HomeMy WebLinkAbout7.4 PZ 04-19 First Reading of an Ordinance Granting a Zoning Map Amendment - Senior Housing at 401 E. KensingtonPage I of 3
Agenda Item Details
Meeting Mar 05, 2019 - REGULAR MEETING OF THEM UT PROSPECT VILLAGE BOARD -
7:00 p.m.
Category 7. NEW BUSINESS
Subject 7.4 PZ -04-19 / 401 E. Kensington Road, 300 E. Rand Road / Perlmark Housing
Group, LLC / 1st reading of an ORDINANCE GRANTING A ZONING MAP
AMENDMENT AND A CONDITIONAL USE FOR A PLANNED UNIT DEVELOPMENT
WITH SENIOR HOUSING FOR PROPERTY LOCATED AT 401 E. KENSINGTON ROAD
AND 300 E. RAND ROAD
Access Publi*
Type Action
Preferred Date •Mar 05, 20115'
Fiscal Impact No
Recommended Approval of a Zoning Map Amendment to R-4 Multi -Family Residence, and a
Action Conditional Use for a final Planned Unit Development including Senior Housing,
subject to the conditions listed in the staff report.
Goals 02. QuaIity Seni&i II-io u 'i IDeveIoIIS irnent
Public Content
Information
The Petitioner, James Perlman of Perlmark Housing Group, LLC, is seeking a zoning map amendment an
a conditional use to allow a final residential planned unit development (PUD) consisting of senior housin
at 401 E. Kensington Road and 300 E. Rand Road (the "Subject Property"). The proposed developmen
addresses one of the 2018 Village's Strategic Plan's high priorities of providing quality senior housing. 11
Subject Property History
The Subject Property is located on the south side of Kensington Road between Wilshire Drive and Ran
Road. The property is vacant and zoned both B-3 Community Shopping and R-2 Attached Single Famil
Residential. The Subject Property is bordered by the R-1 Single Family Residential District to the east an
south, the B-3 Community Shopping District to the west, and a B-3 Community Shopping Planned Uni
Development (PUD) to the north (Randhurst Village). I
The Subject Property has been vacant since a detached single-family home was demolished in 2007. Th
Village previously approved an attached single-family home redevelopment for the Subject Property i
2007 that was never constructed after the 2008 recession. I
Petitioner's Proposal
The Petitioner is proposing to develop a three (3) story, seventy-four (74) unit affordable senior housin
(age 55 and older) planned unit development. The building would consist of sixty-three (63) one bedroo
units, eleven (11) two bedroom units, and amenities to accommodate residents. The building height i
forty-four (44) feet. The Petitioner is proposing stormwater detention be located at the southwest portio
h
of the Subject Property. The allowed maximum density is forty-eight (48) dwelling units per acre, and t I
Page 2 of 3
proposal has a density of approximately thirty-one (31) units per acre. A single point of ingress and egress
is proposed off of Kensington Road.
Public
Staff has received two (2) letters against the proposal from a nearby property owner. The proposed heigh
of the building, decreased property values, and a potential shortage of parking are the chief concern
listed. The proposed height of the building is nine (9) feet taller than the 35 -foot maximum height allowe
in the adjacent R-1 detached single-family zoning district; non-residential uses in the R-1 district have a
allowable height of 40 feet. Staff does not believe the proposed development will decrease propert
values, as the proposed use will serve as a transitional buffer between the commercial properties to th
west and north and residential to the east and south. I
Parkinci
The proposed parking ratio is in line with several other senior housing developments in Chicagoland. The
Petitioner had a traffic impact study (TIS) performed by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA),
which shows the project would demand forty-four (44) spaces to satisfy average peak period demand, and
forty-nine (49) spaces to meet the 85th percentile peak period parking demands. Per the TIS, the
proposed fifty-two (52) parking spaces will be sufficient in accommodating the peak parking demand of
the development. Nearby senior housing developments have an average parking ratio of 0.66 spaces per
unit, while the proposed development will be providing 0.70 spaces per unit. Village Code requires 3/4 of a
space for each efficiency/one bedroom unit and 1 space per two bedroom unit for Senior Citizen
Housing/Assisted Living Facilities (58 total).
Zoning and Village Planning Documents
The project further diversifies senior housing options available in the Village, serves as a buffer betwee
commercial and detached single-family uses, and provides quality housing for the Mount Prospe
Community. Providing additional market -rate senior housing is a goal of the Village's Comprehensive Pla
and achieves Village Strategic Plan objectives as well. I
The Planning and Zoning Commission voted 6-0 to recommend approval of the requests.
1. A zoning map amendment from R-2 Attachei
Shopping to R-4 Multi -Family Development; and
2. A Conditional Use for a residential planned unit
building used for senior housing as per the plans
19f 2019, subject to the following conditions:
Single Family Residential and B-3 Community
Wevelopment (PUD) consisting of one (1) principal
by Fitzgerald Associates Architects dated January
1. Providing a six foot (6") privacy fence along all property lines abutting residential properties;
2. Compliance with all applicable development, fire, building, and other Village Codes and
regulations;
3. An administrative Plat of Resubdivision shall be recorded with the Cook County Recorder of
Deeds before a certificate of occupancy may be granted; and
A building permit, in accordance with the current regulations and requirements of the Village
of Mount Prospect, must be issued within one (1) year from the date of adoption of the
enabling ordinance by the Village Board which authorized the development proposal."
2. Action at discretion of Village Board.
Staff Recommendation
Village staff recommends that the Village Board approve the Zoning Map Amendment and Conditional Us
requests, subject to the conditions noted above. The proposal is consistent with development in the area
serves as a buffer between commercial and detached single-family homes, and achieves goals an
objectives put forward in multiple long-range planning documents adopted by the Village.
Page 3 of 3
A
-is.pdf (15,294 KB) dmiinistrative Co nteint.pdf (41763 KB) Pl&r
-i ekhibit.pdf (90 KB)
PLIblic Commeint.pdf (86 KB) Site Pl&r
O
-id [�W.pdf (1.9 KB) rd Ipz 04-1.9 300 E. r&r
Administrative Content
Executive Content
Motion &Voting
Approval of a Zoning Map Amendment to R-4 Multi -Family Residence, and a Conditional Use for a final
Planned Unit Development including Senior Housing, subject to the conditions listed in the staff report.
Motion by Richard Rogers, second by Paul Hoefert.
Motion to waive the rule requiring two readings of an ordinance.
Motion by Richard Rogers, second by Paul Hoefert.
Motion Carries
Yea: William Grossi, Eleni Hatzis, Paul Hoefert, Richard Rogers, Colleen Saccotelli, Michael Zadel
Village of Mount Prospect
Community Development Department
CASE SUMMARY — PZ -04-19
LOCATION: 401 E. Kensington Road, 300 E. Rand Road
PETITIONER: Perlmark Housing Group, LLC
OWNER: Cindy Chen
PARCEL #: 03-34-201-008-0000, 03-34-201-037-0000
LOT SIZE: 2.22 acres (96,820 sq. ft.)
ZONING: R-2 Attached Single Family Residence
B-3 Community Shopping District
LAND USE: Vacant
0
REQUEST: 1) Zoning map amendment from R-2 and B-3 to R-4 Multi -Family Development
2) Conditional use for a final planned unit development with senior housing
LOCATION MAP
Village of Mount ProspectCacxr2lynx�cca
Community Development Department
MEMORANDUM
TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION
JOSEPH DONNELLY, CHAIRPERSON
FROM: CONNOR HARMON, DEVELOPMENT PLANNER
DATE: JANUARY 30, 2019
HEARING DATE: FEBRUARY 14, 2019
SUBJECT: PZ -04-19 / 401 E KENSINGTON ROAD, 300 E. RAND ROAD / ZONING MAP
AMENDMENT AND CONDITIONAL USE
D TOM' "Tel01 17
A public hearing has been scheduled for the February 14, 2019 Planning & Zoning Commission meeting to review
the application by James Perlman of Perlmark Housing Group, LLC (the "Petitioner"), regarding the property
located at 401 E. Kensington Road and 300 E. Rand Road (the "Subject Property"). The Petitioner is seeking a
zoning map amendment from R-2 Attached Single Family Residential and B-3 Community Shopping to R-4 Multi -
Family and a conditional use for a residential planned unit development consisting of senior housing. The P&Z
Commission hearing was properly noticed in the January 30, 2019 edition of the Daily Herald newspaper. In
addition, the Petitioner completed the required written notice to property owners within 250 -feet and staff posted
public hearing signs on the Subject Property.
PROPERTY DESCRIPTION
The Subject Property is located on the south side of Kensington Road between Wilshire Drive and Rand Road. The
Subject Property is vacant and zoned B-3 Community Shopping and R-2 Attached Single Family Residential. The
Subject Property is bordered by the R-1 Single Family Residential District to the east and south the B-3 Community
Shopping District to the west, and a B-3 Community Shopping Planned Unit Development (PUD) to the north in
Randhurst Village.
The Subject Property has been vacant since a detached single-family home was demolished in 2007. The Village
previously approved an attached single-family home redevelopment for the Subject Property in 2007 that was never
constructed after the Great Recession of 2008.
SUMMARY OF PROPOSAL
The Petitioner is proposing to rezone the subject property to R-4 Multi -Family Residence to develop a three (3)
story, seventy-four (74) unit affordable senior housing planned unit development. The building would consist of
sixty-three (63) one bedroom units, eleven (11) two bedroom units, and amenities to accommodate residents. The
Petitioner is proposing stormwater detention be located at the southwest portion of the Subject Property.
111 at of l~tesobdivision — The Petitioner is proposing to adjust a lot line between two existing parcels, which must be
done through an administrative Plat of Resubdivision. Staff is working with the Petitioner to revise the
administrative plat, which must be completed before a certificate of occupancy may be granted.
a niil&...... Al j...Amendment — The Subject Property is currently zoned R-2 Attached Single -Family Residential and
B-3 Community Shopping. The Petitioner is requesting approval to amend the zoning to R-4 Multi -Family
Residence for the purpose of locating a senior housing development on the Subject Property.
PZ -04-19
Planning & Zoning Commission Meeting February 14, 2019 Page 3
Conditional Use for a Planned Unit Dev
of a Planned elopment —Per Village Code, senior housing may only be approved as part
_. Unit Development (PUD). Senior housing developments generally have a reduced impact on
surrounding neighborhoods compared to traditional multi -family development as tenants are less mobile and
therefore less likely to drive a vehicle. Because of this, parking requirements for PVDs incorporating senior housing
or assisted living are reduced and permitted densities are increased as compared to traditional multi -family
development. The allowed maximum density is forty-eight (48) dwelling units per acre, and the proposal has a
density of approximately thirty-one (3 1) units per acre.
SitemmPlan — The attached site plan illustrates the proposed layout for the three (3) story, seventy-four (74) unit senior
housing development. The first floor would consist of eighteen (18) dwelling units with various amenity rooms,
offices, and outdoor patios with seating located at the north and south sides of the building. The second and third
floors would each have twenty-eight (28) dwelling units. The proposed stormwater detention at the southwest corner
of the Subject Property also provides a pedestrian walk for outdoor recreation purposes.
utldij1 Dcs tl —The elevations consist of stone veneer and fiber -cement siding with a pitched roof complemented
by asphalt shingles. Patios and outdoor recreation areas are provided. The building will be three (3) stories tall and
have a maximum height of forty-four feet (44'). Additional features include an aluminum and glass entrance with
a drop-off area, a covered sun porch in the rear, and cultured stone material accents.
SiteAccess— The proposed site plan indicates the development will be accessible with a full access on the eastern
portion of the Subject Property on Kensington Road.
'arkin, �r„ ��l `l`radlmme — The proposed development would provide fifty-two (52) parking stalls, including three
accessible stalls. The Petitioner had a traffic impact study (TIS) performed by Kenig, Lindgren, O'Hara, Aboona,
Inc. (KLOA), which shows the project would demand only forty-four (44) spaces to satisfy average peak period
demand, and forty-nine (49) spaces to meet the 85' percentile peak period parking demands. Per the TIS, the
proposed fifty-two (52) parking spaces will be sufficient in accommodating the peak parking demand of the
community. Nearby senior housing developments have an average parking ratio of 0.66 spaces per unit, while the
proposed development will be providing 0.70 spaces per unit.
The number of peak hour trips estimated to be generated during weekday mornings is five (5) vehicles traveling
into the site and ten (10) vehicles leaving the site. During weekday evening peak hours an estimated eleven (11)
vehicles would travel into the site and nine (9) vehicles would leave the site. Daily two-way trips are projected at
two hundred seventy two (272) cars in/out of the site. Under future conditions, the proposed access drive is projected
to operate at level -of -service (LOS) B during both peak hours and inbound left -turn movements are projected to
operate at LOS A during both peak hours.
Land�ig ,pg Plan — The Petitioner's landscape plan indicates landscaping along the southern, eastern, and western
property lines that will screen the development from adjacent residential and commercial properties. Landscaping
is also proposed along Kensington Road, along with parkway trees that will be selected and planted by the Village.
A privacy fence along all property lines abutting residential properties must be provided as well.
d.,, ighl„i,xr,g — The Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total cutoff
angle of not more than ninety (90) degrees, and requires flat lenses for all lighting fixtures.
COMPREHENSIVE PLAN DESIGNATION
The Village Comprehensive Plan designates the Subject Property as part of a Corridor Commercial District. This
land use designation is appropriate for large format retail, restaurants, all auto oriented uses, and high density
residential. The proposed senior housing development is consistent with the Village's Comprehensive Plan and
furthers housing options for seniors in the Village.
PZ -04-19
Planning & Zoning Commission Meeting February 14, 2019 Page 4
MAP AMENDMENT STANDARDS
The standards for map amendments are listed in Section 14.203.D.8.a of the Village Zoning Ordinance. When a
Map Amendment is proposed, the Planning and Zoning Commission shall make findings based upon the evidence
presented to it in each specific case with respect to, but not limited to, the following matters:
• The compatibility with existing uses and zoning classifications of property within the general area
of the property in question;
• The compatibility of the surrounding property with the permitted uses listed in the proposed zoning
classification;
• The suitability of the property in question to the uses permitted under the existing and proposed
zoning classifications; and
• Consistency with the trend of development in the general area of the property in question, and the
objectives of the current Comprehensive Plan for the Village.
The Petitioner states that the proposed senior living community will be a good transitional use in an underutilized
location between the neighboring Randhurst Shopping Center to the north, business users to the west, and residential
areas to the south and east. The Petitioner states that the Subject Property is not well-suited to uses permitted in the
existing R-2 or B-3 Districts, as the R-2 District is not appropriate along the Kensington Road arterial, and the
Subject Property is too far from the Rand Road/Kensington Road intersection to support the type of commercial
development typical of a B-3 District. The Petitioner further states that the Subject Property is one of the only
undeveloped parcels in the area, and there has not been substantial new development in the immediate vicinity of
the Subject Property in recent years.
Staff has reviewed the proposed R-4 Multi -Family Residential zoning classification and believes that the proposal
will not have a negative impact to the surrounding properties or neighborhood. The Subject Property is adjacent to
Randhurst Shopping Center, single-family residential developments, and existing business uses and vacant land that
is zoned B-3 Community Shopping. The proposed development would be an appropriate use for the Subject
Property. Providing additional senior housing is a goal of both the Village's Comprehensive Plan and Strategic
Plan.
CONDITIONAL USE STANDARDS
The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include
seven specific findings that must be made in order to approve a conditional use. The following list is a summary
of these findings:
• The conditional use will not have a detrimental impact on the public health, safety, morals, comfort or
general welfare;
The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity
or impede the orderly development of those properties;
• There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion
on Village streets; and
• The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning
Code, and other Village Ordinances.
The Petitioner states that the proposed PUD will not be injurious to the surrounding uses or property values. Per the
Petitioner, a recent study by the journal Property Management (2016) found that senior housing development has
a significant positive impact on nearby residential properties. The Petitioner states that the proposed development
will enhance surrounding development, since the Subject Property has been vacant for many years. The Petitioner
states that the provided traffic study clearly shows that the proposed development will have only a minimal impact
on the surrounding neighborhood.
PZ -04-19
Planning & Zoning Commission Meeting February 14, 2019 Page 5
Staff has reviewed the Petitioner's request for a conditional use to allow a residential planned unit development
including senior housing, and finds that the standards have been met, as set forth in the Petitioner's responses to the
standards. The proposed use will not have a detrimental impact on the health, safety, or general welfare of the
community. The proposed development will not significantly change the character of the surrounding
neighborhood. The proposed development will expand the senior housing options in the village, which is a key goal
of the village's comprehensive plan. Staff does not believe that a significant amount of traffic will be generated as
a result of this development. Staff reviewed the traffic report and concurs with the findings of the TIS. Staff does
not anticipate any significant impacts by this development on the roadway system in the immediate vicinity.
RECOMMENDATION
Staff finds that the proposal meets the zoning map amendment and conditional use standards and that granting such
requests would be in the best interest of the Village. Staff recommends that the Planning & Zoning Commission
make a motion to adopt staff s findings of the Planning and Zoning Commission and recommendapproyl of the
following motions:
"To approve:
A zoning map amendment from R-2 Attached Single Family Residential and B-3 Community Shopping to
R-4 Multi -Family Development; and
A Conditional Use for a residential planned unit development (PUD) consisting of one (1) principal building
used for senior housing as per the plans by Fitzgerald Associates Architects dated January 19, 2019, subject
to the following conditions:
a. Providing a six foot (6') privacy fence along all property lines abutting residential properties;
b. Compliance with all applicable development, fire, building, and other Village Codes and
regulations;
c. An administrative Plat of Resubdivision shall be recorded with the Cook County Recorder of Deeds
before a certificate of occupancy may be granted; and
d. A building permit, in accordance with the current regulations and requirements of the Village of
Mount Prospect, must be issued within one (1) year from the date of adoption of the enabling
ordinance by the Village Board which authorized the development proposal."
The Village Board's decision is final for this case.
I concur:
William J. 'ouney, AIC
Director of C"ornmunity evelopment
\\Vf2\vfcdh$\PLAM£1anning & Zoning COMM\P&Z 2019\Staf1'Reports\PZ-04-19 401 E. Kensington Road, 300 E. Rand Road (ZMA, CU- Senior Housing PUD),docx
I
MINUTES OF THE REGULAR MEETING OF THE
PLANNING & ZONING COMMISSION
CASE NO. PZ -04-19 Hearing Date: February 14, 2019
PROPERTY ADDRESS: 401 E. Kensington Road
PETITIONER: Perlmark Housing Group, LLC
PUBLICATION DATE: January 30, 2019
REQUEST: Zoning Map Amendment
CU: Planned Unit Development with Senior Housing
MEMBERS PRESENT: William Beattie
Agostino Filippone
Walter Szymczak
Thomas Fitzgerald
Norbert Mizwicki
Joseph Donnelly
MEMBERS ABSENT: Sharon Otteman
Lisa Griffin
STAFF MEMBERS PRESENT Connor Harmon - Development Planner
Consuelo Arguilles - Deputy Director
Bill Cooney - Director of Community Development
INTERESTED PARTIES: Perlmark Housing Group, LLC
Cindy Chen
Commissioner Beattie called the meeting to order at 7:04 pm. Commissioner Beattie made a motion
seconded by Commissioner Mizwicki to approve the minutes from the Planning and Zoning Commission
meetings on January 10 and January 24, 2019. The minutes were approved 6-0. Chairman Donnelly
introduced case, PZ -04-19 401 E. Kensington Road. This case is Village Board final.
Mr. Harmon gave a brief description of the Subject Property and summarized the Petitioner's proposal.
He explained that the Petitioner is proposing to rezone the property to R-4 Multi -Family Residence to
develop a three (3) story, seventy-four (74) unit affordable senior housing planned unit development.
Mr. Harmon further stated that per Village Code, senior housing may only be approved as part of a
Planned Unit Development (PUD) as senior housing developments generally have a reduced impact on
surrounding neighborhoods compared to traditional multi -family development.
Mr. Harmon explained that Staff has reviewed the Petitioner's request for a conditional use to allow a
residential planned unit development including senior housing, and finds that the standards have been
met.
Planning and Zoning Commission Meeting- February 14, 2019 PZ -04-19
Joseph Donnelly, Chair
2
Mr. Harmon stated that Staff finds that the proposal meets the zoning map amendment and conditional
use standards and that granting such requests would be in the best interest of the Village. Staff
recommends that the Planning & Zoning Commission make a motion to adopt staff's findings of the
Planning and Zoning Commission and recommend a rov�alof the following motions:
"To approve:
1. A zoning map amendment from R-2 Attached Single Family Residential and B-3 Community
Shopping to R-4 Multi -Family Development; and
2. A Conditional Use for a residential planned unit development (PUD) consisting of one (1) principal
building used for senior housing as per the plans by Fitzgerald Associates Architects dated January
19, 2019, subject to the following conditions:
a. Providing a six foot (6') privacy fence along all property lines abutting residential
properties;
b. Compliance with all applicable development, fire, building, and other Village Codes and
regulations;
c. An administrative Plat of Resubdivision shall be recorded with the Cook County Recorder
of Deeds before a certificate of occupancy may be granted; and
d. A building permit, in accordance with the current regulations and requirements of the
Village of Mount Prospect, must be issued within one (1) year from the date of adoption
of the enabling ordinance by the Village Board which authorized the development
proposal."
He stated that the Village Board's decision is final for this case.
Chairman Donnelly swore in Hart Passman (developer's attorney). He gave a brief introduction of the
project and thanked the Village for their help and support through the process.
Jim Perlman (developer) gave a brief description of the project and reasons why it is a good fit to the
community and surrounding neighborhoods. He explained that they have been creating similar projects
for the past thirty years and that they keep and manage all of the properties.
He gave an in-depth explanation of all of the amenities and services the facility will provide.
Chairman Donnelly swore in Richard Whitney (architect) 912 W. Lake Street Chicago, Illinois.
Mr. Whitney gave an in depth presentation of the buildings layout and amenities.
Commissioner Beattie asked if the majority of the residents would have cars.
Mr. Perlman stated the average age of the residents is between 78-85 years old and majority of them will
not be driving. The parking spaces are mainly for visitors and staff.
There were some general questions about the affordability of the housing and the Petitioner stated that
they will be applying with the Affordable Housing Department.
Planning and Zoning Commission Meeting- February 14, 2019 PZ -04-19
Joseph Donnelly, Chair
3
Mr. Perlman also stated that the project would break ground in October 2019 and be under construction
for 13 months.
Hearing no further questions from the Commission orthe public, Chairman Donnelly closed the discussion
and asked for a motion.
Commissioner Beattie made a motion seconded by Commissioner Mizwicki to approve the following
motion:
"To approve:
3. A zoning map amendment from R-2 Attached Single Family Residential and B-3 Community
Shopping to R-4 Multi -Family Development; and
4. A Conditional Use for a residential planned unit development (PUD) consisting of one (1) principal
building used for senior housing as per the plans by Fitzgerald Associates Architects dated January
19, 2019, subject to the following conditions:
a. Providing a six foot (6') privacy fence along all property lines abutting residential
properties;
b. Compliance with all applicable development, fire, building, and other Village Codes and
regulations;
c. An administrative Plat of Resubdivision shall be recorded with the Cook County Recorder
of Deeds before a certificate of occupancy may be granted; and
d. A building permit, in accordance with the current regulations and requirements of the
Village of Mount Prospect, must be issued within one (1) year from the date of adoption
of the enabling ordinance by the Village Board which authorized the development
proposal."
UPON ROLL CALL: AYES: Fitzgerald, Beattie, Mizwicki, Filippone, Szymczak, Donnelly
NAYS: None
The vote was approved 6-0 with a positive recommendation to Village Board„
After hearing one additional case, Commissioner Filippone made a motion seconded by Commissioner
Beattie and the meeting was adjourned at 9:18 pm.
Administrative Assistant
Planning and Zoning Commission Meeting- February 14, 2019 PZ -04-19
Joseph Donnelly, Chair
Nor „-,P-7,7 Village of Mount Prospect
Community Development Department
50 S. Emerson Street
Mount Prospect, Illinois 60056
Phone: (847) 818-5328
Zoning Request Application
Official Use Only (To be completed by Village Staff)
Case Number: P&Z - - Date of Submission: Hearing Date:
Project Name/Address:
I. Subject Property
Address(es): 401 E. Kensington Rd.
Zoning District (s): R-2 and B-3 Property Area (Sq.Ft. and/or Acreage): 96,820 sq. ft.
Parcel Index Number(s) (PIN(s): 03-34-201-008-0000; 03-34-201-037-0000
II. Zoning Request(s) (Check all that apply)
X1 Conditional Use: For Senior Housing Planned Unit Development
[3/ariation(s): To
[honing Map Amendment: Rezone From R-2 and B-3 To R-4
[honing Text Amendment: Section(s)
NDther: Planned Unit Development
III. Summary of Proposal (use separate sheet if necessary)
Please see Tab 8 of Application.
IV. Applicant (all correspondence will be sent to the applicant)
Name: Mr. Tames Perlman Corporation: Perlmark Housing Group, LLC
Address: 601 Skokie Boulevard, Suite 501
City, State, ZIP Code: Northbrook, IL 60062
Phone: (847) 562-9235 Email:
jperlman@perlmark.com
Interest in Property: Contract purchaser and developer
(e.g. owner, buyer, developer, lessee, architect, etc...)
1
p
F
'-0-Y" v
Q heck if Same as Applicant-�----�
darns; i r v iQ Corporation; 4515 Real lactate LLC
., Cbi=o. It 60611
Phone: 312-346-3990
RM
In consideration of w w contained In this petition x, supporting documentation,
requested that w w be given to this request.The applicant Is th. owner oir authorized representative of
owner of property. a petitioner and the owner of property r employees w x Village «Mount
Prospect M,. . a permission;, w enter w� property duringreasonableywurs for visual' of
a subject property,
I hereby affirm that all Info rrrw on provided herein and In all matarials submitted in association with this
application are true app ac rrat 4o t a best of my knowledge.
Applicant: Date:
(Sig
a
(p(int of T oeiN me)
herebydesignate lar w to act as my agentfor purpose of :-» w the zoningrequest(s) described In this
2pplication and the associated supporting materlaL
IFroOwner
19
Submission Requirements Checklist
Submit one original (1) set of the information listed below:
IMPORTANT INFORMATION FOR SUBMISSION
ITEM
❑X
1.
Zoning Request Application (pages 1-2)
®
2.
Affidavit of Ownership (page 3)
®
3.
Proof of Ownership (e.g. warranty deed, etc...)
®
4.
Paid receipt of the most recent tax bill
®
5.
Document indicating intent to buy or lease
❑X
6.
Responses to applicable standards (pages 5-6)
®
7.
Plat of Survey that accurately reflects current conditions
8.
Plans (drawn to scale):
a. Site Plan, including a zoning data box with the existing and proposed building setbacks, floor area,
overall lot coverage, and parking;
b. Building Elevations (existing and proposed);
c. Floor Plans (existing and proposed);
❑X
d. Engineering Plans;
e. Landscape Plan and Tree Preservation Plan;
f. Photometric Plan;
g. Sign Drawings;
h. Traffic Study, if required;
i. List of all current tenants and vacant space if a multi -tenant building. Include square feet of each unit;
and
j. Other Information, as determined necessary by the Village Staff.
®
9.
Legal Description saved as a Microsoft Word file
®
10. USB Flash Drive or compact disc (CD) with all items listed above
®
11. Application Fee(s) (page 7)
IMPORTANT INFORMATION FOR SUBMISSION
®
All required items, including plans, shall be folded not to exceed 8'/2" x14" in area.
All required plans/drawings shall indicate the following basic information:
a. Name of development/project;
®
b. Property address;
c. Date of preparation and any subsequent revisions;
d. Scale, both in numerals and graphic; and
e. North arrow.
Please note zoning applications will not be reviewed until all of required items have been satisfactorily
submitted to the Planning Division. Incomplete submittals will not be accepted. It is strongly suggested
you schedule an appointment with the Planning Division before the application deadline so that materials
can be reviewed for accuracy and completeness.
Affidavit of Ownership
COUNTY OF COOK
STATE OF ILL OIS )
I, under oath, state that I am
(p(nt name)
❑ the sole owner of the property
❑ an owner of the property
E an authorized officer for the owner of the property
commonly described as
(property address and PI )
and that such property is owned by6 �Y 2'5-. � �', r i ' T - - : _ . _ as of this date.
�I (print name)
Signature
Subscribed and sworn to before
me this 9 e2�2 day of
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OFFICIAL SEAL
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KENSINGTON SENIOR RESIDENCES AT RANDHURST
Executive Summary
Project Description
Perlmark Housing Group proposes to develop, construct, own and manage Kensington Senior Residences,
a 74 -unit, affordable senior residential apartment community for the elderly, located at 401 E. Kensington
Road, Mount Prospect, Cook County, Illinois. The project is strategically located across Kensington Avenue
from Randhurst Village, a 100 -acre mixed-use shopping, office, lifestyle, and entertainment complex. It is
nearby the Rand Road corridor within a thriving community that contains access to main street amenities.
The proposed site is strategically located in the heart of a strong market area adjacent to Randhurst Village
and provides easy access to medical, social, and retail amenities, important to our senior clientele.
Grocery, pharmacy and many other shopping facilities are located within walking distance of the site.
Proposed senior -oriented services include 24-hour on-site management, grocery delivery, pharmacy
delivery, monthly newsletters, and wellness program administered by visiting physicians, organized
activities, an optional meal program and controlled building entry for enhanced resident security. The
maintenance -free lifestyle will strive to fulfill the senior needs of security, companionship, and
convenience without restricting independence.
COMMUNITY REPRESENTATION
This project is located in the Village of Mount Prospect, which is just 22 miles northwest of downtown
Chicago. It boasts a population of 54,167; of which according to Census data 14,887 are 55 and older.
Mount Prospect is home to a strong base of retail and professional businesses. Close to 100,000 people
work within a 3 -mile radius of downtown Mount Prospect. The Village offers numerous transportation
options, with the PACE bus and rail lines, as well as its proximity to the 294-90 Expressways.
Within walking distance or easily accessible by bus
from the site, there is a Jewel Osco
Grocery/pharmacy with a delivery or drive-thru
pharmacy and full-service grocery market. There are
several restaurants, banks, currency exchanges,
cleaners, salons, and professional offices, and
specialty Stores such as Costco and Home Depot, also
within walking distance at the Randhurst Village
across Kensington Road.
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There are numerous shopping alternatives within the community including strip malls with family
shopping destinations and local businesses. There are several medical centers near the site including one
within walking distance on Rand Road, one block West of Elmhurst/Main Street. This medical facility, the
Northwest Community Immediate Care Center, is a walk-up facility providing responsive medical
care/affordable health care. It is supported by the main, Northwest Community Hospital on Central Road
in Arlington Heights just 2 miles from the site.
The site is located within a half mile of both Euclid Elementary School and the KinderCare learning and
daycare center and the area boasts several parks nearby. North of the project location is Evergreen Trails
Park. Gregory Park is located within two blocks south of the project location adjacent to the Hill Street
Park. In conjunction with the Mount Prospect Park District, programs and events include movie nights,
day camps, fitness classes, skating, and walking trails.
The Social Security Administration Offices are located directly east to the project location on Kensington
Road. They offer government services and benefit assistance to those in retirement.
The nearby Frisbie Senior Center in Mount Prospect is a drop-in activity center for older active adults
living in the northwest suburbs of Chicago. Through the Center, users have access to a 20,000 -square
foot, ADA -accessible facility that offers well over 65 different program and service types — some occurring
multiple times throughout the month. Aside from a variety of social and recreational activities offered, it
serves as a resource clearinghouse, connecting individuals with organizations that can provide much-
needed services to address the issues facing today's seniors.
The proposed development will be an asset to the Village of Mount Prospect and surrounding Cook
County communities; an asset satisfying the housing, social, and convenience needs of the senior
members of many families within the market area.
The construction is projected to commence October of 2018 and be completed 12 months thereafter.
TOTAL NUMBER OF UNITS, UNIT SIZE, UNIT MIX
74 units at 30%, 50% and 60% AMI
UNITS RENTS AND INCOME RESTRICITONS
Average affordable rental charges at KSR are projected to fall in the following ranges:
One -bedroom, one -bathroom apartment $378 (30% AMI), $635 (50% AMI) and $800 (60% AMI) per
month with the following income restrictions:
30% = 1 person less than $16,590; 2 people less than $18,960
50% = 1 person less than $27,650; 2 people less than $31,600
60% = 1 person less than $33,180; 2 people less than $37,920
Two-bedroom, one -bathroom apartment $815 (50% AMI), $963 (60% AMI) per month with the
following income restrictions:
50% = 1 person less than $27,650; 2 people less than $31,600
60% = 1 person less than $33,180; 2 people less than $37,920
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TARGETED OCCUPANCY OF THE PROJECT
Designed for independent seniors age 55 and older, the building specifically addresses the physical and
social needs of the active elderly. It will offer a blend of carefree living along with the convenience of
security and other optional services.
DESCRIPTION OF BUILDING AND SITE AMENITIES
Interior Amenities
• Fire alarm system & secured, monitored entrances with CATV security cameras
• Central Laundry
• Library and Computer Room
• TV Lounge
• Community Room w/Warming Kitchen and separate Private Dining space
• Equipped Fitness Center
• Wellness Center
• Beauty & Barber Shop
• Trash chute and recycling center at each floor
Unit Features
• Eat -in kitchens with color coordinated appliances
• Large bathrooms with combination tub/shower or large shower stall
• Walk in closets in all master bedrooms
• Emergency Alert system
• Individually controlled HVAC
• Wall to wall carpeting
• Mini blinds on all unit windows
• Grab bars in all bathrooms
Services
• Continental Breakfast
• Planned monthly activities such as holiday parties, crafts, speakers, wellness and health fairs, exercise
classes and more
• Coordination of Support Services
• Grocery Delivery
• Pharmacy Delivery
Optional Services
• Laundry/Valet
• Maid Service
• Linen Service
M • Meals
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BUILDING SPECIFICATIONS
The proposed three-story elevator building, specifically designed for senior citizens, is located on East
Kensington Road between Rand Road and Wilshire Drive. The proposed facility will offer independent
living to seniors through 63 one -bedroom, one -bathroom apartments, as well as 11 two-bedroom, one -
bathroom apartments, versatile community rooms, lounges and an array of support services in a 3 -story
elevator building. The building shall have dedicated guest parking. There will be open and handicap
surface parking spaces for 52 cars and one loading space at the rear of the building. The site will be
landscaped and will generally be enclosed by attractive wood fencing.
The ground floor of the building will contain office/mechanical/electrical spaces, the rubbish (compactor)
room, and tenant/guest spaces such as a multi-purpose room with an adjacent warming kitchen,
library/reading and computer room, TV/media room, wellness center and common area laundry. Outdoor
landscaped patios with seating will be located on the north and south sides of the building. The patio shall
have a sidewalk and gate in the fence which shall connect the patio to the rear and sidewalks. Floors two
and three shall contain 28 dwelling units each; and there will be 18 units at the ground floor level. Each
dwelling unit shall include a kitchen and bath. Each bath will contain grab bars and blocking for future
grab bars. The project shall meet the requirements of Section 504, and the Fair Housing Act, as well as
being senior -friendly.
The building's structural system shall be wood frame with lightweight concrete topping over floor truss
and wood frame ceiling trusses. The building exterior shall be manufactured stone veneer and fiber -
cement siding; the windows shall be vinyl with thermobaric construction and insulating glass. The building
shall have a pitched roof with asphalt shingles.
The interior of the building shall contain partitions consisting of wood studs and gypsum board (except
for concrete masonry units around ground -floor MEP/compactor and elevator shafts), and demising
partitions shall contain acoustical insulation. Flooring in the typical units shall be carpet in bedrooms, vinyl
plank in the kitchens and ceramic tile in the baths. All wall and ceiling surfaces in dwelling units and other
public spaces shall be painted (except the ground floor spaces are to receive acoustical tile).
There shall be two hydraulic elevators, one of which shall be sized for a Fire Department emergency
stretcher. The dwelling units shall contain through -wall HVAC units, and the typical floor corridors and
ground floor spaces shall receive their HVAC from rooftop units. The entire building will contain sprinklers
and each dwelling unit shall be equipped with single -station hardwired smoke detectors. All public spaces
and back -of -house areas shall have the required audio and visual devices as part of the fire alarm system.
In addition, the electrical system will be designed for connection to a portable generator as backup in the
event of a power failure.
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Statement of Compliance with Zoning Map Amendment Standards
(Sec. 14.203.D.8.a)
1. Compatibility with existing uses of property within the general area of the property in
question;
The proposed R-4 District, and the proposedsenior houi,in,,,, developivent, is consistent
m.,ith (.,A7ii,tin,,,, uses ol'property m.,ithin the ,,,,eneral area, At (,I transitional location bel".,een
the Randlizirst Mall and business users, to Mic m.,est, and the residential are(,Lsto the CCII't,
the proposed developivent provide (,I sensibh, transitional use in an under-utilized
location,
2. Compatibility with the zoning classification of property within the general area of the
property in question;
Thesztb/ect property is sandm.,iched belm.,een (,I B--.3 District to the m.,est and north, and an
R. -I District to the CCLS't and south, Ilom.,ever, its, location on Kensin,,,,ton Road ,app not
('on(Jz,i('iv(.,to(.,ith(.,rth(.,t )(.,o"('oinin,(.,r(�i(,il(J(.,v(.,Iol)in,(.,ntlo(�(,it(.,d(,itth(.,int(.,rs,(.,('tiono'(,Ind
and Kensin,,,,ton, or to developiventi, to the CCLS't andsouth, An
R-4 Distri ct,lbr the sztb/ect property represent an appropriate and r('(,Ls,on(,Ibl(,
transition belm.,een the ivark.edl --dil 3
Y li.,rent B--.� and R.- I Districts,,
3. The suitability of the property in question to the uses permitted under the existing zoning
classification;
The property is not m.,efl-suited to the uses perivitted in the (.,A7ii,tin,,,, R-2 or 1.,--.3 Districts,,
7`h(.,Zonin,,,, Codestates that the R-2 i,y inleneleel 1o,vq)1)or1 "limiled concentrations
o/'du/)A.,.,k-, lm.,o--finvily and sirt,,,le-fiinfily Yuch tty lozimhome,y. " Howiyelr,
the location al n,,,, the arterial Kensin,,,,ton Road is not appropriate,lbr that t )e o " lo
density residential developivent. The jiict that the sztb/ect property h6li, reivained
undeveloped, m.,hilesurrounded by productive uses in other districts on u8sides, stron,,,,ly
supports thisfindirt,,,, Andtli, notedabove, the property is toofiir,lroin, the Rand/Keeni, in,,,, ton
intersection tosupport the tyPe ofcoinivercial developivent tyPical ol'a B--.3 District,
4. Consistency with the trend of development in the general area of the property in question,
including changes, which have taken place in its present zoning classification;
M 1he Anowi4eelgv, there huy nol heen yubstantial n(.,m/, developivent in the
hvivediate vicinity ofthe property in recentyears, Ilom/,ever, it is notable that the property
the onlyR-2--zonedparcel in the area is one o 'Mic only in the area
('alon,,,, ml,ith the abuttin,,,, B--.3 parcel to the m/,est), It is clear that the prep ,,,hborhood is not
appropriate,lbr R-2 zonin,,,,,
5. The compatibility of the surrounding property with the permitted uses listed in the proposed
zoning classification;
As discussed above, thesurroundin,,,, property is coinpatible ml,ith the uses perivitted in the
R-4 District, The inore-intense develolnvent perivitted in the R-4 District provides (,I
re(,Uonable transition,lrom, the intense coinivercial (levelopivent at the Mall and alon,','
Rand Road to the sirt,,,le-finvily ne�,,,hborh(.
oo(ls to the '(,LS't, Moreover, the relatively-rival
size ofthe parcel ensures that Mic (Jenser (levelopivent perivitted not overwhelm, the
other properties; 74 dm.,(.,Ilin,,,, units on inore than two acres, accessib/c to the Mall and
Rand Roa(], not be too inter sefbr the area,
6. The objectives of the current comprehensive plan for the village and the impact of the
proposed amendment on the said objectives;
The proposed ol'the policY 1,you/si'lated in Mic Comprehensive
Plan, S'pecifically:
The Plun, ieknllfie,y "u neeelfi)r more iyl)e,y qfyenior houwin,�Y " unel "lo 1)re,5"erw
q#brekih1e houwin," (1). 44). Similurly, Policy L.3 YeeA,y loromole 1)rogyrumw to
P
en,yu,re dw twuiluhilily q/'houwin,�Y ol)lion,y Ji)r u// income hmezr, " Me I)rol)o,yeel
(lvelopivent inects both o 'these by provi(Jin,,,, n
a ew q/
br(Jable livin,I,,, option
Jberseniors,
.. Policy 1. 1.4 "en(..,ourqgYe1,Y1 I)eek,y1rhin, unel lrunwil ftienelly ek wlol)menty.
17),
connections,lbr the resi(Jenti, ofthe (levelopivent,
The proposed (;W(Jin,,,, Principle 0, The resi(Jenti, ofthe
K(.,n,s,in,,,,ton Senior Resi(Jences wifli'upport Mic area businesses and contribute to
their vitality and,,,,rowth,
The proposed (levelopivent also inert s (;W(Jin,,,, Principle .5, in that it h(LSbeen
(Jei,,,,ned and be (Jeveloped in an (.,nvironin,(.,nt(,illy.-r(.,,sl)on,s,ibl(., inanner,
The yu, hiecl I)rol)erly i,y ieknlifieel on 1he Plun, ',y Fu, ftire Lunel I 1,ye Plun, tty 1he ettylernmo,Y1
ee4n! q/'1he "Corrielor Commerclul" ureu, ue#uceni to u Sin,,,,le Faivily area, The use ol'this
transitional property,lbr a houi,in,,,,Jiwi1itY wi// be an appropriate
transition between the inore intense coinivercial uses to the west and the /ess intense
resi(Jential uses to the (.'(,LS't, Further, CLS, discussed above, the sl ecl�/ic location on
Kew, in,,,, ton Road (Joe, not lend to the t )(.,o"(°oinin,(.,r(i(,il(](.,v(.,Iol)in,(.,nt,li)zindon
Rand Road or Main Strect to the west, nor to the sirt,,,le-finvily uses located within the
to the (.'(,LS't andsouth, The proposedfilcility is a re(,Uonable bzfl
li.,r between the
uses on and put this Ion,,,, - vacant parcel to (.,/
,ficient and pro(Juctive use,
7. The suitability of the property in question for permitted uses listed in the proposed zoning
classification.
The property is suitablefbr a ino(Jestly-sized housin,,,, (Jevelopivent ofthe t )c
y/ I)rol)o,s,(.,(J,
The proposed 74--unit,fiwility provi(Je appropriate (Jensity in a transitional location
alon,,,, Kensin,,,,ton, in a location that h(,LS' been un(Jer-wilized ztn(Jer its, current zoom, .
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Statement of Compliance with Conditional Use Standards
(Sec. 14.203.F.8)
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 proposedsenior houi,in,,,, (Jevelopivent not be (Jetriinental to, or en(Jan,,,,er, the
public health, sqfi,ty, ivorals,, zoom brt, or,,,,eneral m.,el/iire, This Ion,,,,.- vacant parcel M.111 be
put to a pro(Juctive use in an Ocal location,lbr senior houi'in,,,,: close to retail and
coinivercial opportunities, �,ith szf/
,ficient ittilities and roadm.,qys available to serve the
resi(Jents, and at a (Jensity that m,ifl be appropriate,lbr a transitional location belm.,een the
(.,A"ii'tin,,,, coinivercial and resi(Jential uses, The resi(Jents of the Kensin,,,,ton Senior
Resi(Jencei' �,ifl be active contributors to the ne,,,hborhoo(J, and the (Jevelopivent kill
enhance Mic viabilit and attractiveness of nleh,hborhood and the Vilh,,,e,
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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;
7h,e 1)ro1)er1y',Y iTucunl y1taii,y huy heen u elrq�y on neigyhhorin,�Y I)rol)ert vah(ei',/�)r inany
Y
years' By (](.'V(.'Iol)in,,,, it kith a houi,in,,,, bzd1(Jin,,,,, the property
contribute to Property vahics of both the nearby resi(Jences an(], iinportantly, the
coinivercial properties to the ,est that benc,
fitftoiv the prux-livity ofivore custoiners
for their businesses, Further, the operation ofthe housirt,,, (levelopivent not ne,,,,atively
iinpact trtilfic, utilities, or other n(.,a,,,hborhood,li.,(,itzir(.,,s,,
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;
7o the q1)1)h'(..,unVY A7'Iowi4eelgv, 1here huy non heen rec'eni ehmeloInveni in the innneeliule
vicinity ofthe property. Ilom.,ever, it is notable that Mic property the only R2zonedparcel
in Mic area is one ofthe only in the area (alon,,,, m.,ith the abWtin,,,, B.-
hborhood is not appropriate,lbr R-2 zonin"",
3 parcel to the It is clear that the ne�,,
The succe's"SJ""d (Jevelopivent and use ofthe property surely be a boost, and not an
iinpe(Jiinent, tofitture (Jevelopivent and iinproveivent o1'i,urroun(Jin,,,, properties,
4. That adequate public utilities, access roads, drainage and/or necessary facilities have been
or will be provided;
The property is alrea(# m/,(.,/`/`--i,erv(.,d by Kensin,,,,ton Roa(J, The applicant m/,i// construct a//
necessary utilities on the property, in accor(Jance ml,ith applicable co(Jes,
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;
There m/,i// be only one point ofirt,,,ress and to the property'lroin, Kensin,,,,ton Roa(],
al�,,,ned ml,ith the (.,A"ii,tin,,,, point
'ress on the north si(le ol'K(.,n,s,in,,,y ton, The
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#62538727v2
qly)h (..,unVY 'Ylu'ely wi4// elemon,y1rule 1hul the (Jevelopivent not cause any
in(AIS,urable ne,,,wtive iinpact on trtiffic con,,,,estion,
6. That the proposed conditional use is not contrary to the objectives of the current
comprehensive plan for the village; and
As stated above in the (Jiscussion concernin,,,, i,tan(Jar(Ji',fi)r the proposed Zonin,,,, Map
Ameneliveni, the I)rol)o,yeel uye fiirlher,y the Cony)rehen,yiw Plun,',Y g'otdy (?',Yenior un'el
q/
,Ibr(Jable housirt,,, in a location, on a parcel that is m.,eff-suited to
provi(Je a bzfl
,li.,r belm.,een the int(.,n(J(.,d coinivercial uses to the m.,est and the resi(Jential uses
to the CCL 1.
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.
Other than Ifiefive variances requested CLS 'part ofthe proposed Planned Unit Developivent
for the property, the con(litional use perivitfbr asenior housirt,,, (levelopivent comply
m,ith all other applicable re,,,,ulations ofthe R-4 District,
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This report summarizes the methodologies, results, and findings of a traffic impact study
conducted by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for a proposed senior living
development to be located in Mount Prospect, Illinois. The site, which is currently vacant, is
located on the south side of Kensington Road approximately 400 feet west of Wilshire Drive. As
proposed, the site will be developed with a three-story building that will provide 74 senior living
units and approximately 52 parking spaces. Access to the development will be provided via a full
ingress/egress access drive on Kensington Road opposite the Randhurst Village east access road.
The purpose of this study was to examine background traffic conditions, assess the impact that the
proposed development will have on traffic conditions in the area, determine if any roadway or
access improvements are necessary to accommodate traffic generated by the proposed
development, and evaluate the adequacy of the proposed parking supply. Figure 1 shows the
location of the site in relation to the area roadway system. Figure 2 shows an aerial view of the
site.
The sections of this report present the following:
® Existing roadway conditions
® A description of the proposed development
® Directional distribution of the development traffic
® Vehicle trip generation for the development
® Future traffic conditions including access to the development
® Traffic analyses for the weekday morning and evening peak hours
® Recommendations with respect to adequacy of the site access and adjacent roadway system
® Evaluation of the adequacy of the proposed parking supply
Traffic capacity analyses were conducted for the weekday morning and evening peak hours for the
following conditions:
1. Existing Conditions - Analyze the capacity of the existing roadway system using existing
peak hour traffic volumes in the surrounding area.
2. Projected Conditions — Analyze the capacity of the future roadway system using the
projected traffic volumes that include the existing traffic volumes, ambient area growth not
attributable to any particular development, and the traffic estimated to be generated by the
full buildout of the proposed development.
Mount Prospect, Illinois I PSAW APA
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Site Location Figure I
ProposedSeklior Nvikg" Developinew
Alfololl Prwpccl, Illiklois 2 /rim
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g, Ld Q'H .,.,All 1--,P,[.
Aerial View of Site Location
Prral+rase Smior € rvirrs, De v lapinew
Wrararrr Prra. pc r, lllirrrais
Figure 2
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Existing transportation conditions in the vicinity of the site were documented based on field visits
conducted by KLOA, Inc. in order to obtain a database for projecting future conditions. The
following provides a description of the geographical location of the site, physical characteristics
of the area roadway system including lane usage and traffic control devices, and existing peak hour
traffic volumes.
Site I.,ocation
The site is located on the south side of Kensington Road approximately 400 feet west of Wilshire
Drive in Mount Prospect, Illinois. The site is bounded by Kensington Road to the north, single-
family homes to the east and south, and a vacant parcel and the Red Barn Restaurant and Brewery
to the west. The Randhurst Village Shopping Center is located north of the site.
Existing Roadway Systein Characteristics
The characteristics of the existing roadways near the development are described below and
illustrated in Figure 3.
Kensington Road is an east -west, major collector roadway that provides two lanes in each
direction. At its unsignalized intersections with Wilshire Drive, the Randhurst Village east access
doad, and the Home Depot service drive, Kensington Road provides two through lanes in each
direction. Kensington Road is signalized at its intersection with Rand Road to the west and
Wheeling Road to the east. Kensington Road has a posted speed limit of 35 mph, is under the
jurisdiction of the Illinois Department of Transportation (IDOT), is not designated as a Strategic
Regional Arterial (SRA) and carries an Annual Average Daily Traffic (AADT) volume of 8,100
(IDOT 2014) vehicles.
Wilshire Drive is a north -south, local roadway that provides one lane in each direction. At its
signalized intersection with Kensington Road, Wilshire Drive terminates and provides one
outbound lane under stop sign control. Wilshire Drive has a posted speed limit of 25 mph and is
under the jurisdiction of the Village of Mount Prospect.
The Randhurst Village Access Road is a north -south, local roadway that provides one lane in each
direction and serves as an access road for the Randhurst Village Shopping Center. At its
unsignalized intersection with Kensington Road, the access road terminates and provides an
exclusive left -turn lane and an exclusive right -turn lane under stop sign control. The Randhurst
Village access road has a posted speed limit of 20 mph and is under the jurisdiction of the Village
of Mount Prospect.
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Existing Traffic Volutnes
In order to determine current traffic conditions in the vicinity of the site, KLOA, Inc. conducted
peak period traffic counts using Miovision Video Scout Collection Units at the following
intersections:
® Kensington Road with Wilshire Drive
® Kensington Road with the Randhurst Village access road
® Kensington Road with the Home Depot service drive
The traffic counts were conducted on Thursday, December 20, 2018 during the morning (7:00
A.M. to 9:00 A.M.) and evening (4:00 P.M. to 6:00 P.M.) peak periods. The results of the traffic
counts showed that the weekday morning peak hour of traffic occurs from 7:30 A.M. to 8:30 A.M.
and the weekday evening peak hour of traffic occurs from 4:30 P.M. to 5:30 P.M. Figure 4
illustrates the existing peak hour traffic volumes.
Crash Analysis
KLOA, Inc. obtained the most recent available accident data from IDOT for the years 2012 to
2016 for the intersections of Kensington Road with Wilshire Drive and Kensington Road with the
Randhurst Village access road. A review of the accident data indicated that there were two total
crashes at the intersection of Kensington Road with Wilshire Drive and three total crashes at the
intersection of Kensington Road with the Randhurst Village access road. Further, no fatalities were
recorded at either intersection during the five-year period.
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In order to properly evaluate future traffic conditions in the surrounding area, it was necessary to
determine the traffic characteristics of the proposed development, including the directional
distribution and volumes of traffic that it will generate.
Proposed Site and Development Plan
As proposed, the site will be developed with a senior living development. The three-story building
will provide approximately 74 units, of which 63 will be one -bedroom units and 11 will be two-
bedroom units. A total of 52 off-street parking spaces will be provided on site. Access to the site
will be provided via a full access drive on Kensington Road opposite the Randhurst Village access
road. The proposed access drive will provide one inbound lane and one outbound lane with
outbound movements under stop sign control. A copy of the preliminary site plan can be found in
the Appendix.
Directional Distribution
The directional distribution for the senior living facility was estimated based on the location of the
site relative to the primary roadway system and the existing travel patterns as determined from the
traffic counts. Figure 5 illustrates the directional distribution.
Peak I.:..:lour Tri ffitc Volumes
The volume of traffic generated by a development is based on the type of land use and the size of
the development. The number of peak hour trips that will be generated by the proposed
development was estimated based on trip rates for Land -Use Code 252 (Senior Adult Housing -
Attached) published by ITE in its 10th Edition of the Trip Generation Manual. Table 1 shows the
peak hour traffic to be generated by the proposed development during the peak hours and on a
daily basis.
Table 1
PROJECTED SITE -GENERATED TRAFFIC VOLUMES
ITE Weekday Morning Weekday Evening Daily
Land- Type/Size Peak Hour Peak Hour Two -
Use Way
Code In Out Total In Out Total Trips
SeniorAdult
252 Housing - Detached 5 10 15 11 9 20 272
.4 Beds)
t��' nig,L.irid arc.r7,C?'WB.;urtF9�.F41,>tara�r��.lo't 6;.
The total projected traffic volumes include the existing traffic volumes, increase in background
traffic due to growth, and the traffic estimated to be generated by the proposed subject
development.
Developtnent Traffic Assign nent
The estimated weekday morning and evening peak hour traffic volumes that will be generated by
the proposed senior housing facility were assigned to the roadway system in accordance with the
previously described directional distribution (Figure 5). The new traffic assignment for the
proposed senior housing facility is illustrated in Figure 6.
Background Traffic Conditions
The existing traffic volumes (Figure 4) were increased by a regional growth factor to account for
the increase in existing traffic related to regional growth in the area (i.e., not attributable to any
particular planned development). Based on Average Daily Traffic (ADT) projections provided by
the Chicago Metropolitan Agency for Planning (CMAP), the existing traffic volumes will increase
by a compound annual growth rate of less than 0.5 percent per year. In order to provide for a
conservative analysis, existing traffic volumes were increased by 0.5 percent per year for a total
growth of 3 percent (one-year buildout plus five years). A copy of the CMAP projections letter is
included in the Appendix.
Total Projected Traffic olutnes
The development -generated traffic (Figure 6) was added to the existing traffic volumes taking into
account background growth to determine the Year 2024 total projected traffic volumes, shown in
Figure 7.
t��' nig,L.irid arc.r7,C?'WB.;urtF9�.F41,>tara�r��.lo't 6;.
NOT TO SCALE
M
a L 76 (206)
L 0 (0)M
°m 211 (501) 276 (700)
l'► 1 229 16221 ( r 3 (7) r 11 1141
11
354 (3781
34 c28 II `1 f II
2(41�m
SITE 1°
Iii 1°
-----------------------
Proposed
m m m m m m m m -----
Proposed
Senior Living Development Year 2024 Total Projected Traffic Volumes
Mt. Prospect, Illinois
453 (527) 1 N'
6 (22) �►
LEGEND
00 - AM PEAK HOUR (7:30-8:30 AM)
(00) - PM PEAK HOUR (4:30-5:30 PM)
/r1w •Ha
—AgLi. do ra.Aboona.l n c.
Job No: 19-005 Figure: 7
The following provides an evaluation conducted for the weekday morning and weekday evening
peak hours. The analysis includes conducting capacity analyses to determine how well the
roadway system and access drives are projected to operate and whether any roadway
improvements or modifications are required.
Traffic Analyses
Roadway and adjacent or nearby intersection analyses were performed for the weekday morning
and evening peak hours for the existing (Year 2018) and future projected (Year 2024) traffic
volumes.
The traffic analyses were performed using the methodologies outlined in the Transportation
Research Board's Highway Capacity Manual (HCM), 6' Edition and analyzed using the
Synchro/SimTraffic version 10 software.
The analyses for the unsignalized intersections determine the average control delay to vehicles at
an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop sign
(includes the time required to decelerate to a stop) until its departure from the stop sign and
resumption of free flow speed. The methodology analyzes each intersection approach controlled
by a stop sign and considers traffic volumes on all approaches and lane characteristics.
The ability of an intersection to accommodate traffic flow is expressed in terms of level of service,
which is assigned a letter from A to F based on the average control delay experienced by vehicles
passing through the intersection. The Highway Capacity Manual definitions for levels of service
and the corresponding control delay for signalized intersections and unsignalized intersections are
included in the Appendix of this report.
Summaries of the traffic analysis results showing the level of service and overall intersection delay
(measured in seconds) for the existing and Year 2024 total projected conditions are presented in
Tables 2 and 3. A discussion of the intersections follows. Summary sheets for the capacity
analyses are included in the Appendix.
t��' nig,L.irid arc.r7,C?'WB.;urtF9�.F41,>tara�r��.lo't 6;.
Table 2
CAPACITY ANALYSIS RESULTS - EXISTING CONDITIONS - UNSIGNALIZED
Kensington Road with Wilshire Drive
* Westbound Left Turns A 8.6
A
8.8
Northbound Approach B 11.8
B
14.9
Kensington Road with the Randhurst Village Access Road
Eastbound Left Turns A 7.9
A
9.6
* Southbound Left Turns B 14.5
E
45.2
Southbound Right Turns A 9.3
B
12.1
Kensington Road with the Home Depot Service Drive
Eastbound Left Turns A 7.7
A
9.9
a Southbound Approach -- --
B
10.4
LOS — Level of Service
Delay is measured in seconds.
t��' nig,L.irid arc.r7,C?'WB.;urtF9�.F41,>tara�r��.lo't 6;.
Table 3
CAPACITY ANALYSIS RESULTS - PROJECTED CONDITIONS - UNSIGNALIZED
Kensington Road with Wilshire Drive
* Westbound Left Turns
A
8.7
A
8.9
Northbound Approach
B
12.0
C
15.3
Kensington Road with the Randhurst Village Access Road
Eastbound Left Turns
A
8.0
A
9.7
* Westbound Left Turns
A
8.0
A
8.0
Northbound Approach
B
10.8
B
13.1
Southbound Left Turns
C
16.3
F
87.9
Southbound Right Turns
A
9.4
B
12.6
Kensington Road with the Home Depot
Service Drive
Eastbound Left Turns
A
7.7
B
10.1
a Southbound Approach
--
--
B
10.6
LOS — Level of Service
Delay is measured in seconds.
t��' nig,L.irid arc.r7,C?'WB.;urtF9�.F41,>tara�r��.lo't 6;.
Discussion and Recommendations
The following summarizes how the intersections are projected to operate and identifies any
roadway and traffic control improvements necessary to accommodate the development -generated
traffic.
Kensington Load with Wilshire Drive
The results of the capacity analysis indicate that all critical movements currently operate at Level
of Service (LOS) B or better during the weekday morning and weekday evening peak hours. Under
Year 2024 projected conditions, all critical movements are projected to operate at a similar LOS
during both peak hours with an increase in delay of less than one second. Further, westbound left
turns onto Wilshire Drive currently operate at LOS A during both peak hours and are projected to
continue to do so. As such, this intersection has sufficient reserve capacity to accommodate site
generated traffic and no roadway or traffic control improvements are required at this intersection
in conjunction with the proposed development.
Kensington Load with the Randhurst Mall Access Load and the Prol)osed Access Drive
The results of the capacity analyses indicate that the all critical movements currently operate at
LOS B or better during the weekday morning and weekday evening peak hours with the exception
of the southbound left -turn movement, which operates at LOS E during the weekday evening peak
hour. Under future conditions, the proposed access drive is projected to operate at LOS B during
both peak hours and inbound left -turn movements are projected to operate at LOS A during both
peak hours. Further, all existing turning movements will continue operating at the same LOS with
the exception of the southbound left -turn, which will operate at LOS C during the weekday
morning peak hour and LOS F during the weekday evening peak hour. The LOS of the southbound
left -turn movement is primarily due to high volume of vehicles that make this movement under
existing conditions. It is important to note that the analysis does not take into account the existing
signals to the east and west of the intersection which create additional gaps in the traffic stream
that are not included in the results.
Based on the projected left -turning movements and IDOT's Bureau Of Design And Environment
Manual, Chapter 36, Fig 36-3.G, a westbound exclusive left -turn lane will not be warranted at this
intersection. Additionally, based on right -turn lane warrants (Fig 36-3.A), an eastbound right -turn
lane will not be warranted. As such, the proposed access drive will be adequate in accommodating
the traffic projected to be generated by the proposed development and will provide efficient access.
A copy of the turn lane warrant figures is included in the appendix.
Proposed,,�'enior Nving, Development A&P -Ar t��' nig,L.irid arc.r7,C?'WB.;urtF9�.F41,>tara�r��.lo't 6;.
Kensington Road with JA me Dcpot .Service Drive
The results of the capacity analyses indicate that all the critical movements currently operate at
LOS B or better during the weekday morning and weekday evening peak hours. Under projected
conditions, all the critical movements are projected to continue operating at LOS B or better during
both peak hours. Further, the eastbound left -turn movement operates at a LOS A and will continue
to do so under projected conditions. As such, this intersection has sufficient reserve capacity to
accommodate site -generated traffic and no roadway or traffic control improvements are required
at this intersection in conjunction with the proposed development.
Proposed Pedestrian Crossing
As part of the development, a high visibility cross walk will be provided on Kensington Road
connecting the proposed development to the existing sidewalk system on the north side of
Kensington Road and to the Randhurst Village Shopping Center. As proposed, the crosswalk will
be located approximately 65 feet west of the Randhurst Village access road and 65 feet east of the
Home Depot Service Drive. The purpose of the crosswalk is to enhance pedestrian safety for
residents of the proposed development when crossing Kensington Road.
Recommended Cross Walk Design
Sidewalk Continuity Improvements
® Install sidewalk within the proposed development connecting the proposed building's entrance
or parking lot to the location of the proposed crosswalk.
Pedestrian Crossing Improvements
Provide sidewalk extensions with ADA -accessible ramps on the north and south side of the
roadway connecting to the existing and proposed sidewalk, respectively.
® Install crosswalk with high -visibility, continental -style crosswalk markings.
Install two-sided fluorescent yellow -green pedestrian crossing signs (WI 1-2) with diagonal
downward pointing arrow (W16 -7p) and solar powered flashing beacon assembly with timer
at the crosswalk on both sides of the roadway.
Advance Pedestrian Crossing Signage
Install advance fluorescent yellow -green pedestrian crossing signs (W11-2) with AHEAD
plaque (W16 -9p) in advance of the crosswalk on the eastbound and westbound sides of 127th
Street.
ropostrd ,,�"enior Nving, Development
t��' nig,L.irid arc.r7,C?'WB.;urtF9�.F41,>tara�r��.lo't 6;.
Parking Evaluation
As previously mentioned, the site will be developed with a three-story building with 74 senior
living units, of which 63 will be one -bedroom units and I I will be two-bedroom units. As part of
the plans, approximately 52 off-street parking spaces will be provided in a surface parking lot
around the proposed development. This translates into a parking ratio of 0.70 parking spaces per
unit, or 0.61 parking spaces per bedroom.
Village of Mount Prospect Requirements
The Mount Prospect Village Code requires a parking ratio of 0.75 spaces per unit. Based on the
above and the number of proposed units, the proposed development should provide a total of 56
parking spaces. As such, the proposed number of parking spaces is four spaces less than the Village
of Mount Prospect parking requirements.
Parking Demand Based on ITL Parking Data
In reviewing the survey data published in the Institute of Transportation Engineers' (ITE) 4th
Edition of the Parking Generation Manual for Land -Use Code 252 (Senior Adult Housing -
Attached), the following was determined:
The average peak period parking demand is 0.59 vehicles per dwelling unit
The 85th percentile peak period parking demand is 0.66 vehicles per dwelling unit
Based on the above and the number of proposed units, the proposed development should provide
a total of 44 parking spaces to meet average peak period parking demands and a total of 49 parking
spaces to meet 85th percentile peak period parking demands. As such, the proposed 52 parking
spaces will be adequate in accommodating the average and 85th percentile peak period parking
demands as published by ITE.
Coml)arison to Parking Ratios of Similar senior Living Devel(y)ments
A comparison of parking ratios of similar senior living developments in the area is summarized in
Table A (included in the appendix) which shows the number of units, parking spaces, and ratio of
parking spaces per unit. As shown in Table A, the proposed development parking ratio exceeds
the average of other similar developments. The proposed Kensington Road development will be
providing 0.70 spaces per unit, and the average of the four other similar developments is 0.66
spaces per unit. Based on the above, the proposed 52 parking spaces are adequate to accommodate
peak period parking demands.
As such, based on published parking demand data provided by ITE and on parking ratios of similar
developments recently approved or developed in the Chicago area, the proposed development will
provide sufficient parking to meet peak period parking demands.
ropostrd ��"trnior Oving, Development
t��' nig,L.irid arc.r7,C?'WB.;urtF9�.F41,>tara�r��.lo't 6;.
Based on the preceding analyses and recommendations, the following conclusions have been
made:
® The proposed development will generate a low volume of traffic, especially during the
weekday peak hours, and as a result will not have a significant impact on area roadways.
® The results of the capacity analyses indicate that the existing roadway system is sufficient
to accommodate the traffic to be generated by the proposed development.
® The proposed access system will provide efficient ingress/egress accessibility to site -
generated traffic volumes.
® A high visibility crosswalk is recommended on the west leg of Kensington Road at its
intersection the proposed access drive.
® The proposed parking supply will be adequate in accommodating peak period parking
demands.
t��' nig,L.irid arc.r7,C?'WB.;urtF9�.F41,>tara�r��.lo't 6;.
Appendix
Traffic Count Summary Sheets
Preliminary Site Plan
Level of Service Criteria
Capacity Analysis Summary Sheets
Turn Lane Warrant Figures
Parking Ratios at Senior Living Facilities
Traffic Count Summary Sheets
Kenig Lindgren O'Hara Aboona, Inc.
9575 W. Higgins Rd., Suite 400
Rosemont, Illinois, United States 60015
(847)515-9990
Turnina Movement Data
Count Name: Kensington Road with Wilshire
Drive
Site Code:
Start Date: 12/20/2015
Page No: 1
Start Time
U -Turn
Thru
Kensington Road
Eastbound
Right Peds
App. Total
U -Turn
Left
Kensington Road
Westbound
Thru Peds
App. Total
U -Turn
Left
Wilshire Drive
Northbound
Right Peds
App. Total
Int. Total
7AO AM
0
72
1
73
0
0
22
22
0
1
6
7
102
7:15 AM
0
73
2
75
0
2
44
46
0
3
8
11
132
7:30 AM
0
100
2
102
0
3
74 2
77
0
4
6
10
189
7.45 AM
0
106
1
107
0
4
fib 2
72
0
5
5
10
189
Hourly Total
0
351
6 0
357
0
9
208 5
217
0
13
25 0
38
612
8c0 AM
0
117
0
117
0
0
54
54
0
2
4
6
177
8:15 AM
0
110
3
113
0
4
69
73
0
3
3
6
192
8:30 AM
0
86
2
88
0
1
76
77
0
5
2
7
172
8A5 AM
0
87
1
88
0
3
60
63
0
2
5
7
158
Hourly Total
0
400
6 0
406
0
8
259 0
287
0
12
14 0
26
699
BREAK
4A0 PM
0
115
6
121
0
3
157
160
0
5
5
10
291
4:15 PM
0
110
3
113
0
4
139
143
0
5
5
10
266
4:30 PM
0
127
6
133
0
2
166
168
0
4
4
8
309
4A5 PM
0
130
1
131
0
6
169
175
0
4
3
7
313
Hourly Total
0
482
16 0
498
0
15
631 0
646
0
18
17 0
35
1179
5:00 PM
0
121
9
130
0
5
189 2
194
0
3
6 2
9
333
5:15 PM
0
124
6
130
0
1
149
150
0
3
6
9
289
5:30 PM
0
111
2
113
0
6
164
170
0
7
3
10
293
5A5 PM
0
121
8
129
0
4
146
150
0
12
8
20
299
Hourly Total
0
477
25 0
502
0
16
648 2
664
0
25
23 3
48
1214
Grand Total
0
1710
53
1783
0
48
1746
1794
0
fib
79
147
3704
Approach %
0.0
97.0
3.0
0.0
2.7
97.3
0.0
48.3
53.7
Total %
0.0
48.2
14
47.8
0.0
1.3
47.1
484
0.0
1.8
2.1
4.0
Lights
0
1693
51
1744
0
43
1733
1776
0
fib
73
141
3661
Lights
99.0
98.2
98.9
89.8
99.3
99.0
100.0
924
95.9
98.8
Buses
0
9
0
9
0
4
5
9
0
0
5
5
23
Buses
0.5
0.0
0.5
8.3
0.3
0.5
0.0
8.3
34
0.8
Single -Unit Trucks
0
4
2
6
0
1
7
8
0
0
1
1
15
Single -Unit Trucks
0.2
3.8
0.3
2.1
04
04
0.0
1.3
0.7
04
Articulated Trucks
0
4
0
4
0
0
1
1
0
0
0
0
5
Articulated Trucks
0.2
0.0
0.2
0.0
0.1
0.1
0.0
0.0
0.0
0.1
Bicycles on Road0
0
0
0
0
0
0
0
0
0
0
0
0
Bicycles on Road
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Pedestrians
Pedestrians
Kenig Lindgren O'Hara Aboona, Inc.
9575 W. Higgins Rd., Suite 400
Rosemont, Illinois, United States 60018
(847)518-9990
rrm21rnA.rira:IT-729&W. a:rma.T.W. NATIvieuAbi
Count Name: Kensington Road with Wilshire
Drive
Site Code:
Start Date: 12/20/2018
Page No: 2
Start Time
U -Turn
Thr.
Kensington Road
Eastbound
Right Peds
App. Total
U -Turn
Left
Kensington Road
Westbound
Thr. Peds
App. Total
U -Turn
Left
Wilshire Drive
Northbound
Right Peds
App. Total
Int. Total
7:30 AM
0
100
2
102
0
3
74 2
77
0
4
fi
10
189
7.45 AM
0
106
1
107
0
4
fib 2
72
0
5
5
10
189
8c0 AM
0
117
0
117
0
0
54
54
0
2
4
fi
177
8:15 AM
0
110
3
113
0
4
69
73
0
3
3
fi
192
Total
0
433
fi
439
0
11
265
276
0
14
18
32
747
Approach %
0.0
98.6
1 4
0.0
4.0
96.0
0.0
43.8
56.3
Total %
0.0
58.0
0.8
58.8
0.0
1.5
35.5
369
0.0
1.9
2A
4.3
PHF
0.000
0.925
0.500
0.938
0.000
O.688
0.895
0.896
0.000
0.700
0.750
0.800
0.973
Lights
0
427
fi
433
0
9
261
270
0
14
16
30
733
% Lights
98.6
100.0
98.6
81.8
98.5
97.8
100.0
88.9
93.8
98.1
Buses
0
2
0
2
0
2
2
4
0
0
2
2
8
% Buses
0.5
0.0
0.5
18.2
0.8
1.4
0.0
11.1
6.3
1.1
Single -Unit Trucks
0
1
0
1
0
0
2
2
0
0
0
0
3
%Single -Unit Trucks
0.2
0.0
0.2
0.0
0.8
0.7
0.0
0.0
0.0
04
Articulated Trucks
0
3
0
3
0
0
0
0
0
0
0
0
3
% Articulated Trucks
0.7
0.0
0.7
0.0
0.0
0.0
0.0
0.0
0.0
04
Bicycles on Road
0
0
0
00
0
0
0
0
0
0
0
0
% Bicycles on Road
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Pedestrians
% Pedestrians
Kenig Lindgren O'Hara Aboona, Inc.
9575 W. Higgins Rd., Suite 400
Rosemont, Illinois, United States 60018
(847)518-9990
rrm21MA * .rira:.ra si �:rma. EIKCTI»�Lkl
Count Name: Kensington Road with Wilshire
Drive
Site Code:
Start Date: 12/20/2018
Page No: 3
Start Time
U -Turn
Thr.
Kensington Road
Eastbound
Right Peds
App. Total
U -Turn
Left
Kensington Road
Westbound
Thr. Peds
App. Total
U -Turn
Left
Wilshire Drive
Northbound
Right Peds
App. Total
Int. Total
4:30 PM
0
127
6
133
0
2
166
168
0
4
4
8
309
4A5 PM
0
130
1
131
0
6
169
175
0
4
3
7
313
5:00 PM
0
121
9
130
0
5
189 2
194
0
3
6 2
9
333
5:15 PM
0
124
6
130
0
1
149
150
0
3
6
9
289
Total
0
502
22
524
0
14
673 2
687
0
14
19
33
1244
Approach %
0.0
95.8
4.2
0.0
2.0
98.0
0.0
424
57.8
Total %
0.0
40.4
1.8
42.1
0.0
1.1
54.1
55.2
0.0
1.1
1.5
2.7
PHF
0.000
0.985
0.811
0.985
0.000
0.583
0.890
0.885
0.000
0.875
0.792
0.917
0.934
Lights
0
499
22
521
0
13
670
683
0
14
18
32
1236
% Lights
99A
100.0
99A
92.9
99.8
994
100.0
94.7
97.0
99A
Buses
0
2
0
2
0
0
1
1
0
0
0
0
3
%Buses
04
0.0
04
0.0
0.1
0.1
0.0
0.0
0.0
0.2
Single -Unit Trucks
0
1
0
1
0
1
2
3
0
0
1
1
5
%Single -Unit Trucks
0.2
0.0
0.2
7.1
0.3
04
0.0
5.3
3.0
04
Articulated Trucks
0
0
0
0
0
0
0
0
0
0
0
0
0
% Articulated Trucks
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Bicycles on Road
0
0
0
00
0
0
0
0
0
0
0
0
% Bicycles on Road
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Pedestrians
2
% Pedestrians
Kenig Lindgren O'Hara Aboona, Inc.
9575 W. Higgins Rd., Suite 400
Rosemont, Illinois, United States 60015
(847)515-9990
Turnina Movement Data
Count Name: Kensington Road with Randhurst
Village Access Roadway
Site Code:
Start Date: 12/20/2015
Page No: 1
Start Time
U -Turn
Left
Kensington Road
Eastbound
Thru Peds
App. Total
U -Turn
Thru
Kensington Road
Westbound
Right Peds
App. Total
U -Turn
Randhurst
Left
Village Access
Southbound
Right
Roadway
Peds
App. Total
Int. Total
7AO AM
0
4
53
57
0
20
9
29
0
18
1
19
105
7:15 AM
0
2
57
59
0
35
12
47
0
15
1
16
122
7:30 AM
0
2
72
74
0
60
14
74
0
26
3
29
177
T45 AM
0
3
84
87
0
49
24
73
0
32
5
37
197
Hourly Total
0
11
266 0
277
0
164
59 0
223
0
91
10
1
101
601
8c0 AM
0
8
84
92
0
45
15
60
0
29
4
33
185
8:15 AM
0
5
77
82
0
48
23
71
0
31
3
34
187
8:30 AM
0
5
fit
67
0
fit
19
80
0
26
1
27
174
845 AM
0
4
63
67
0
47
20
67
0
22
8
30
164
Hourly Total
0
22
286 0
308
0
201
77 0
278
0
108
16
4
124
710
BREAK
4A0 PM
0
9
73
82
0
119
39
158
0
51
5
56
296
4:15 PM
0
fi
72
78
0
91
60
151
0
41
5
46
275
4:30 PM
0
8
67
75
0
121
42
163
0
64
10
74
312
4.45 PM
0
10
80
90
0
120
57
177
0
53
10
2
63
330
Hourly Total
0
33
292 0
325
0
451
198 0
649
0
209
30
2
239
1213
5Ao PM
0
7
92
99
0
144
54
198
0
39
fi
45
342
5:15 PM
0
3
86
89
0
91
53 2
144
0
41
4
45
278
5:30 PM
0
5
fit
fifi
0
117
49
166
0
54
9
63
295
545 PM
0
7
76
83
0
114
55
169
0
55
7
fit
314
Hourly Total
0
22
315 0
337
0
466
211 2
677
0
189
26
0
215
1229
Grand Total
0
88
1159
1247
0
1282
545 2
1827
0
597
82
679
3753
Approach %
0.0
7.1
92.9
0.0
70.2
29.8
0.0
87.9
12.1
Total %
0.0
2.3
30.9
33.2
0.0
34.2
14.5
48.7
0.0
15.9
2.2
18.1
Lights
0
83
1146
1229
0
1274
540
1814
0
592
79
671
3714
Lights
94.3
98.9
98.6
994
99.1
99.3
99.2
96.3
98.8
99.0
Buses
0
0
8
8
0
3
0
3
0
0
0
0
11
Buses
0.0
0.7
O.fi
0.2
0.0
0.2
0.0
0.0
0.0
0.3
Single -Unit Trucks
0
3
3
fi
0
4
5
9
0
3
3
fi
21
Single -Unit Trucks
34
0.3
0.5
0.3
0.9
0.5
0.5
3.7
0.9
O.fi
Articulated Trucks
0
2
2
4
0
1
0
1
0
2
0
2
7
Articulated Trucks
2.3
0.2
0.3
0.1
0.0
0.1
0.3
0.0
0.3
0.2
Bicycles on Road0
0
0
0
0
0
0
0
0
0
0
0
0
Bicycles on Road
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Pedestrians
2
Pedestrians
Kenig Lindgren O'Hara Aboona, Inc.
9575 W. Higgins Rd., Suite 400
Rosemont, Illinois, United States 60018
(847)518-9990
rrm21rnA.rira:IT-729&W. a:rma.T.W. NATIvieuAbi
Count Name: Kensington Road with Randhurst
Village Access Roadway
Site Code:
Start Date: 12/20/2018
Page No: 2
Start Time
U -Turn
Left
Kensington Road
Eastbound
Thr. Peds
App. Total
U -Turn
Thr.
Kensington Road
Westbound
Right Peds
App. Total
U -Turn
Randhurst
Left
Village Access Roadway
Southbound
Right Peds
App. Total
Int. Total
7:30 AM
0
2
72
74
0
60
14
74
0
26
3
29
177
T45 AM
0
3
84
87
0
49
24
73
0
32
5
37
197
8c0 AM
0
8
84
92
0
45
15
60
0
29
4
33
185
8:15 AM
0
5
77
82
0
48
23
71
0
31
3
34
187
Total
0
18
317
335
0
202
76
278
0
118
15
133
746
Approach %
0.0
54
94.6
0.0
72.7
27.3
0.0
88.7
11.3
Total %
0.0
24
42.5
44.9
0.0
27.1
10.2
37.3
0.0
15.8
2.0
17.8
PHF
0.000
0.563
0.943
0.910
0.000
0.842
0.792
0.939
0.000
0.922
0.750
0.899
0.947
Lights
0
16
313
329
0
200
75
275
0
117
15
132
736
Lights
88.9
98.7
98.2
99.0
98.7
98.9
99.2
100.0
99.2
98.7
Buses
0
0
2
2
0
1
0
1
0
0
0
0
3
Buses
0.0
O.fi
O.fi
0.5
0.0
04
0.0
0.0
0.0
04
Single -Unit Trucks
0
2
1
3
0
0
1
1
0
0
0
0
4
Single -Unit Trucks
11.1
0.3
0.9
0.0
1.3
04
0.0
0.0
0.0
0.5
Articulated Trucks
0
0
1
1
0
1
0
1
0
1
0
1
3
Articulated Trucks
0.0
0.3
0.3
0.5
0.0
04
0.8
0.0
0.8
04
Bicycles on Road
0
0
0
00
0
0
0
0
0
0
0
0
Bicycles on Road
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Pedestrians
Pedestrians
Kenig Lindgren O'Hara Aboona, Inc.
9575 W. Higgins Rd., Suite 400
Rosemont, Illinois, United States 60018
(847)518-9990
rrm21MA * .rira:.ra si �:rma. EIKCTI»�Lkl
Count Name: Kensington Road with Randhurst
Village Access Roadway
Site Code:
Start Date: 12/20/2018
Page No: 3
Start Time
U -Turn
Left
Kensington Road
Eastbound
Thr. Peds
App. Total
U -Turn
Thr.
Kensington Road
Westbound
Right Peds
App. Total
U -Turn
Randhurst
Left
Village Access Roadway
Southbound
Right Peds
App. Total
Int. Total
4:30 PM
0
8
67
75
0
121
42
163
0
64
10
74
312
4.45 PM
0
10
80
90
0
120
57
177
0
53
10 2
63
330
5A0 PM
0
7
92
99
0
144
54
198
0
39
fi
45
342
5:15 PM
0
3
86
89
0
91
53 2
144
0
41
4
45
278
Total
0
28
325
353
0
476
206 2
682
0
197
30 2
227
1262
Approach %
0.0
7.9
92.1
0.0
69.8
30.2
0.0
86.8
13.2
Total %
0.0
2.2
25.8
28.0
0.0
37.7
16.3
54.0
0.0
15.6
24
18.0
PHF
0.000
0.700
0.883
0.891
0.000
0.826
0.904
OA61
0.000
0.770
0.750
0.767
0.923
Lights
0
28
322
350
0
475
205
680
0
197
29
226
1256
Lights
100.0
99.1
99.2
99.8
99.5
99.7
100.0
96.7
99.6
99.5
Buses
0
0
2
2
0
0
0
0
0
0
0
0
2
Buses
0.0
O.fi
O.fi
0.0
0.0
0.0
0.0
0.0
0.0
0.2
Single -Unit Trucks
0
0
1
1
0
1
1
2
0
0
1
1
4
Single -Unit Trucks
0.0
0.3
0.3
0.2
0.5
0.3
0.0
3.3
04
0.3
Articulated Trucks
0
0
0
0
0
0
0
0
0
0
0
0
0
Articulated Trucks
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
I 0.0
Bicycles on Road
0
0
0
00
0
0
0
0
0
0
0
0
Bicycles on Road
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
0.0
Pedestrians
2
2
Pedestrians
Kenig Lindgren O'Hara Aboona, Inc.
9575 W. Higgins Rd., Suite 400
Rosemont, Illinois, United States 60015
(847)515-9990
Turnina Movement Data
Count Name: Kensington Road with Home
Depot Service Drive
Site Code:
Start Date: 12/20/2015
Page No: 1
Start Time
U -Turn
Left
Kensington Road
Eastbound
Thru Peds
App. Total
U -Turn
Thru
Kensington Road
Westbound
Right Peds
App. Total
U -Turn
Left
Home Depot Service Drive
Southbound
Right Peds
App. Total
Int. Total
7AO AM
0
1
58
59
0
23
0
23
0
0
0
0
82
7:15 AM
0
0
58
58
0
32
0
32
0
1
0
1
91
7:30 AM
0
0
69
69
0
fit
0
fit
0
0
0
0
131
745 AM
0
1
83
84
0
56
0
56
0
0
0
0
140
Hourly Total
0
2
268 0
270
0
173
0 0
173
0
1
0 1
1
444
8cO AM
0
0
95
95
0
50
0
50
0
0
0
0
145
8:15 AM
0
0
89
89
0
49
0
49
0
0
0
0
138
8:30 AM
0
0
fifi
fifi
0
fit
0
fit
0
1
1
2
129
845 AM
0
0
fib
fib
0
55
0
55
0
0
0
0
123
Hourly Total
0
0
318 0
318
0
215
0 0
215
0
1
1 2
2
535
BREAK
4A0 PM
0
0
84
84
0
127
0
127
0
0
0
0
211
4:15 PM
0
0
71
71
0
105
0
105
0
0
0
0
176
4:30 PM
1
0
79
80
0
128
0
128
0
0
0
0
208
4.45 PM
0
0
95
95
0
129
0
129
0
0
1 2
1
225
Hourly Total
1
0
329 0
330
0
489
0 0
489
0
0
1 3
1
820
5Ao PM
1
0
95
96
0
143
0
143
0
0
0
0
239
5:15 PM
0
1
90
91
0
101
0
101
0
0
0
0
192
5:30 PM
0
1
60
fit
0
123
0
123
0
0
0
0
184
5A5 PM
0
0
88
88
0
127
0
127
0
0
1
1
216
Hourly Total
1
2
333 0
336
0
494
0 0
494
0
0
1 0
1
831
Grand Total
2
4
1248
1254
0
1371
0
1371
0
2
3
5
2630
Approach %
0.2
0.3
99.5
0.0
100.0
0.0
0.0
40.0
60c
Total %
0.1
0.2
47.5
47.7
0.0
52.1
0.0
52.1
0.0
0.1
0.1
0.2
Lights
2
1
1230
1233
0
1357
0
1357
0
1
0
1
2591
Lights
100.0
25.0
98.6
98.3
99.0
99.0
50.0
0.0
20.0
98.5
Buses
0
0
9
9
0
4
0
4
0
0
0
0
13
Buses
0.0
0.0
0.7
0.7
0.3
0.3
0.0
0.0
0.0
0.5
Single -Unit Trucks
0
2
fi
8
0
8
0
8
0
0
2
2
18
Single -Unit Trucks
0.0
50.0
0.5
O.fi
O.fi
O.fi
0.0
66.7
40.0
0.7
Articulated Trucks
0
1
3
4
0
1
0
1
0
1
1
2
7
Articulated Trucks
0.0
25.0
0.2
0.3
0.1
0.1
50.0
33.3
40.0
0.3
Bicycles on Road
0
0
0
0
1 0
1
0
1
0
0
0
0
1 1
Bicycles on Road
0.0
0.0
0.0
0.0
0.1
0.1
0.0
0.0
0.0
0.0
Pedestrians
Pedestrians
Kenig Lindgren O'Hara Aboona, Inc.
9575 W. Higgins Rd., Suite 400
Rosemont, Illinois, United States 60018
(847)518-9990
rrm21rnA.rira:IT-729&W. M:rma.T.W. NATIvieuAbi
Count Name: Kensington Road with Home
Depot Service Drive
Site Code:
Start Date: 12/20/2018
Page No: 2
Start Time
U -Turn
Left
Kensington Road
Eastbound
Thr. Peds
App. Total
U -Turn
Thr.
Kensington Road
Westbound
Right Peds
App. Total
U -Turn
Left
Home Depot Service Drive
Southbound
Right Peds
App. Total
Int. Total
7:30 AM
0
0
69
69
0
fit
0
fit
0
0
0
0
131
745 AM
0
1
83
84
0
56
0
56
0
0
0
0
140
8cO AM
0
0
95
95
0
50
0
50
0
0
0
0
145
8:15 AM
0
0
89
89
0
49
0
49
0
0
0
0
138
Total
0
1
336
337
0
217
0
217
0
0
0
0
554
Approach %
0.0
0.3
99.7
0.0
100.0
0.0
0.0
0.0
0.0
Total %
0.0
0.2
60.6
60.8
0.0
39.2
0.0
39.2
0.0
0.0
0.0
0.0
PHF
0.000
0.250
0.884
0.887
0.000
0.875
0.000
0.875
0.000
0.000
0.000
0.000
0.955
Lights
0
0
330
330
0
214
0
214
0
0
0
0
544
Lights
0.0
98.2
97.9
98.6
98.6
98.2
Buses
0
0
2
2
0
2
0
2
0
0
0
0
4
Buses
0.0
O.fi
O.fi
0.9
0.9
0.7
Single -Unit Trucks
0
0
3
3
0
0
0
0
0
0
0
0
3
Single -Unit Trucks
0.0
0.9
0.9
0.0
0.0
0.5
Articulated Trucks
0
1
1
2
0
1
0
1
0
0
0
0
3
Articulated Trucks
100.0
0.3
O.fi
0.5
0.5
0.5
Bicycles on Road
0
0
0
00
0
0
0
0
0
0
0
0
Bicycles on Road
0.0
0.0
0.0
0.0
0.0
0.0
Pedestrians
Pedestrians
Kenig Lindgren O'Hara Aboona, Inc.
9575 W. Higgins Rd., Suite 400
Rosemont, Illinois, United States 60018
(847)518-9990
rrm21MA * .rira:.ra si �:rma. EIKCTI»�Lkl
Count Name: Kensington Road with Home
Depot Service Drive
Site Code:
Start Date: 12/20/2018
Page No: 3
Start Time
U -Turn
Left
Kensington Road
Eastbound
Thr. Peds
App. Total
U -Turn
Thr.
Kensington Road
Westbound
Right Peds
App. Total
U -Turn
Left
Home Depot Service Drive
Southbound
Right Peds
App. Total
Int. Total
4:30 PM
1
0
79
80
0
128
0
128
0
0
0
0
208
4.45 PM
0
0
95
95
0
129
0
129
0
0
1 2
1
225
5A0 PM
1
0
95
96
0
143
0
143
0
0
0
0
239
5:15 PM
0
1
90
91
0
101
0
101
0
0
0
0
192
Total
2
1
359
362
0
501
0
501
0
0
1
1
864
Approach %
O.fi
0.3
99.2
0.0
100.0
0.0
0.0
0.0
100.0
Total %
0.2
0.1
41 .6
41.9
0.0
58.0
0.0
58.0
0.0
0.0
0.1
0.1
PHF
0.500
0.250
0.945
0.943
0.000
0.876
0.000
0.876
0.000
0.000
0.250
0.250
0.904
Lights
2
0
355
357
0
497
0
497
0
0
0
0
854
Lights
100.0
0.0
98.9
98.6
99.2
99.2
0.0
0.0
98.8
Buses
0
0
3
3
0
0
0
0
0
0
0
0
3
Buses
0.0
0.0
0.8
0.8
0.0
0.0
0.0
0.0
0.3
Single -Unit Trucks
0
1
1
2
0
3
0
3
0
0
0
0
5
Single -Unit Trucks
0.0
100.0
0.3
O.fi
O.fi
O.fi
0.0
0.0
O.fi
Articulated Trucks
0
0
0
0
0
0
0
0
0
0
1
1
1
Articulated Trucks
I 0.0
0.0
0.0
0.0
0.0
0.0
100.0
100.0
I 0.1
Bicycles on Road
0
0
0
00
1
0
1
0
0
0
0
1
Bicycles on Road
0.0
0.0
0.0
0.0
0.2
0.2
0.0
0.0
0.1
Pedestrians
Pedestrians
Preliminary Site Plan
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CMAP 2050 Projections Letter
0
Andrew Bowen
Consultant
.0,111, a MOW,
Kenig, Lindgren, O'Hara and Aboona, Inc.
9575 West Higgins Road
Suite 400
Rosemont, IL 60018
Subject: Kensington Road east of Rand Road
IDOT
Dear Ms. Bowen:
223 South Wacker Drive
Suite '800
Chicago; Illinois 60606
312 454 0400
www.comap.11linois.gov
January 16, 2019
In response to a request made on your behalf and dated January 16, 2019, we have
developed year 2050 average daily traffic (ADT) projections for the subject location.
ROAD SEGMENT
I Current ADT
Year 2050 ADT
Kensington Rd east of Rand Rd
1 8,100
9,400
Traffic projections are developed using existing ADT data provided in the request letter
and the results from the October 2018 CMAP Travel Demand Analysis. The regional
travel model uses CMAP 2050 socioeconomic projections and assumes the
implementation of the ON TO 2050 Comprehensive Regional Plan for the Northeastern
Illinois area. The provision of this data in support of your request does not constitute a
CMAP endorsement of the proposed development or any subsequent developments.
If you have any questions, please call me at (312) 386-8806.
Sincerely,
Jose Rodriguez, PTP, AICP
Senior Planner, Research & Analysis
cc: Quigley (IDOT)
S:AAdminGroups\ResearchAnalysis\2019 ForecastsTrafficAMountProspect\ck-07-19\ck-07-19.docx
Level of Service Criteria
LEVEL OF SERVICE CRITERIA
Signalized
Intersections
Average Control
Level of
.
Service
• •n (seconds
per vehicle)
Favorable progression. Most vehicles arrive during the
<_10
green indication and travel through the intersection
without stopping.
B
Good progression, with more vehicles stopping than for
>10 - 20
Level of Service A.
C
Individual cycle failures (i.e., one or more queued
>20 - 35
vehicles are not able to depart as a result of insufficient
capacity during the cycle) may begin to appear.
Number of vehicles stopping is significant, although many
vehicles still pass through the intersection without
stopping.
D
The volume -to -capacity ratio is high and either
>35 - 55
progression is ineffective or the cycle length is too long.
Many vehicles stop and individual cycle failures are
noticeable.
E
Progression is unfavorable. The volume -to -capacity ratio
>55 - 80
is high and the cycle length is long. Individual cycle
failures are frequent.
F
The volume -to -capacity ratio is very high, progression is
>80.0
very poor, and the cycle length is long. Most cycles fail
to clear the queue.
Unsignalized
Intersections
Level of .g- Total-.
A
0-10
B
> 10 - 15
C
>15-25
D
>25-35
E
>35-50
F
> 50
Source: Highway
Capacity Manual, 2010.
Capacity Analysis Summary Sheets
Existing Weekday Morning Peak Hour Conditions
HCM 6th TWSC
1: Kensington Road & Home Depot Service drive 01/16/2019
Int Delay, s/veh
Future Vol, veh/h
1
339
218
0
0
0
Conflicting Peds, #/hr
3
0
0
3
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None-
None
-
None
,
Storage Length
_
0
Veh in Median Storage, # -
0
0
-
0
-
Grade, %
-
0
0
0
Peak Hour Factor
96
96
96
96
96
96
Heavy Vehicles, %
0
2
1
0
0
0
Mvmt Flow
1
353
227
0
0
0
Conflicting Flow All
230
0
-
0
409
117
Stage 1
-
-
-
230
-
Stage 2
-
-
179
-
Critical Hdwy
4.1
-
-
6.8
6.9
Critical Hdwy Stg 1
-
-
5.8
-
Critical Hdwy Stg 2
-
-
-
-
5.8
-
Follow-up Hdwy
2.2
-
3.5
3.3
Pot Cap -1 Maneuver
1350
-
-
-
576
919
Stage 1
-
-
792
-
Stage 2
-
-
-
840
-
Platoon blocked, %
Mov Cap -2 Maneuver 572
Stage 1 - - - 789 I -
Stage 2 837
HCM LOS A
HCM Lane V/C Ratio 0.001
HCM Lane LOS
Kensington Road Senior Living 01/16/2019 Existing Morning Peak Hour Synchro 10 Report
Page 1
HCM 6th TWSC
2: Kensington Road & Randhurst Village Access Road 01/16/2019
Int Delay, s/veh 2.7
Future Vol, veh/h
18
321
203
76
118
15
Conflicting Peds, #/hr
2
0
0
2
2
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None-
None
-
None
Storage Length
_
0
145
Veh in Median Storage, # -
0
0
-
0
-
Grade, %
-
0
0
0
-
Peak Hour Factor
92
92
92
92
92
92
Heavy Vehicles, %
0
1
1
1
0
3
Mvmt Flow
20
349
221
83
128
16
Conflicting Flow All
306
0
-
0
482
154
Stage 1
-
-
-
265
-
Stage 2
-
-
217
-
Critical Hdwy
4.1
-
-
6.8
6.96
Critical Hdwy Stg 1
-
-
5.8
-
Critical Hdwy Stg 2
-
-
-
-
5.8
-
Follow-up Hdwy
2.2
-
3.5
3.33
Pot Cap -1 Maneuver
1266
-
-
-
518
861
Stage 1
-
-
761
-
Stage 2
-
-
-
804
-
Platoon blocked, %
Mov Cap -2 Maneuver 506
Stage 1 - - - 744 -
Stage 2 802
HCM LOS B
HCM Lane V/C Ratio 0.015 - - - 0.253 0.019
HCM Lane LOS
Kensington Road Senior Living 01/16/2019 Existing Morning Peak Hour Synchro 10 Report
Page 2
HCM 6th TWSC
3: Wilshire Drive & Kensington Road 01/16/2019
Int Delay, s/veh 0.7
Future Vol, veh/h
433
6
11
265
14
18
Conflicting Peds, #/hr
0
0
0
0
0
4
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None
-
None
-
None
,
Storage Length
0
Veh in Median Storage, # 0
-
-
0
0
-
Grade, %
0
-
0
0
Peak Hour Factor
97
97
97
97
97
97
Heavy Vehicles, %
1
0
18
1
0
11
Mvmt Flow
446
6
11
273
14
19
Conflicting Flow All
0
0
452
0
608
230
Stage 1
-
-
-
449
I -
Stage 2
-
-
-
-
159
-
Critical Hdwy
-
;
4.46
-
6.8
7.12
Critical Hdwy Stg 1
-
-
-
-
5.8
-
Critical Hdwy Stg 2
-
-
-
-
5.8
-
Follow-up Hdwy
-
-
2.38
-
3.5
3.41
Pot Cap -1 Maneuver
-
-
1000
-
432
745
Stage 1
-
-
-
-
616
-
Stage 2
-
-
-
859
I -
Platoon blocked, %
-
-
-
Mov Cap -2 Maneuver 426
Stage 1 - - - 608 -
Stage 2 859
HCM LOS B
HCM Lane V/C Ratio 0.059 - - 0.011
HCM Lane LOS
Kensington Road Senior Living 01/16/2019 Existing Morning Peak Hour Synchro 10 Report
Page 3
Capacity Analysis Summary Sheets
Existing Weekday Evening Peak Hour Conditions
HCM 6th TWSC
1: Kensington Road & Home Depot Service drive 01/16/2019
Int Delay, s/veh 0.1
Future Vol, veh/h
3
359
599
0
0
3
Conflicting Peds, #/hr
3
0
0
3
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None-
None
-
None
,
Storage Length
_
0
Veh in Median Storage, # -
0
0
-
0
-
Grade, %
-
0
0
0
Peak Hour Factor
90
90
90
90
90
90
Heavy Vehicles, %
33
1
1
0
0
0
Mvmt Flow
3
399
666
0
0
3
Conflicting Flow All
669
0
-
0
875
336
Stage 1
-
-
-
669
I -
Stage 2
-
-
206
-
Critical Hdwy
4.76
-
-
6.8
6.9
Critical Hdwy Stg 1
-
-
5.8
-
Critical Hdwy Stg 2
-
-
-
-
5.8
-
Follow-up Hdwy
2.53
-
3.5
3.3
Pot Cap -1 Maneuver
736
-
-
-
293
666
Stage 1
-
-
476
-
Stage 2
-
-
-
814
-
Platoon blocked, %
Mov Cap -2 Maneuver 290
Stage 1 - - - 472 -
Stage 2 812
HCM LOS B
HCM Lane V/C Ratio 0.005 - - - 0.005
HCM Lane LOS
Kensington Road Senior Living 01/16/2019 Existing Evening Peak Hour Synchro 10 Report
Page 1
HCM 6th TWSC
2: Kensington Road & Randhurst Village Access Road 01/16/2019
Int Delay, s/veh 7.8
Future Vol, veh/h
28
331
481
206
197
118
Conflicting Peds, #/hr
5
0
0
5
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None-
None
-
None
Storage Length
_
0
145
Veh in Median Storage, # -
0
0
-
0
-
Grade, %
-
0
0
0
-
Peak Hour Factor
95
95
95
95
95
95
Heavy Vehicles, %
11
1
1
1
1
0
Mvmt Flow
29
348
506`
217
207
124
Conflicting Flow All
728
0
-
0
852
367
Stage 1
-
-
-
620
-
Stage 2
-
-
232
-
Critical Hdwy
4.32
-
-
6.82
6.9
Critical Hdwy Stg 1
-
-
5.82
-
Critical Hdwy Stg 2
-
-
-
-
5.82
-
Follow-up Hdwy
2.31
-
3.51
3.3
Pot Cap -1 Maneuver
814
-
-
-
301
636
Stage 1
-
-
502
-
Stage 2
-
-
-
788
-
Platoon blocked, %
Mov Cap -2 Maneuver 285
Stage 1 - - - 477 -
Stage 2 784
HCM LOS D
HCM Lane V/C Ratio 0.036 - - - 0.728 0.196
HCM Lane LOS
Kensington Road Senior Living 01/16/2019 Existing Evening Peak Hour Synchro 10 Report
Page 2
HCM 6th TWSC
3: Wilshire Drive & Kensington Road 01/16/2019
Int Delay, s/veh 0.6
Future Vol, veh/h
506
22
14
673
14
19
Conflicting Peds, #/hr
0
3
3!
0
0
2
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None
-
None
-
None
,
Storage Length
0
Veh in Median Storage, # 0
-
-
0
0
-
Grade, %
0
-
0
0
Peak Hour Factor
93
93
93
93
93
93
Heavy Vehicles, %
1
0
7
0
0
5
Mvmt Flow
544
24
15
724
15
20
Conflicting Flow All
0
0
571
0
951
289
Stage 1
-
-
-
559
I -
Stage 2
-
-
-
-
392
-
Critical Hdwy
-
;
4.24;
-
6.8
7
Critical Hdwy Stg 1
-
-
-
-
5.8
-
Critical Hdwy Stg 2
-
-
-
-
5.8
-
Follow-up Hdwy
-
-
2.27
-
3.5
3.35
Pot Cap -1 Maneuver
-
-
964
-
262
699
Stage 1
-
-
-
-
542
-
Stage 2
-
-
-
658
-
Platoon blocked, %
-
-
-
Mov Cap -2 Maneuver 254
Stage 1 - - - 526 -
Stage 2 658
HCM LOS B
HCM Lane V/C Ratio 0.089 - - 0.016
HCM Lane LOS
Kensington Road Senior Living 01/16/2019 Existing Evening Peak Hour Synchro 10 Report
Page 3
Capacity Analysis Summary Sheets
Projected Weekday Morning Peak Hour Conditions
HCM 6th TWSC
1: Kensington Road & Home Depot Service drive 01/18/2019
Int Delay, s/veh
Future Vol, veh/h
1
354
229
0
0
0
Conflicting Peds, #/hr
3
0
0
3
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None-
None
-
None
,
Storage Length
_
0
Veh in Median Storage, # -
0
0
-
0
-
Grade, %
-
0
0
0
Peak Hour Factor
96
96
96
96
96
96
Heavy Vehicles, %
0
2
1
0
0
0
Mvmt Flow
1
369
239
0
0
0
Conflicting Flow All
242
0
-
0
429
123
Stage 1
-
-
-
242
-
Stage 2
-
-
187
-
Critical Hdwy
4.1
-
-
6.8
6.9
Critical Hdwy Stg 1
-
-
5.8
-
Critical Hdwy Stg 2
-
-
-
-
5.8
-
Follow-up Hdwy
2.2
-
3.5
3.3
Pot Cap -1 Maneuver
1336
-
-
-
559
911
Stage 1
-
-
782
-
Stage 2
-
-
-
832
-
Platoon blocked, %
Mov Cap -2 Maneuver 555
Stage 1 - - - 779 I -
Stage 2 830
HCM LOS A
HCM Lane V/C Ratio 0.001
HCM Lane LOS
Kensington Road Senior Living 01/16/2019 Projected Morning Peak Hour Synchro 10 Report
Page 1
HCM 6th TWSC
2: Proposed Access/Randhurst Village Access Road & Kensington Road 01/18/2019
Int Delay, s/veh
Future Vol, veh/h
18
334
2
3
211
76
3
0
7
118
0
15
Conflicting Peds, #/hr
2
0
0
0
0
2
14
0
0
0
0
14
Sign Control
Free
Free
Free
Free
Free
Free
Stop
Stop
Stop
Stop
Stop
Stop
RT Channelized
-
-
None
-
-
None
-
None
-
None
Storage Length
Veh in Median Storage, # -
0
-
-
0
-
-
0
-
-
0
-
Grade, %
-
0
-
0
-
0
-
0
-
Peak Hour Factor
92
92
92
92
92
92
92
92
92
92
92
92
Heavy Vehicles, %
0
1
0
0
1
1
0
0
0
0
2
3
Mvmt Flow
20
363
2
3
229
83
3
0
8
128
0
' 16
Conflicting Flow All
314
0
0
365
0
0
539
724
183
501
684
172
Stage 1
-
-
-
-
-
404
404
-
279
279
-
Stage 2
-
-
-
135
320
-
222
405
-
Critical Hdwy
4.1
-
-
4.1
-
-
7.5
6.5
6.9
7.5
6.54
6.96
Critical Hdwy Stg 1
-
-
-
6.5
5.5
-
6.5
5.54
-
Critical Hdwy Stg 2
-
-
-
-
-
-
6.5
5.5
-
6.5'
5.54
-
Follow-up Hdwy
2.2
2.2
-
3.5
4
3.3
3.5
4.02
3.33
Pot Cap -1 Maneuver
1258
-
-
1205
-
-
430
354
834
458
370
839
Stage
-
-
-
-
600
603
-
710
678
-
Stage 2
-
-
-
-
-
860
656
-
766
597
-
Platoon blocked, %
Mov Cap -1 Maneuver
1256
-
-
1205
-
-
409
345
834
445'
361
826
Mov Cap -2 Maneuver
-
-
409
345
-
445
361
-
Stage 1
-
-
-
-
-
588
591
-
694"
675
-
Stage 2
-
-
829
653
-
744
585
-
HCM Control Delay, s
0.5
0.1
10.8
15.5
HCM LOS
B
C
Capacity (veh/h)
636
1256`
-
-
1205
-
-
445
826
HCM Lane V/C Ratio
0.017
0.016
-
-
0.003
-
-
0.288
0.02
HCM Lane LOS
Kensington Road Senior Living 01/16/2019 Projected Morning Peak Hour Synchro 10 Report
Page 2
HCM 6th TWSC
3: Wilshire Drive & Kensington Road 01/18/2019
Int Delay, s/veh 0.6
Future Vol, veh/h
453
6
11
276
14
18
Conflicting Peds, #/hr
0
0
0
0
0
4
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None
-
None
-
None
,
Storage Length
0
Veh in Median Storage, # 0
-
-
0
0
-
Grade, %
0
-
0
0
Peak Hour Factor
97
97
97
97
97
97
Heavy Vehicles, %
1
0
18
1
0
11
Mvmt Flow
467
6
11
285
14
19
Conflicting Flow All
0
0
473
0
635
241
Stage 1
-
-
-
470
-
Stage 2
-
-
-
-
165
-
Critical Hdwy
-
;
4.46
-
6.8
7.12
Critical Hdwy Stg 1
-
-
-
-
5.8
-
Critical Hdwy Stg 2
-
-
-
-
5.8
-
Follow-up Hdwy
-
-
2.38
-
3.5
3.41
Pot Cap -1 Maneuver
-
-
980
-
415
733
Stage 1
-
-
-
-
601
-
Stage 2
-
-
-
853
-
Platoon blocked, %
-
-
-
Mov Cap -2 Maneuver 410
Stage 1 - - - 593 -
Stage 2 853
HCM LOS B
HCM Lane V/C Ratio 0.061 - - 0.012
HCM Lane LOS
Kensington Road Senior Living 01/16/2019 Projected Morning Peak Hour Synchro 10 Report
Page 3
Capacity Analysis Summary Sheets
Projected Weekday Evening Peak Hour Conditions
HCM 6th TWSC
1: Kensington Road & Home Depot Service drive 01/18/2019
Int Delay, s/veh 0.1
Future Vol, veh/h
3
378
622
0
0
3
Conflicting Peds, #/hr
3
0
0
3
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None-
None
-
None
,
Storage Length
_
0
Veh in Median Storage, # -
0
0
-
0
-
Grade, %
-
0
0
0
Peak Hour Factor
90
90
90
90
90
90
Heavy Vehicles, %
33
1
1
0
0
0
Mvmt Flow
3
420
691
0
0
3
Conflicting Flow All
694
0
-
0
910
349
Stage 1
-
-
-
-
694
-
Stage 2
-
-
216
-
Critical Hdwy
4.76
-
-
6.8
6.9
Critical Hdwy Stg 1
-
-
5.8
-
Critical Hdwy Stg 2
-
-
-
-
5.8
-
Follow-up Hdwy
2.53
-
3.5
3.3
Pot Cap -1 Maneuver
718
-
-
-
278
653
Stage 1
-
-
462
-
Stage 2
-
-
-
805
-
Platoon blocked, %
Mov Cap -2 Maneuver 275
Stage 1 - - - 458 -
Stage 2 803
HCM LOS B
HCM Lane V/C Ratio 0.005 - - - 0.005
HCM Lane LOS
Kensington Road Senior Living 01/16/2019 Projected Evening Peak Hour Synchro 10 Report
Page 1
HCM 6th TWSC
2: Proposed Access Drive/Randhurst Village Access Road & Kensington Road 01/18/2019
Int Delay, s/veh 13.7
Future Vol, veh/h
28
346
4
7
501
206
3
0
6
197
0
118
Conflicting Peds, #/hr
5
0
0
0
0
5
16
0
0
0
0
16
Sign Control
Free
Free
Free
Free
Free
Free
Stop
Stop
Stop
Stop
Stop
Stop
RT Channelized
-
-
None
-
-
None
-
None
-
None
Storage Length
Veh in Median Storage, # -
0
-
-
0
-
-
0
-
-
0
-
Grade, %
-
0
-
0
-
0
-
0
-
Peak Hour Factor
95
95
95
95
95
95
95
95
95
95'
95
95
Heavy Vehicles, %
11
1
0
0
1
1
0
0
0
1
0
0
Mvmt Flow
29
364
4
7
527
217
3
0
6
207
0
124
Conflicting Flow All
749
0
0
368
0
0
718
1187
184
895
1081
393
Stage 1
-
-
-
-
-
-
424
424
-
655
655
-
Stage 2
-
-
-
294
763
-
240
426
-
Critical Hdwy
4.32
-
4.1
-
-
7.5
6.5
69
7.52
6.5
6.9
Critical Hdwy Stg 1
-
-
-
6.5
5.5
-
6.52
5.5
-
Critical Hdwy Stg 2
-
-
-
-
-
-
6.5
5.5
-
6.52
5.5
-
Follow-up Hdwy
2.31
2.2
-
3.5
4
3.3
3.51
4
3.3
Pot Cap -1 Maneuver
799
-
-
1202
-
-
320
190
833
237
220
612
Stage
-
-
-
-
584
590
-
424
466
-
Stage 2
-
-
-
-
-
695
416
-
745
589
-
Platoon blocked, %
Mov Cap -1 Maneuver
795
-
-
1202
-
-
239
179
833
224"
207
600
Mov Cap -2 Maneuver
-
-
239
179
-
224
207
-
Stage 1
-
-
-
-
-
557
563
-
402
459
-
Stage 2
-
-
537
410
-
705
562
-
HCM Control Delay, s
0.9
0.1
13.1
59.7
HCM LOS
B
F
Capacity (veh/h)
456
795'
-
-
1202
-
-
224
600
HCM Lane V/C Ratio
0.021
0.037
-
-
0.006
-
-
0.926 0.207
HCM Lane LOS
Kensington Road Senior Living 01/16/2019 Projected Evening Peak Hour Synchro 10 Report
Page 2
HCM 6th TWSC
3: Wilshire Drive & Kensington Road 01/18/2019
Int Delay, s/veh 0.6
Future Vol, veh/h
527
22
14
700
14
19
Conflicting Peds, #/hr
0
3
3!
0
0
0
Sign Control
Free
Free
Free
Free
Stop
Stop
RT Channelized
-
None
-
None
-
None
,
Storage Length
0
Veh in Median Storage, # 0
-
-
0
0
-
Grade, %
0
-
0
0
Peak Hour Factor
93
93
93
93
93
93
Heavy Vehicles, %
1
0
7
0
0
5
Mvmt Flow
567
24
15
753
15
20
Conflicting Flow All
0
0
594
0
989
299
Stage 1
-
-
-
582
-
Stage 2
-
-
-
-
407
-
Critical Hdwy
-
;
4.24;
-
6.8
7
Critical Hdwy Stg 1
-
-
-
-
5.8
-
Critical Hdwy Stg 2
-
-
-
-
5.8
-
Follow-up Hdwy
-
-
2.27
-
3.5
3.35
Pot Cap -1 Maneuver
-
-
945;
-
247
688
Stage 1
-
-
-
-
527
-
Stage 2
-
-
-
646
-
Platoon blocked, %
-
-
-
Mov Cap -2 Maneuver 240
Stage 1 - - - 511 -
Stage 2 646
HCM LOS C
HCM Lane V/C Ratio 0.092 - - 0.016
HCM Lane LOS
Kensington Road Senior Living 01/16/2019 Projected Evening Peak Hour Synchro 10 Report
Page 3
Turn Lane Warrant Figures
Right Turn Lane Guidelines
Kensington Road with the Proposed Access
Drive
Illinois INTERSECTIONS October 2015
DHV, In One Direction WM-D
Note,- For speeds less than 50 mph (60 km1hr), see Section 36-3.01(a).
GUIDELINES FOR RIGHT -TURN LANES AT UNSIGNALIZED INTERSECTION
ON F01UR-LANE HIGHWAYS
(Design Speed of 50 mph (80 knTdhr) or Greater)
Figure 36-3.13
HARD CORES UNDDNTROLI ... ED
a
Left Turn Lane Guidelines
Kensington Road with the Proposed Access
Drive
V, = Tc InI ei i,,,! nrrirr ih
t,rJtflC VOILMC WhICh
muhud(,.o ❑,iIt1,'ni,'wj
riiric�
f. iv, kirr ily cyf v;rt-,pr thrH p,.r vrft ca[ Ir ft Ujr ris
IV, 1 11, h,,,I,l
"q
-ilev,, ljcq.fd of I`ivv, If%wt
should eotfmate wherc the CLIVe I fe',' .
M \A 11 1 1 �', t " t 'h o, t o �,h Io( t+ the t t.".
J, r I "I o
n n r" 11", ,r,, h. r", — in
IT q i r I i t t, L, '4� th", U -,rl- tu, I
�1 M p"i"t Ihrs,, 1. 1 f
(7 A 72 0 fhe cur ve, rhen o left t&n lone Is not worforted bo '.ed .,n
volhirrii-5.
IC* 200 3010 401"1 1J I) U �lj U /Qu a0Q,
VA ?,J , a uin ,q Vo I V P H1 D r i,,� Hour
VOLUME GUIDELINES FOR LEIFT-TURN LANES AT UNSIGNALIZED
INTERSECTIONS ON TWO-LANE HIGHWAYS
(410 mph Design Speed)
Figure 36-3-G
0
a
0
csfws
A
Parking Ratios at Senior Living Facilities
COMPARISON OF PARKING RATIOS OF SIMILAR DEVELOPMENTS
Development
Spaces
Emerald Village
Schaumburg
97
65
0.67
Poplar Creek Village
Hoffman Estates
121
65
0.54
Zurich Meadows
Lake Zurich
95
71
0.75
Hunt Club Village
St. Charles
104
70
0.67
Average
0.66
3
FINAL PLAT
PERLMARK RESUBDIVISION I
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Mgm
FOR REVIEW ONLY
NOT FOR RECORDATION
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DCREANEY COMPANY
CON �ra.o.ce�,s�eea�inxo�sm oe.:ma• ,eae,nmmemw•mu.+�mm we
coxsln.rnvc cnm.Excnveeas FOR REVIEW ONLY �•.a�enmiemmevnudee�em��,a<«v���sxs na.eaer&e.x mH�,�e.�n�.me
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KENSINGTON --
-- � . ! _ ROAD
---1 --------------------
— _
------- ---- T -----
LOT i
LOT
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bo ,pp a
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7 6 5 III
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11
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FOR REVIEW ONLY
NOT FOR RECORDATION
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DCREANEY COMPANY
CON �ra.o.ce�,s�eea�inxo�sm oe.:ma• ,eae,nmmemw•mu.+�mm we
coxsln.rnvc cnm.Excnveeas FOR REVIEW ONLY �•.a�enmiemmevnudee�em��,a<«v���sxs na.eaer&e.x mH�,�e.�n�.me
oxaHiw.surre �caaecrsrr6 NOTFORRECORDATION o°�+aeures �.n�a mv� waoceca,eMaoco,am��inPox.ixo.
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DDI
H
11
.4
1 it
0
88a
og
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31!6 -
IC
AN
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DRAWING LIST
APPLICABLE CODES
ILLINOIS ENERG- CONSER—ION CODE --01-
KENSINGTON SENIOR RESIDENCES AT RAND:]URST
C[iZ■X_VIIr:121Ill,6111Ill110]Ill -.1011-Al Ill
MOUNT PROSPECT, IL EOOEE
0:1 NER
ARCHITECT
CML ENGINEER
LANDSCAPE ARCHITECT
GENERAL CONTRACTOR
T -E PERLMARK-.OUSINGGROUP
-1T-GERALD ASSOCIATES ARC-ITECTS
DANIEL CREANE-. COMPAN-.
11LI ORDO-. ER LANDSCAPE ARC-ITECTURE
-ENR-. BROT-ERS COMPAN-.
171 SKOKIE BL -D -.171
-12 - I-AKE ST-
417 SKOKIE BL -D -10-
2343 N-ANSSEN A -E-3
321 SOUT- 3T- A-ENUE
NORT-BROOK, IL 1702
C-ICAGO IL 1717-
NORT-BROOK, IL 1702
C-ICAGO„ IL 3-14
-ICKOR- -ILLS, IL 174--
84 ___2_23
312--3--100
84--480--=-
312-3--_23--
178--3-0234
1tp4erI-ar:co-.-_
==.-:"emlda:ociate:net
--- Hcreanelo Lo----
Tiliordo-e-o-
----enr:ro:co-
SITE SUMMARY BUILDING SUMMARY
Site Area
96,820 sf
Ground floor Building Footprint
22,500 sf
Total Building Area
68,950 sf
Parking and Circulation
38,484 sf
Total Number of Parking Provided
52 Spaces
Unit Total 74 Total Units
63 1 BR
24 630
11 2BR
Impervious Area
60,984 62.99%
Pervious Area
35,836 37.01
Floor Areas
Parking Counts
Residential Counts
Circulation,
Support,
antl Amenity
Gross Area Spaces Net Dwelling Area
.75 per 1 BR+ 1 per 2
BR
1BR Average
area (sf)
2BR
Average
area (sf)
Total Units
Average Floor Height Floor
area (sf) Efficiency
23.225 4,436 18,789
24 630
4
908
28
670 81% 8.75" 3
23,225 4,436 18,789
24 630
4
908
28
670 81% 10.00 2
22,500 10,420 120801
15 694
3
905
18
729 54% 10.00 1
58 req'd
68,9501 19,292 49,658
63 1 br
11
2 br
74
72%
FAR 0.71
1 52 provided
1 85% 1 br
15% 2 br
Note: ** Third Floor Floor Height is measured from top of floor to bottom of roof framing
-- ---------------EAST KENSINGTON ROAD --------------------10_'--
Pa r in g Stall - pro Iced
.�
iBl►
ma ®
10-0" - 20- „ PROPOSED NE- CONSTRUCTION, T -PE -A' -ULL p� , 100
SETBACK SPRINKLERED, 3-STOR-, -4-UNIT
b SENIOR APARTMENT BUILDING INCLUDING -4 ern 4
INDEPENDENT LCdNG UNITS rROUP R-2
seF�e
KEYNOTES
o
11 Side perlou-paC
--
400:00—
T degree paring Tall
Fotal
C In
-
—_
8
0
o:12 AaII S
253 loading—ert-
13 12=3—loading —ert-
10�
10�
_ 24�'
14�"
11 -Concrete -aC
SETBACK
SETBACK
1- Pafiogrill area
4
1- Cored - port -
11—'
1-.. -3)" -ide T degree angled paring
❑lall
Total of -Aall=
p
_
0
18 1-3)" ide RO- dedication along Ea7
Kenington Road
p
N
1- 183)" ide T degree angled acce Y-jle
8
W
paring Tall -it-8f -ide ]riped
(V
acce=aile Sotal of lall=
110 Bloc -retaining -all, e till dra-ing-
g RO-.
112 Popoied gA pole, tliplcal
�e till dra -ing-
Detention
I ''
113 "RIG-TTURN ONL"t.—.Sign
Area
GAR _ OOH DRI —E
114"DO NOT ENTER" tralc lgn
..... ..... ... .... ....
.... .... ....
I,-
1-Yjg--ood Pnce
11- Propo edcro=al-
110
11- Mimi-,lg-ood Pnce
Site Plan
2ale:11" :17:1:1
-:00
( 1
y
'd
4o'I no
11,40UNI �I Iv slly� ILLINOIS
.m.I d
�nUp
U101 —01
>
uJ PAVING LEGEND'
Y
z
n
mnccaacareiouAscaa
!!
-a urvuss °°
_ - ___._ uses e � + vnaauenaens
PROPOS ED BUILDING _ -°a' "'-- — ISI 0 e°nccaecnrecouase, u<
m.. maw
---
� -. aeesoewauc
0 s
• cervi a r
—....—���y—..cel �c--�-*•,r—�.c nxxnx �� �'" _ _-:-- ___
aw.we GARWOOD DRIVE
1
my w !
i
N
GRADING
TNG PROPOSEq
�O ce sT--E '
I //l�J f•/ oaa ince sumwr
--- F -- -
GARWOOD DRIVE
--------------------------------------------
urcaaesx
a�xnsa —T
INDEX YI� 1 `'/ d vn vmvauia-, p
SHEET 1 PRELIMINARY SITE PLAN ruaeo Exx secnou m
SHEET VILLAGE DETAILS Y ii icxnxcsrnuvnao
SHEET 3 GENERAL NOTES AND DETAILS FOR REVIEW PURPOSES ONLY
NOT FOR CONSTRUCTION
FOR REVIEW PURPOSES ONLY
NOT FOR CONSTRUCTION
°"`:°
U �. mmu
HI
� l a ra_ 7
, el.. IM
°iµ11-.µ°
m� mux°
smwM
' Muw^°•
v;Eoa�xo
x . NAM 2
wm n
Wim,,..
�x�°xEmExax�xarEma:�'x" wxx
TYPE B CURB
LIGHT POLE BASE
FOR REVIEW PURPOSES ONLY
NOT FOR CONSTRUCTION
'MMOMM! MUM=
�romE
DETENTION AREA CROSS SECTION
FOR REVIEW PURPOSES ONLY
NOT FOR CONSTRUCTION
AIu -inu- Gutter and
Arcltectu ral— -in] - indo
Lou ar
lar Ce-ent
Lap Siding
Alu:]inu❑
Gutter and
Do -n _pout
In slated Steel door--it-
inUated gla -lite -
Cultured Stone
jar Ce-enl
Board and Batten
4r�
Alu-inu- and Gla= � 7ar Ce -enter PTAC Grille Cultured Slone
Entrance Panel _0
m ar Ce -ant Arcilectural A_all NORTH ELE:14TION
PTAC Grille
Ljar Ce-ent
lar Ce -enter
Lap Siding
Panel
Aroltectural A _palt
n
Single Rooting
Y
,�tl V
I IIII
III
44
r44
44
Nay �ry
ai 'Oe
20Y
d
'i, ,
lomt
7 Jaar o
PTAC Grille
-in] - indo-
d �.
Gr 1
0-'
SOUTH ELE7ATION
p y��
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2a1e:11" :130T1" 11 r1
SD -02
Single Siding
Single Rooting
n
Y
,�tl V
I IIII
III
�
r44
44
Nay �ry
'i, ,
d �.
"
% 0 lir l��
I✓�( o� l!
rK N fu',
Second 1O
1031' B
-ir1 -loot o
AIu-inu- andGlaT Gtr Ce-enl Gtr
Stor—ont at Sun Porc- Tri- Panel
Ce-enl Cullu red Stone
Crede
0-�
jar Ce-ent
Aroltectural A_palt
SOUTH ELE7ATION
Lap Siding
Single Rooting
AIu-inu❑
Tri
44
Gutter and
Do -n -pout
s
-n7-indo❑�
12�rak
l��al�%rL
�riu�d�
��
T.LN2011
a
Jdl
endoast
m
PTAC Grille
tom B
_ � it � � f. �i'
r�i ,1
ii k
11
❑ra �00r
In slated Steel door -oil-
trade
in slated gla-lite-
_0
Cultured Stone
SOUTH ELE7ATION
Elerior Elution
p y��
��...'lI �V�L��.>C��C..�r ��ki �����"� II°" `RII UTA IIRK,,4,utr)rrc r„+meroUP
2a1e:11" :130T1" 11 r1
SD -02
Conceptual Rendering
FitzGeradwumumououmii Td ru 4-, iw� ea un ra
SD -03
SHRUB YIYI /
i
GAL SHADE TREE
ISI 11. IN
EVERGREEN
OD
J rt
6 \\\ \\
\\ FENCE
o
{"'nvNE 6'H EVERGREEN TREE
i5ON SEE SITE
PLAN
---
SOD
BUILDING OVERHANG
5'H ORNAMENTAL
PROPOSED BUILDING
TREE
ao�. = nno.oa
FOUNDATION PLANTING TBD
MIX OFSHRUBS/PERENNIALS
PORCH
Avy
vy
PLANTING DATA BOX
\\\
Lot Line Adjacent to Public ROW - Non -Residential (North) 466 LF
5o
Required Shade Tree Planting (1 Tree awry 75') 6 Trees
`PROPERTY LINE 24"
'.. ''.. EVERGREEN ''..
LIGHT
'., '.,
Proposed Trees 6 Trees
Required Shrub Planting (7 Shrubs every 35') 93 Shrubs
''.... ''.... SHRUB ''..,
''.... '.., '...,
Proposed Shrubs 93 Shrubs
1
Lot Line Adjacent to Non -Residential (West) 467 LF
Required Shade Tree Planting (1 Tree every 75') 6 Trees
Proposed Trees 4 Trees
Required Shrub Planting (7 Shrubs every 357 93 Shrubs
Proposed Shrubs 93 Shrubs
Lot Line Adjacent to Residential (South) 460 LF
/36" SHRUB
Required Shade Tree Planting (1 Tree every 50') 8 Trees
Proposed Trees 7 Trees
1 - - -
- - - -
75% Live Coverage of Linear Frontage
t
Lot Line Adjacent to Residential (East in 2 parts) 467 LF
Required Shade Tree Planting (1 Tree euery 50') 9 Trees
^ , 1
H fi 01 , I d A
Proposed Trees 8 Trees
'-SEEDED
-
75% Lies Coverage of Linear Frontage
DETENTION
AREA
\WALKING PATH
RETAINING WALL '..
Landscape Plan
scale. I"= 60'
%��� ����WUI Ul�r�����
J
IIIIIIIIIIIIIIIIIIIIIIIIIIII
4D1 EAST KENSINGTON ROAD
PROSPECT, ILLINOI6
MOUNT
JANUARY 16, 2019 L-01
ALL 7VPEG: 15'0" MOUNTING HEIGHT
Wmineire NhIdule Celauleiion Summery
Symbol Qty label N11191 -It L-Ilpiion Wmineire We116 IN, Wm.Wmms LLF Le Lal C'ULYp' Units 3m0 Mes Min AvPll M,7
SINGLE fQPJVFPLEOJIILV24LE0.1050mA-NW-HS 82 6432 0�0 PropeAy Line_Eee1 Illuminenae Fa OW 02 00 NA NA
3 PAF SINGLE fQPJVFPLED INFT24LED 1050mANW HS 82 6415 ONO Property Line N,lh Illuminenae Fa 0. 20 00 NA NA
Property L-S,Uh Illuminenae Fa OC6 02 00NA NA
Property Line_ o Illuminenae Fa 006 02 00 NA NA
I I YY PING LOT Illuminance Fc 154 37 104 3W 925
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0.0 00 00 00 0.2 31 29 15 O6 0.2 0.10.0 0.0 0.0 0.0 00 00 '00 0.0 0.0 0.0 0.0 00 bo 0.0 0.0 0.0 0.0 0.0 0.0 '.0.0 0.0 0.0 00 00 00 00 0.0 0.0 0.0 00 00 00 '.0.0 0.0 0.0 0.0 0.0 00
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c Zi
�IIIVI N
EXPEDITED AVAILABILITY
Q S R- P L E D
::> CI:::IC A � I
OilliCAl HOUSING
Heavy cast low copper aluminum (A356 alloy; <0.2%
copper) assembly with integral cooling fins. The
Optical Panel mounting surface is milled fiat (surface
variance <± .003") to facilitate thermal transfer of heat
to housing and cooling fins. Solid barrier wall separates
optical and electrical compartments.The optical and
electrical compartments are integrated to create one
assembly. Minimum wall thickness is .188"
': I I T" I,.. I V O 11 S II N G W/ IN I I G IRA I I I) A R IM
Heavy cast low copper aluminum (A356 alloy; <0.2%
copper) assembly with integral cooling ribs
surrounding the electrical compartment and a fiat
surface on the top of the arm to accommodate a
photocell receptacle. Solid barrier wall separates
optical and electrical compartments. The optical
compartment and electrical compartment with the
integrated support arm combine to create one
assembly. Minimum wall thickness is .188". Cast and
hinged driver assembly cover is integrated with wiring
compartment cover.
Pill l:::.III 'I () I' I I C: S
Emitters (LED's) are arrayed on a metal core PCB panel
with each emitter located on a copper thermal transfer
pad and enclosed by an LED refractor.A micro -reflector
inside the refractor re -directs the house side emitter
output towards the street side and functions as a
house side shielding element. Refractors are injection
molded H12 acrylic. Each LED refractor is sealed to the
PCB over an emitter and all refractors are retained by
an aluminum frame. Any one Panel, or group of Panels
in a luminaire, have the same optical pattern. LED
refractors produce Type III and Type IV site/area
distributions. Panels are field replaceable and field
rotatable in 90° increments. LED's are 4000K CCT.
I I) I.)I�I 1 li;(S)
Constant current electronic with a power factor of >.90
and a minimum operating temperature of -40°F.
Driver(s) is/are UL and cUL recognized and mounted
directly against the Electrical Housing to facilitate
thermal transfer, held down by universal clamps to
facilitate easy removal. In-line terminal blocks facilitate
wiring between the driver and optical arrays. Drivers
accept an input of 120-277V, 50/60Hz or 347V -480V,
50,60Hz. (0 - 10V dimmable driver is standard. Driver
has a minimum of 31KV internal surge protection.
I INISI I
Electrostatically applied TGIC Polyester Powder Coat on
substrate prepared with 20 PSI power wash at 140°F.
Four step media blast and iron phosphate
pretreatment for protection and paint adhesion. 400°F
bake for maximum hardness and durability.
PROJECT NAME:
PROJECT TYPE:
QSR-LED
C �L us
LISTED
TOP VIEW
11.5"
292mm
L
22"
5 559mm
(381mm)
7
5.25"
I1 mm
i
FRONT VIEW
MADE IN THE
LISA -
SIDE VIEW
PATENT PENDING
2017173
bh.W°s661)23 °'md°'°,CA9320 U.S. ARCHITECTURAL
U.S. Architectural Lighting Ph°n°(bbnzsa2000�.(ee,)2sawm
°s°"g °°m IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIICI!!!I"�!°"�'��'iii'iiillil�l�!!°��i11'I'
QSR - PLED
POLE DRILLING TEMPLATE
2" (51 mm)
1.25" (32mm)
WIREWAY (104 m)
—.563" DIA.
(14mm)
.406" DIA. (10mm)
(3) HOLES
CATALOG # I LED COUNT VOLTAGE
= Specify Voltage
❑ QSR/2480/PLED-111/'/RAL-8019/DBZ 24 ❑ 120
❑ QSR/2480/PLED-IV/*/RAL-8019/DBZ 24 ❑ 208
❑ 240
❑ QSR/4850/PLED-III/*/RAL-8019/DBZ 48 ❑ 277
❑ QSR/4850/PLED-IV/*/RAL-8019/DBZ 48
❑ QSR/4810/PLED-III/*/RAL-8019/DBZ 48
❑ QSR/4810/PLED-IV/*/RAL-8019/DBZ 48
PROMOTION
PIIII C°`"` MODULES
4
ASR -LED
E. P.A.= 0.45
Available in:
48 & 24LED Module
WATTS II LUMENS 11 REPLACES HID
24 LED Array
000® ®®®o
o ® ® o
000® ®®®o
o ® ® o
48 LED Array
OPTIONS
68
= Specify Voltage
❑ QSR/2480/PLED-III/*/RAL-8019/DBZ
24 ❑ 347
❑ QSR/2480/PLED-IV/*/RAL-8019/DBZ
24 ❑ 480
❑ QSR/4850/PLED-III/*/RAL-8019/DBZ
48
❑ QSR/4850/PLED-IV/*/RAL-8019/DBZ
48
❑ QSR/4810/PLED-III/*/RAL-8019/DBZ
48
❑ QSR/4810/PLED-IV/*/RAL-8019/DBZ
48
PROMOTION
PIIII C°`"` MODULES
4
ASR -LED
E. P.A.= 0.45
Available in:
48 & 24LED Module
WATTS II LUMENS 11 REPLACES HID
24 LED Array
000® ®®®o
o ® ® o
000® ®®®o
o ® ® o
48 LED Array
OPTIONS
68
7548
150W ❑ SURGE PROTECTOR.... SP
68
7480
150W
79
10349
250W ❑ HOUSE SIDE SHIELD ....HS -PLED
79
10270
250W
160
18240
40OW
160 18040 40OW
68 7548 150W
68
7480
150W
79
10349
250W
79
10270
250W
160
18240
40OW
160 18040 40OW
660 West Avenue°Pd' dde. CA 9355' U.S. ARCHITECTURAL
��
U.S. Architectural Lighting Ph WUs661)c2�332000 Fax(661) 233-2001
EXPEDITED AVAILABILITY
Q S
R-
P L
E D
w/ POLE
RATED*
FOR 1 OOMPH (*AASHTO
2000)
I:I f:
I
I C A j I
O \J
IV UPI:
HOUSING
Heavy cast low copper aluminum (A356 alloy; <0.2% copper)
assembly with integral cooling fins.The Optical Panel mounting
surface is milled fiat (surface variance <± .003") to facilitate thermal
transfer of heat to housing and cooling fins. Solid barrier wall
separates optical and electrical compartments. The optical and
electrical compartments are integrated to create one assembly.
Minimum wall thickness is .188".
ARM MOUNTING
Heavy cast low copper aluminum (A356 alloy; <0.2% copper)
assembly with integral cooling ribs surrounding the electrical
compartment and a fiat surface on the top of the arm to
accommodate a photocell receptacle. Solid barrier wall separates
optical and electrical compartments. The optical compartment
and electrical compartment with the integrated support arm
combine to create one assembly. Minimum wall thickness is .188".
Cast and hinged driver assembly cover is integrated with wiring
compartment cover.
PIIL..IIIIIIICIIC'.f"" OPTICS
Emitters (LED's) are arrayed on a metal core PCB panel with each
emitter located on a copper thermal transfer pad and enclosed by an
LED refractor. A micro -reflector inside the refractor re -directs the house
side emitter output towards the street side and functions as a house
side shielding element. Refractors are injection molded H12 acrylic.
Each LED refractor is sealed to the PCB over an emitter and all refractors
are retained by an aluminum frame. Any one Panel, or group of Panels
in a luminaire, have the some optical pattern. LED refractors produce
Type III and Type IV site/area distributions. Panels are field replaceable
and field rotatable in 90° increments. LED's are 4000K CCT.
LED DRIVERS
Constant current electronic with a power factor of >.90 and a minimum
operating temperature of -40°F. Driver(s) is/are UL and cUL recognized
and mounted directly against the Electrical Housing to facilitate
thermal transfer, held down by universal clamps to facilitate easy
removal. In-line terminal blocks facilitate wiring between the driver and
optical arrays. Drivers accept an input of 120-277V, 50/60Hz or
347V -480V, 50,60Hz.
SHAFT
4" square, fabricated from high grade structural steel tube. Shaft
conforms to ASTM -A-501 - 68 specifications. Meets or exceeds minimum
yield strength of 46,000 p.s.i. Wall thickness 11 Ga. (.120 wall).
Reinforced hand hole is furnished with cover, shaft is furnished with
ground lug located inside pole on wall opposite hand hole.
BASE PLATE
Fabricated from structural quality hot rolled steel. Meets or exceeds
minimum yield strength of 36,000 p.s.i. base telescopes and is
circumferentially welded to pole shaft. Slotted bolt holes provide 1 "
flexibility on either side of bolt circle centerline.
ANCHORAGE
(4) anchor bolts fabricated from hot rolled steel bar, minimum yield
strength of 50,000 p.s.i. bolts have "L" bend on one end and are
threaded on the other end. Bolts are fully galvanized and are furnished
with two nuts and two washers.
BASE COVER
Fabricated from heavy gauge quality carbon steel. Two piece cover
conceals base.
Jh l li (Applies to Luminaire and Pole)
Electrostatically applied TGIC Polyester Powder Coat on substrate
prepared with 20 PSI power wash at 140°F. Four step sand blast and iron
phosphate pretreatment for protection and paint adhesion. 400°F bake
for maximum hardness and durability. Smooth finish is standard.
PROJECT NAME:
FIXTURE TYPE:
PATENT PENDING
TOP VIEW
I ME
22"
5" 559—
(381 mm)
59mm(381mm)
T
5.25"
33mm
FRONT VIEW SIDE VIEW
ul US MANE IN THE
Z
LISTED Lira A- 2017173
660 West Avenue °, Palmdale, CA 9355' U.S. ARCHITECTURAL �,com 0 IBM
U.S. Architectural Lighting P', (661)233-2000 tax (661) 233-2001M1"�MNN'�'M'IN�M
QSR - PLED
*
�4
Heigh
1
ffi
Two Piece
Base Cover Assembly
Hand
Hole 18
1
Bolt Circle
!L I
8" - 11 " Dia.
i
Bolt
Projection
Bolt Projection
Above Grade:
Minimum 31/4"
Maximum 33/4"
100 MPH PROMOTION
MODULES
ASR -LED
E. P.A.= 0.45
Available in:
48 & 24LED Module
0 10-1.0-
0®o®000
24 LED Array
00 o 0 0
0000 0000
0
F -K
0 F.6-.0
00 0
48 LED Array
IPOLE II CATALOG # II VOLTAGE II WATTS II LUMENS II REPLADCES II COUDNT II OPTIONS I
25'0"- 4" Sq - 11 Ga ❑ SNTS-254-11/QSR/4810/PLED-IV/*/RAL-8019/DBZ
68 7548 150W
68 7480 150W
79 10349 250W
24 ❑ SURGE PROTECTOR
24 SP
48 ❑ HOUSE SIDE SHIELD
79 10270 250W 48 HS -PLED
160 18240 40OW 48
160 18040 40OW 48
68 7548 150W 24
68 7480 150W 24
79 10349 250W 48
79 10270 250W 48
160 18240 40OW 48
160 18040 40OW 48
660 West Avenue 0, Palmdale, CA 9355' U.S. ARCHITECTURAL
U.S. Architectural Lighting PPhc X661)233-2000 Fax(661) 233-200, 0
= Specifyvdfage
= Specify Voltage
15'0"- 4" Sq - 11 Ga
❑
SNTS-154-11 /QSR/2480/PLED-III/ * /RAL-8019/DBZ
❑ 120
15'0"- 4" Sq - 11 Ga
❑
SNTS-154-11/QSR/2480/PLED-IV/*/RAL-8019/DBZ
❑ 208
20'0"- 4" Sq - 11 Ga
❑
SNTS-204-1 1 /QSR/4850/PLED-IV/ * / RAL -8019/ DBZ
❑ 240
20'0"- 4" Sq - 11 Ga
❑
SNTS-204-11 /QSR/4850/PLED-III/ * /RAL-8019/DBZ
❑ 277
20'0"- 4" Sq - 11 Ga
❑
SNTS-204-1 1 /QSR/4850/PLED-IV/ * / RAL -8019/ DBZ
25'0"- 4" Sq - 11 Ga
❑
SNTS-254-11 /QSR/481 0/PLED-III/ * /RAL-8019/DBZ
25'0"- 4" Sq - 11 Ga
❑
SNTS-254-11/QSR/4810/PLED-IV/*/RAL-8019/DBZ
25'0"- 4" Sq - 11 Ga ❑ SNTS-254-11/QSR/4810/PLED-IV/*/RAL-8019/DBZ
68 7548 150W
68 7480 150W
79 10349 250W
24 ❑ SURGE PROTECTOR
24 SP
48 ❑ HOUSE SIDE SHIELD
79 10270 250W 48 HS -PLED
160 18240 40OW 48
160 18040 40OW 48
68 7548 150W 24
68 7480 150W 24
79 10349 250W 48
79 10270 250W 48
160 18240 40OW 48
160 18040 40OW 48
660 West Avenue 0, Palmdale, CA 9355' U.S. ARCHITECTURAL
U.S. Architectural Lighting PPhc X661)233-2000 Fax(661) 233-200, 0
= Specifyvdfage
15'0"- 4" Sq - 11 Ga
❑
SNTS-154-11 /QSR/2480/PLED-III/ * /RAL-8019/DBZ ❑ 347
15'0"- 4" Sq - 11 Ga
❑
SNTS-154-11/QSR/2480/PLED-IV/*/RAL-8019/DBZ ❑ 480
20'0"- 4" Sq - 11 Ga
❑
SNTS-204-11 /QSR/4850/PLED-III/ * /RAL-8019/DBZ
20'0"- 4" Sq - 11 Ga
❑
SNTS-204-1 1 /QSR/4850/PLED-IV/ * / RAL -8019/ DBZ
25'0"- 4" So - 11 Ga
❑
SNTS-254-11 /QSR/481 0/PLED-III/ * /RAL-8019/DBZ
25'0"- 4" Sq - 11 Ga ❑ SNTS-254-11/QSR/4810/PLED-IV/*/RAL-8019/DBZ
68 7548 150W
68 7480 150W
79 10349 250W
24 ❑ SURGE PROTECTOR
24 SP
48 ❑ HOUSE SIDE SHIELD
79 10270 250W 48 HS -PLED
160 18240 40OW 48
160 18040 40OW 48
68 7548 150W 24
68 7480 150W 24
79 10349 250W 48
79 10270 250W 48
160 18240 40OW 48
160 18040 40OW 48
660 West Avenue 0, Palmdale, CA 9355' U.S. ARCHITECTURAL
U.S. Architectural Lighting PPhc X661)233-2000 Fax(661) 233-200, 0
EXPEDITED AVAILABILITY
QSR-PLED TWIN ASSEMBLY
w/ POLE RATED* FOR 1 OOMPH (*AASHTO 2000)
I:I f: I I C A j I O \J
iV UPI:
HOUSING
Heavy cast low copper aluminum (A356 alloy; <0.2% copper)
assembly with integral cooling fins.The Optical Panel mounting
surface is milled fiat (surface variance <± .003") to facilitate thermal
transfer of heat to housing and cooling fins. Solid barrier wall
separates optical and electrical compartments. The optical and
electrical compartments are integrated to create one assembly.
Minimum wall thickness is .188".
ARM MOUNTING
Heavy cast low copper aluminum (A356 alloy; <0.2% copper)
assembly with integral cooling ribs surrounding the electrical
compartment and a fiat surface on the top of the arm to
accommodate a photocell receptacle. Solid barrier wall separates
optical and electrical compartments. The optical compartment
and electrical compartment with the integrated support arm
combine to create one assembly. Minimum wall thickness is .188".
Cast and hinged driver assembly cover is integrated with wiring
compartment cover.
PIIL..IIIIIIICIIC'.f"" OPTICS
Emitters (LED's) are arrayed on a metal core PCB panel with each
emitter located on a copper thermal transfer pad and enclosed by an
LED refractor. A micro -reflector inside the refractor re -directs the house
side emitter output towards the street side and functions as a house
side shielding element. Refractors are injection molded H12 acrylic.
Each LED refractor is sealed to the PCB over an emitter and all refractors
are retained by an aluminum frame. Any one Panel, or group of Panels
in a luminaire, have the some optical pattern. LED refractors produce
Type III and Type IV site/area distributions. Panels are field replaceable
and field rotatable in 90° increments. LED's are 4000K CCT.
LED DRIVERS
Constant current electronic with a power factor of >.90 and a minimum
operating temperature of -40°F. Driver(s) is/are UL and cUL recognized
and mounted directly against the Electrical Housing to facilitate
thermal transfer, held down by universal clamps to facilitate easy
removal. In-line terminal blocks facilitate wiring between the driver and
optical arrays. Drivers accept an input of 120-277V, 50/60Hz or
347V -480V, 50,60Hz.
SHAFT
4" square, fabricated from high grade structural steel tube. Shaft
conforms to ASTM -A-501 - 68 specifications. Meets or exceeds minimum
yield strength of 46,000 p.s.i. Wall thickness 11 Ga. (.120 wall).
Reinforced hand hole is furnished with cover, shaft is furnished with
ground lug located inside pole on wall opposite hand hole.
BASE PLATE
Fabricated from structural quality hot rolled steel. Meets or exceeds
minimum yield strength of 36,000 p.s.i. base telescopes and is
circumferentially welded to pole shaft. Slotted bolt holes provide 1 "
flexibility on either side of bolt circle centerline.
ANCHORAGE
(4) anchor bolts fabricated from hot rolled steel bar, minimum yield
strength of 50,000 p.s.i. bolts have "L" bend on one end and are
threaded on the other end. Bolts are fully galvanized and are furnished
with two nuts and two washers.
BASE COVER
Fabricated from heavy gauge quality carbon steel. Two piece cover
conceals base.
Jhl .I (Applies to Luminaire and Pole)
Electrostatically applied TGIC Polyester Powder Coat on substrate
prepared with 20 PSI power wash at 140°F. Four step sand blast and iron
phosphate pretreatment for protection and paint adhesion. 400°F bake
for maximum hardness and durability. Smooth finish is standard.
PROJECT NAME:
FIXTURE TYPE:
PATENT PENDING
TOP VIEW
22"
5" 559mm
(381 m'
T
5.25"
133mm
J
FRONT VIEW SIDE VIEW
UI US MADE IN THE
o � 2017173
LISTED
660 West Avenue °, Palmdale, CA 93551 U.S. ARCHITECTURAL �,com a IBM
U.S. Architectural Lighting PPh, (661)233-2000 tax (661) 233-2001M1"�MNN'�'M'IN�M
QSR - PLED TWIN ASSEMBLY 100 MPH PROMOTION
�4
Heigh
1
ffi
Two Piece
Base Cover Assembly
Hand
Hole 18
1
Bolt Circle
8" - 11 " Dia.
i
Bolt
Projection
Bolt Projection
Above Grade:
Minimum 31/4"
Maximum 33/4"
MODULES
Available in:
48 & 24LED Module
0000 0�0�
0 0 0
24 LED Array
®�® see&
0 ® ®®e®
48 LED Array
IPOLE II CATALOG # II VOLTAGE II WATTS II LUMENS II REPLADCES II COUDNT II OPTIONS I
= Specify Voltage
15'0"- 4" Sq - 11 Ga ❑ SNTS-154-11-2180/QSR/2480/PLED-III/*/RAL-8019/DBZ ❑ 120
15'0"- 4" Sq - 11 Ga
❑ SNTS-154-11-2180/QSR/2480/PLED-IV/*/RAL-8019/DBZ ❑ 208
15'0"- 4" Sq - 11 Ga
❑ 240
20'0"- 4" Sq - 11 Ga
❑ SNTS-204-11-2180/QSR/4850/PLED-III/*/RAL-8019/DBZ ❑ 277
20'0"- 4" Sq - 11 Ga
❑ SNTS-204-11-2180/QSR/4850/PLED-IV/*/RAL-8019/DBZ
25'0"- 4" Sq - 11 Ga
❑ SNTS-254-11-2180/QSR/4810/PLED-III/*/RAL-8019/DBZ
25'0"- 4" Sq - 11 Ga
❑ SNTS-254-11-2180/QSR/4810/PLED-IV/*/RAL-8019/DBZ
25'0"- 4" Sq - 11 Ga ❑ SNTS-254-11-2180/QSR/4810/PLED-IV/*/RAL-8019/DBZ
Lumens Per Fixture
68 7548 150W
68 7480 150W
79 10349 250W
24 ❑ SURGE PROTECTOR
24 SP
48 ❑ HOUSE SIDE SHIELD
79 10270 250W 48 HS -PLED
160 18240 40OW 48
160 18040 40OW 48
68 7548 150W 24
68 7480 150W 24
79 10349 250W 48
79 10270 250W 48
160 18240 40OW 48
160 18040 40OW 48
660 West Avenue 0, Palmdale, CA 9355' U.S. ARCHITECTURAL
U.S. Architectural Lighting PPhc �661)23r3-2000 Fox (661) 233-2001
= Specifyvdfage
15'0"- 4" Sq - 11 Ga
❑ SNTS-154-11-2180/QSR/2480/PLED-III/*/RAL-8019/DBZ ❑ 347
15'0"- 4" Sq - 11 Ga
❑ SNTS-154-11-2180/QSR/2480/PLED-IV/*/RAL-8019/DBZ ❑ 480
20'0"-4"Sg-11 Ga
❑ SNTS-204-11-2180/QSR/4850/PLED-ill/*/RAL-8019/DBZ
20'0"- 4" Sq - 11 Ga
❑ SNTS-204-11-2180/QSR/4850/PLED-IV/*/RAL-8019/DBZ
25'0"- 4" So - 11 Ga
❑ SNTS-254-11-2180/QSR/4810/PLED-III/*/RAL-8019/DBZ
25'0"- 4" Sq - 11 Ga ❑ SNTS-254-11-2180/QSR/4810/PLED-IV/*/RAL-8019/DBZ
Lumens Per Fixture
68 7548 150W
68 7480 150W
79 10349 250W
24 ❑ SURGE PROTECTOR
24 SP
48 ❑ HOUSE SIDE SHIELD
79 10270 250W 48 HS -PLED
160 18240 40OW 48
160 18040 40OW 48
68 7548 150W 24
68 7480 150W 24
79 10349 250W 48
79 10270 250W 48
160 18240 40OW 48
160 18040 40OW 48
660 West Avenue 0, Palmdale, CA 9355' U.S. ARCHITECTURAL
U.S. Architectural Lighting PPhc �661)23r3-2000 Fox (661) 233-2001
February 21, 2019
Mayor Arlene A. Juracek
Village of Mount Prospect
50 S. Emerson Street
Mount Prospect, IL 60056
Dear Mayor Juracek:
My name is Martin Krumske, an almost thirty -four-year resident of Mount Prospect. I am reaching out regarding
the property at 401 E Kensington Road / 300 E. Rand Road, case number PZ -04-19, which is proposed to be re-
zoned from R-2 and B-3 to R-4 for a three-story, seventy -four -unit senior housing development.
I am inquiring as to how the Community Development Staff could recommend the zoning change so affordable
senior residences could be built on the property, which is directly adjacent to a subdivision and across from
Randhurst Village. In the Staff Report, regarding the standards for conditional use approval, the Staff found
"that the standards have been met ... the proposed use will not have a detrimental impact on the health, safety,
or general welfare or the community" and it "will not significantly change the character of the surrounding
neighborhood." These statements are in alignment with what the Petitioner had stated in that "the proposed
PUD will not be injurious to the surrounding uses or property values" and that in a recent study found that
"senior housing development has a significant positive impact on nearby residential properties." What this does
not take into consideration is that the study was done in Tampere, Finland and focused on apartment values
only— not single-family homes. Moreover, I believe that it is in violation of Standard 2 (referenced below). I
believe that the proximity to surrounding homes on Wilshire and Garwood and the associated lack of privacy
related to the 2nd and 3rd floors, as well as the height of the building and subsequent view of the building from
other homes, such as on Windsor, are what will cause property values to decrease.
Additionally, I provided my letter (included) to the Planning & Zoning Commission on February 14, before the
7:OOPM meeting. I was told via email that each commissioner would be given a copy of my letter, which
outlined my concerns, yet it was not mentioned at the meeting and all commissioners that were present (five)
voted in favor of the proposal.
I look forward to your response and guidance concerning this property.
Sincerely,
Martin Krumske
701 N Windsor Drive
Mount Prospect, IL 60056
Village of Mount Prospect 2/14/2019
50 S Emerson Street
Mount Prospect, IL 60056
Planning & Zoning Commission
Dear Commission,
This letter concerns the property at 401 E. Kensington Road / 300 E Rand Road, Case number PZ -04-19.
I live approximately half a block from the property that seeks to be rezoned to build Kensington Senior
Residences. As it currently stands, I can see the Home Depot's roof from my house and I would not like
to walk out my front door and to be able see the second and third floor of the proposed building. The
neighbors that live on Garwood Drive and Wilshire Drive with backyards that border the proposed
development will lose all privacy. The six-foot privacy fence only addresses ground level and first floor
activity and privacy. On top of these concerns, I think there will a loss of property values for residences
next to the proposed senior residence, as well as any houses in the neighborhood that has a view of the
building from their house.
I would also like to address the parking. The proposed 52 parking spaces for a 74 -unit building will not
be adequate. The Village of Mount Prospect is aware that the Mount Prospect Horizon, located
approximately 1 mile east of the proposed Kensington Senior Residences at 1703 E. Kensington Road,
has 92 units with 92 parking spaces. This is owned and operated by The Alden Network, which owns
and operates 13 senior facilities in the local area.
Thank you very much for taking the time to listen to my concerns about this proposal.
Sincerely,
Martin Krumske
701 North Windsor Drive
Mount Prospect, IL 60056
Standards for Conditional Use Approval
When considering its recommendation regarding a proposed Conditional Use, the Planning & Zoning
Commission is guided by seven standards listed in Zoning Code Section 14.203.F.8. Those standards
relate to the potential effects on nearby properties. The standards for Conditional Use approval are:
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 the 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 be taken 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 & Zoning Commission.
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ORDINANCE NO.
AN ORDINANCE GRANTING A ZONING MAP AMENDMENT AND A CONDITIONAL USE FOR A
PLANNED UNIT DEVELOPMENT WITH SENIOR HOUSING FOR PROPERTY LOCATED AT 401 E.
KENSINGTON ROAD AND 300 E. RAND ROAD, MOUNT PROSPECT, ILLINOIS
WHEREAS, James Perlman of Perlmark Housing Group. LLC ("Petitioner), has filed a petition for a
zoning map amendment from B-3 Community Shopping and R-2 Attached Single Family Residential to R-
4 Multi -Family Development and a Conditional Use for a Planned Unit Development (PUD) consisting of
senior housing, for property located at 401 E. Kensington Road and a portion of 300 E. Rand Road,
Mount Prospect, Illinois ("Property'):
PARCEL 1:
THE WEST 400 FEET OF THE NORTH 217.8 FEET OF THE NORTHEAST 1/4 OF THE
NORTHEAST 1/4 OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD
PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS; (EXCEPT THE WEST 66 FEET THEREOF)
OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL
MERIDIAN, IN COOK COUNTY, ILLINOIS.
Commonly known as: 401 E. Kensington Rd., Mt. Prospect, IL 60056.
Property Index Number: 03-34-201-008-0000
PARCEL 2:
THE NORTH 500 FEET OF LOT 1 IN HSU SUBDIVISION, BEING A SUBDIVISION OF THE
NORTHWEST '/4 OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD
PRINCIPAL MERIDIAN IN COOK COUNTY, ILLINOIS
Commonly known as the northern 500 feet of 300 E. Rand Road
03-34-201-037-0000
WHEREAS, the Petitioner proposes to construct one (1) three (3) story, seventy-four (74) unit affordable
senior housing planned unit development with stormwater detention located at the southwest portion of
the subject property; and
WHEREAS, a Public Hearing was held on the request for rezoning being the subject of PZ -04-19 before
the Planning and Zoning Commission of the Village of Mount Prospect on the 14th day of February , 2019,
pursuant to proper legal notice having been published in the Daily Herald Newspaper on the 30th day of
January, 2019; and
WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the
President and Board of Trustees in support of the request being the subject of PZ -04-19; 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 Zoning Map Amendment and 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 approve a zoning
map amendment from R-2 and B-3 to R-4 Multi -Family Development and grant a Conditional Use for a
planned unit development consisting of one (1) principal building used for senior housing as shown on the
site plan by Fitzgerald Architects dated January 19, 2019 a copy of which is attached and made part of
this Ordinance as Exhibit "A" and subject to the following conditions:
"Providing a six foot (6') privacy fence along all property lines abutting residential properties;
Compliance with all applicable development, fire, building, and other Village Codes and
regulations;
An administrative Plat of Resubdivision shall be recorded with the Cook County Recorder of
Deeds before a certificate of occupancy may be granted; and
A building permit, in accordance with the current regulations and requirements of the Village of
Mount Prospect, must be issued within one (1) year from the date of adoption of the enabling
ordinance by the Village Board which authorized the development proposal."
SECTION THREE: 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 day of March, 2019.
Arlene A. Juracek
Mayor
ATTEST:
Karen M. Agoranos
Village Clerk