Property Tax Bill Cook County Payment Coupon Pursuant to Cook County Ordinance 07-0-68, if you are a mortgage lender, loan servicer, or agent of any entity within the meaning of 35 ILCS 200/20-12, you may not pay using a downloadable tax bill unless you pay the $5 duplicate bill fee. TRIG cum== MMME=1WQW&M:1 M Property Index Number (PIN) Volume Cook County eBill 08-11-406-005-0000 049 $0.00 By 04/15/2026 Click to pay online Amount Paid If paying later, refer to amounts above. Click to update Mailing Name/Address SN 0020240200 RTN 500001075 AN see PIN TIC 008922 Internal use only 00202402000081140600500000008922400000000000000000000000000000000000000000000 This is an Official Downloadable Tax Bill Payment Coupon. COOK COUNTY TREASURER Please process this coupon along with payment presented. PO BOX 805436 CHICAGO IL 60680-4155 409 S Hi Lusi Standards for Conditional Use - Setback reduction Conditional Use - 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; Expand ing.the.garage.will.not.endanger.the.public.health.safety?morals? comfort?or.general.welfare.of.the.area i. 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; The.project.includes.removing.a.shed.already.adjace nt.to.the.existing.ga rage. and.the.new.garage.will.be.less.close.to.the.neighboring.lot.as.the.existing.shed. is;.This.addition.will.add.to.the.prope rty.value.and.the.functionality.of.the. ga rage i . 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; Surrounding.prope rties.will.not.be.impeded.in.deve loping.as.they.are.normally. permitted.toi. 4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided; Correcti.The.driveway.to.the.garage.will.still.comply.with.all.codes.and. regulations;. 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; No.additional.congestion.is.expected;.Same.use.of.garage.will.be.expected i. 6. That the proposed conditional use is not contrary to the objectives of the current Comprehensive Plan for the Village; and The.proposed.conditional.use.will.comply.with.the.intent.of.the.Comprehensive. plani 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. All.other.regulations.and.codes.will.be.followed.other.than.the.requested. conditional.use.for.the.encroachment.into.the.sideyard.for.the.expanded. ga rage; . 01114111 Lis H, hl 'k y u �u h y �^° V V " � U e c� r Il t hii i v, 1, vI oI f von � �9. f . .. .. ... ... a /o ygmujw INS {fr w I 'N , Jt it lh .V �• � y I � �, s^u'� e"'� In"� � +'fir * w. �� r r ,N'0 1I 9dr . .. . . ...... p+ d� o- r' i t' � J i, s 1� c 6� : a fi N r, ru #a *y l� w r l M, r III,,. �,,, �,�, I,.Y II�IN,I: ��i��',;�;4i ,J� I , IU rr zill4lI; �40 u� Luc,�Ilu„ I. I,;, i { i �an ��. I;, ' xr "MN " d i m� nM'4" aG%% Ibr �a I� p t'✓i1�'"'N� „�D",t „„ I�r@"" u��s� 7'^�SI� 4 1�"� ,� I;r � µ I alp � Y , ir, 4 ,,... 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Emerson Street Mount Prospect, IL 60056 Via email: jshalIcross@mountprospect.org Dear Mr. Shallcross, The Planning & Zoning Commission recommended approval of a conditional use to allow a reduction in the required interior side yard setback from five feet (5-0") to three feet (3'-0") for the construction of an attached garage addition at 409 Hi Lusi Avenue by a 6-0 vote. Our request is scheduled to go before the Village Board for the ordinance's first reading October 6th, 2026. We are requesting that the Village Board waive the second reading, tentatively scheduled for October 20th, 2026, and take final action at the October 6th, 2026 meeting. We are excited to start the project before winter sets in which will hopefully allow minimal disruption in the lives of our four young children. We have been working with our contractor and engineer for many months to ensure we are making thoughtful updates to our home while preserving the style and ensuring it fits seamlessly into our neighborhood's beautiful aesthetic. I appreciate your assistance in facilitating this request. Should you have any questions, feel free to contact us at i oe an ,i' Kim I II IIIIII ""i IIIII LsilAve Y W III tProspect I,I 0 , 4 - 1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-11-26 Hearing Date: September 24, 2026 PROPERTY ADDRESS: 409 Hi Lusi Avenue PETITIONER: Kevin Purdom, JRC Design Build PROPERTY OWNER: Kimberly Pagliari PUBLICATION DATE: September 9, 2026 REQUEST: Conditional use approval for a setback reduction for an attached garage. MEMBERS PRESENT: Joseph Donnelly William Beattie Ewa Weir Walter Szymczak Richard Rogers Donald Olsen MEMBERS ABSENT: Michael Fricano Fay Costa STAFF MEMBERS PRESENT: Jason Shallcross — Director of Community & Economic Development Ann Choi — Senior Planner INTERESTED PARTIES: Kimberly Pagliari Kevin Perdom, JRC Design Build Chairman Donnelly called the meeting to order at 7:01 PM. Chairman Donnelly moved on to Item Two, Approval of Minutes. Vice Chairman Beattie made a motion seconded by Commissioner Szymczak to approve the minutes of the Planning and Zoning Commission meeting on August 27, 2026. The minutes were approved 6-0. After hearing the first item of business, Chairman Donnelly introduced case number PZ-11- 26, 409 Hi Lusi Avenue, a request for conditional use approval to construct a one-story Planning & Zoning Commission Meeting — September 24, 2026 PZ-11-26 0) attached garage addition that requires a reduction to the interior side yard setback requirement from five feet (5'-0") to three feet (3'_O")' Ms. Choi stated 409 Hi Lusi Avenue (Subject Property) was annexed into the Village in 1925 and is located on the east side of Hi Lusi Avenue, between Lincoln Street and Go Wando Avenue. The property is zoned R-A Single Family Residence and comprises approximately 9,812 square feet. Ms. Choi noted that an existing nonconforming shed, measuring approximately three feet by seven feet (3'x 7'), is located approximately one foot from the north property line within the area of the proposed garage addition. Ms. Choi explained that the shed would be removed to accommodate the proposed expansion and the existing attached one -car garage measures approximately 11'-6" by 20'. MS. Choi pointed out that the proposed expansion would increase the depth of the garage to accommodate two vehicles parked in tandem. Ms. Choi noted the reduced interior side yard setback would allow for the construction of a proposed garage addition. Ms. Choi stated that the 2-foot reduction equates to a 40% reduction in the required minimum interior side yard setback requirement. Ms. Choi indicated that the reduced setback for the garage addition in the interior side yard will not cause the Subject Property to exceed the maximum 50% lot coverage requirement. Ms. Choi stated it is important to note that the foundation of the neighboring residence at 407 Hi Lusi Avenue is approximately 12" higher than the foundation of the residence on the Subject Property. Ms. Choi explained that due to the existing grading conditions, stormwater runoff from 407 Hi Lusi Avenue flows onto the Subject Property in the vicinity of the existing garage. Ms. Choi noted that the Public Works Department has determined that this existing drainage pattern must be maintained and that the proposed improvements at the Subject Property may not obstruct or otherwise impede the existing flow of stormwater from the neighboring property. To address this, the Petitioner submitted a detailed grading plan and cross sections that demonstrate that the proposed grading and slopes will maintain the existing drainage pattern while providing a maintainable side yard. Ms. Choi stated that the grading plan and cross sections have been reviewed and found acceptable by the Public Works Department and that conditions of approval have also been recommended to minimize potential adverse impacts to the neighboring property at 407 Hi Lusi Avenue. Ms. Choi continued by saying the proposed garage expansion is compatible with the residential character of this designation and represents a reasonable improvement to an existing single-family residence. Ms. Choi stated that the proposed garage expansion advances the Strategic Plan goal by supporting reasonable reinvestment in an existing single-family property while maintaining compatibility with surrounding residential properties. Planning & Zoning Commission Meeting — September 24, 2026 PZ-11-26 Ms. Choi noted that 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 recommend approval of the following motion: 1. "Aconditionaluse toallow a reduction in the required interior side yard setback from five feet (5'-0") to three feet (3'-0") for the construction of an attached garage addition at 409 Hi Lusi Avenue, subject to the following conditions: a) The improvements shall be in general conformance with the approved development plans (collectively the "Approved Plans", excerpts of which are attached as Exhibit B in the staff report; b) Any work on the adjacent property at 407 Hi Lusi Avenue requiring a permit must be approved by the neighboring property owner; c) Any damage to the retaining wall located within the side yard, including portions situated on the neighboring property at 407 Hi Lusi Avenue, shall be repaired and restored toa condition equal to or better than its pre -construction condition as part of this project." Ms. Choi said the Village Board's decision is final for this case. Vice Chairman Beattie discussed concerns that a wider garage would create a narrower space for water to drain through and cause harm to the new structure as the new structure is located next to the adjacent property's retaining wall. Ms. Choi responded that staff went through several iterations with the engineer and the Public Works Department to ensure the side yard is maintainable. Vice Chairman Beattie asked if further damage would not be caused to either party due to the grading and Ms. Choi responded in the affirmative. Chairman Donnelly noted that many properties within the Village have retaining walls and often times try to increase the height of their land to meet the height of the retaining wall. Chairman Donnelly asked if the ground level had changed at any point. Director Shallcross stated that staff does not have history on the retaining wall since it is located on the adjacent property. Director Shallcross stated that if any damage was caused to the retaining wall during construction of the new garage, the property owners of 409 Hi Lusi Avenue would be responsible for the repairs and seek cooperation with the adjacent neighbor who would have to sign off on the permit. Chairman Donnelly referenced previous cases in which petitioners were advised that existing grades could not be altered in a manner that would affect established drainage patterns. Chairman Donnelly noted, however, that there did not appear to be a low point between the proposed retaining wall and garage where stormwater could collect or be directed. Planning & Zoning Commission Meeting — September 24, 2026 PZ-11-26 4 Ms. Choi replied that the Petitioner submitted cross sections which reflect a 6:1 slope in the side yard that demonstrates that the area will be maintainable. Hearing no further questions from the Commissioners, Chairman Donnelly invited the Petitioner to the stand. Chairman Donnelly swore in the Petitioner, Kevin Purdom of 113 Perth Dr, Cary, I L . Mr. Purdom from JRC Design Build, introduced himself as the Petitioner for the Subject property owners, Joe and Kimberly Pagliari. Mr. Purdom went on to say the property owners have a family with four kids and many cars in the coming future. Mr. Purdom stated that they want to expand the garage as it is too small to use as a functional garage. Mr. Purdom noted that currently, the garage is used for storage, and the property owners hope to expand the garage to park both their SUV and minivan in addition to using the garage for storage. Mr. Purdom explained that the expansion would allow for the parking of future cars in the driveway. Mr. Purdom stated that the current garage would be expanded 2 feet towards the adjacent property, which would result in tearing down the shed between the two properties. Mr. Purdom noted that they worked extensively with the neighbor and engineer to come up with possible solutions to issues presented with the current garage, including discussion with the neighbor to remove the retaining wall. Mr. Purdom stated that, ultimately, the submitted proposal turned out better for drainage. Vice Chairman Beattie noted he had imagined the same amount of water would be in a smaller location if the garage were to encroach into the side yard and is concerned how it would impact the new garage. Mr. Purdom stated the existing shed is 4 feet wide. By removing it and expanding the garage by only 2 feet, the space will be wider for water to drain. Mr. Purdom also noted that the garage foundation will be raised, thus preventing water from entering into the garage. Mr. Purdom stated that the engineers worked out the solution and were aware of that concern. Chairman Donnelly asked if the sidewalk would be replaced as well. Mr. Purdom replied that the property owners may install stepping stones down the line, but there is no plan to replace the sidewalk. Commissioner Weir asked if other options were considered that would comply with the zoning district. Mr. Purdom explained the existing garage is located on the property setback and even if they were to install a larger door on the garage, the garage would be unable to accommodate the cars and storage. Mr. Purdom explained that requesting a conditional use is a last resort because an alternative could not be achieved. Planning & Zoning Commission Meeting — September 24, 2026 PZ-11-26 Vice Chairman Beattie noted he sees this as a nice compromise, with the property owners parking their cars in tandem instead of moving the garage to the rear and taking up even more space. Chairman Donnelly thanked the petitioner and confirmed with staff that the request did not included relief for lot coverage for the new garage. Ms. Choi replied that the proposal meets lot coverage. Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a motion to approve the conditional use based on the conditions listed in the staff report. Commissioner Rogers made a motion and Commissioner Szymczak seconded the motion. UPON ROLL CALL AYES: Szymczak, Weir, Olsen, Beattie, Rogers, Donnelly NAYS: None The Planning and Zoning Commission provided a positive recommendation to the Village Board (6-0) for Tuesday, October 6, 2026. After hearing one more item of new business, Chairman Donnelly asked if there were any citizens to be heard. Hearing no further discussion, Vice Chairman Beattie made a motion seconded by Commissioner Szymczak and the meeting was adjourned at 9:05 PM. Catherine Cook, Associate Planner Planning & Zoning Commission Meeting — September 24, 2026 PZ-11-26 ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE TO ALLOW A REDUCTION IN THE REQUIRED INTERIOR YARD SETBACK FOR PROPERTY LOCATED AT 409 HI LUSI AVENUE. MOUNT PROSPECT. ILLINOIS WHEREAS, Kevin Purdom of JRC Design Build ("Petitioner"), filed an application for a conditional use to reduce the interior yard setback for the construction of an attached garage addition, forthe property Located at 409 Hi Lusi Avenue ("Subject Property") in the Village of Mount Prospect, Illinois and legally described as fo Mows: LOT 16 IN BLOCK 8 IN PROSPECT PARK COUNTRY CLUB SUBDIVISION OF THE SOUTHEAST 1/4 OF SECTION 11 AN D TH E SOUTH 15 AC R ES O F TH E EAST '/2 O F TH E NORTHEAST 1/4 OF SECTION 11, TOWNSHIP 41 NORTH, RANGE 11, EAST OF T H E THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS; PROPERTY INDEX NUMBER: 08-11-406-005-0000; a n d WHEREAS, the Petitioner seeks relief from the Village of Mount Prospect's zoning regulations in order to expand the existing attached garage within the north interior side yard; and WHEREAS, the Petitioner seeks a conditional use permit to reduce the interior side yard setback for principal structures from five feet (5'-0") to three feet (3'-0") for the expansion of the attached garage; and WHEREAS, a public hearing was held on the conditional use request, being the subject of PZ-11-26 before the Planning and Zoning Commission of the Village of Mount Prospect on the 24th day of September, 2026, pursuant to proper legal notice having been published in the Journal and Topics Newspaper on the 9th day of September, 2026; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations of approval, with specific conditions, to the President and Board of Trustees in support of the requests being the subject of PZ-11-26; and WHEREAS, the President 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 permit would be in the best interest of the Village. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT 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 President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect do hereby approve a conditional use permit to reduce the interior side yard setback for principal structures from five feet (5'-0") to three feet (3'-0") for the construction of an attached garage addition, forthe property located at409Hi Lusi Avenue, Case No. PZ-11-26, subject to the following conditions: 1. The improvements shall be in general conformance with the approved development plans which consist of the following (collectively the "Approved Plans",excerpts of which are attached as Exhibit "A"): a. "Site Improvement Plan", consisting of one (1) sheet, prepared by Haeger Engineering, and bearing the latest revision date of 07/31 /2026; b. "Addition to the Pagliari Residence", consisting often (10) sheets (Sheets AO-A8 and MEP1), prepared by JRC Design Build, and bearing the latest revision date of 08/26/2026. 2. Any work on the adjacent property at 407 Hi Lusi Avenue requiring a permit must be approved by the neighboring property owner. 3. Any damage to the retaining wall located within the side yard, including portions situated on the neighboring property at 407 Hi Lusi Avenue, shall be repaired and restored toa condition equal to or better than its pre -construction condition as part of this project. SECTION THREE: Except for the conditional use granted herein, all other applicable Village of Mount Prospect, Illinois ordinances and regulations shall remain in full force and effect as to the Subject Property. SECTION FOUR: The Village Clerk is hereby authorized and directed to record a certified copy of this Ordinance and Exhibit "A" with the Recorder of Deeds of Cook County. SECTION FIVE: This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by Law. AYES: NAYS: ABSENT: PASSED and APPROVED this 6th day of October, 2026. PaulWm. Hoefert, Mayor ATTEST: Karen M. Agoranos, Village Clerk Zoning Case No. PZ-1 1-26 409 Hi Lusi Avenue PIN: 08-11-406-005-0000 Exhibit A Civil Site Plan SION1111'nUSOdd INnOW 3nW"isni 1H HmOS 60V J U ;L14insuoa OW"M k*6 rl 210AA1111 pu,,, * 8 i,5 UO NVId 9NI INIM U393VHm IN3W3AOSdWI 311S fly Uj 6 z Uj w -c ilt F U� elill toul Uj 2t IN UJ 0 it q U) 10 49 z 29, CL OL X-r-H, X, Oy 'gel i "I "I MOO Zoning Case No. PZ-11-26 409 Hi Lusi Avenue PIN: 08-11-406-005-0000 Exhibit Architectural Site Plan 60.00