HomeMy WebLinkAboutOrd 4681 11/15/1994 ORDINANCE NO. 4681
AN ORDINANCE ADOPTING THE OFFICIAL COMPREHENSIVE PLAN OF 1994
FOR THE VILLAGE OF MOUNT PROSPECT, ILLINOIS
Passed and approved by
the President and Board of Trustees
the 15th day of November , 1994
Published in pamphlet form by
authority of the corporate
authorities of the Village of
Mount Prospect, Illinois, the
15th day of ...November, 1994.
AF/
9/29/94 ~
ORDINANCE NO. 4681
AN ORDINANCE ADOPTING THE OFFICIAL COMPREHENSIVE PLAN
OF 1994 FOR THE VILLAGE OF MOUNT PROSPECT
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have
determined a need exists to amend the official Comprehensive Plan of the Village of
Mount Prospect from time to time; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect did
adopt the Official Comprehensive Plan on July 20, 1976 and amending that Plan in its
entirety on April 8, 1981, and have from time to time amended the Comprehensive Plan
of 1981; and
WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have
determined that a need exists to amend the Official Comprehensive Plan of 1981, as
amended, in its entirety; and
WHEREAS, pursuant to 65 ILCS 5/11-12-7, the Plan Commission of the Village of Mount
Prospect held a Public Hearings on June 1, 1994 pursuant to proper legal notice being
published in the Mount Prospect Herald on May 13, 1994, to consider the proposed
amendment to the Official Comprehensive Plan; and
WHEREAS, the President and Board of Trustees have considered the proposed
amendment to the Official Comprehensive Plan and have determined that the best
interests of the Village would be served by adopting the Official Comprehensive Plan of
the Village of Mount Prospect of 1994.
NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF
TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS:
SECTION ONE: The President and Board of Trustees of the Village of Mount Prospect
do hereby adopt the Official Comprehensive Plan of the Village of Mount Prospect of
1994, a copy of said Official Comprehensive Plan is attached hereto and hereby made
a part hereof.
SECTION TVVO: The Village Clerk of the Village of Mount Prospect is hereby authorized
and directed to file an copy of the Official Comprehensive Plan of the Village of Mount
Prospect of 1994 with the Cook County Recorder of Deeds, as provided by the Statutes
of the State of Illinois.
SECTION THREE: The Village Clerk of the Village of Mount Prospect is hereby directed
to published, in pamphlet form, said Official Comprehensive Plan for the Village of Mount
Prospect of 1994, pursuant to the Statutes of the State of Illinois made and provided.
SECTION FOUR: 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: Clowes, Hendricks, Hoefert, Skowron, Wilks
NAYS: None
ABSENT: Corcoran
PASSED and APPROVED this 15th day of November , 1994.
ATT.EST: ~ . ~----~ Gerald L. Faryey, ~?illage President//
Carol A. Fields, Village Clerk
COMPREHENSIVE PLAN
VILLAGE OF MOUNT PROSPECT
Adopted November, 1994
Ordinance No. 4681
VILLAGE OF MOUNT PROSPECT
COMPREHENSIVE PLAN AS REVISED
1994
MAYOR
Gerald L. "Skip" Farley
BOARD OF TRUSTEES
George A. Clowes Paul Wm. Hoefert
Timothy J'. Corcoran Michaele Skowron
Richard N. Hendricks Irvana K. Wilks
VILLAGE MANAGER
Michael E. Janonis
D/RECTOR OF PLANNING
William J. Cooney, Jr., AICP
PLANNER
Michael E. Sims
PLAN COMMISSION
Donald Weibel, Chairman Thomas McGovem
Carol Tortorello, Secretary Marshall J. Ponzi
Frank W. Boege Louie Velasco
Edwin Janus Angela Volpe
TABLE OF CONTENTS
INTRODUCTION
The Comprehensive Planning Revision Process Utilized in 1981 ................. 1
The Planning Strategy ................................................ 2
The Comprehensive Plan Update Process for t992 and 1994 ................... 3
Benefits of the Planning Program ........................................ 3
2.
GOALS AND OBJECTIVES
Village Identity ...................................................... 5
Housing and Residential Areas .......................................... 6
Commercial Development ............................................. 7
Industrial Development ............................................... 8
Transportation ...................................................... 8
Community Facilities and Services ....................................... 9
Parks and Recreation ................................................ 10
3.
LONG-RANGE PLAN
Land Use ......................................................... 11
Residential Areas ................................................... 12
Commercial Areas .................................................. 15
Industrial and Office Research Areas .................................... 18
Downtown ........................................................ 20
Public and Semipublic Areas ........................................... 28
Transportation ..................................................... 28
Community Facilities ........... ..................................... 36
Village of Mount Prospect Facilities and Utilities ........................... 45
4.
IMPLEMENTATION PROGRAM
Zoning Ordinance ................................................... 53
Capital Improvements Program ........................................ 53
Citizen Involvement ................................................. 53
Review and Revision ................................................ 53
Development Program ............................................... 54
Annexation ........................................................ 60
APPENDIX I
Development and Redevelopment Sites and Areas .......................... 60
i
LIST OF FIGURES AND TABLES
Figures
Page
1. Downtown Plan .................................................... 21
2. Tax Increment Financing Boundary Map ................................. 25
3. Thoroughfare Plan .................................................. 29
4. Bike Route Map .................................................... 35
5. Community Facilities Plan ............................................ 37
6. Development and Redevelopment Sites and Areas .......................... 62
Tables
1. Functional Classification of Area Street .................................. 32
2. Existing Conservation Areas in Mount Prospect ............................ 39
3. Inventory of Schools in Mount Prospect .................................. 43
4. Inventory of Existing Public Buildings in Mount Prospect ..................... 46
5. Proposed Implementation Schedule for Stormwater Management ............... 50
RESPONSIBILITY
COMPREHENSIVE PLAN
The preparation of the Comprehensive Plan and coordination of planning development within Mount
Prospect rests with the Plan Commission of the Village &Mount Prospect. The Plan Commission
is established under authority granted by Article VII of the Illinois Constitution (concerning Home
Rule, adopted 1970) and by Chapter 24, Division 12, of the Illinois Municipal Code, which reads
in pan as follows:
"The Plan Commission is authorized (1) to prepare and recommend to the future
development or redevelopment of the municipality. Such Plan may be adopted in whole
or in separate geographical or functional parts, each of which, when adopted, shall be the
official Comprehensive Plan, or part thereof, of the municipality. The Plan as
recommended by the Plan Commission and as adopted in any municipality in the state, may
be made applicable by the terms thereof, to land situated within the corporate limits and
contiguous ten/tow not more than one and one-half miles beyond the corporate limits and
not included in any municipality. Such Plan may be implemented by ordinances (a)
establishing reasonable standards ofdesigu for subdivision or resubdivision of unimproved
land (b) to redevelopment in respect to public improvements and..(c) may designate land
suitable for annexation to the municipality and the recommended zoning classification for
such land upon annexation. (2) To recommend changes, from time to time, in the official
Comprehensive Plan. (3) To prepare and recommend to the corporate authorities, fi.om
time to time, plans for specific improvements in pursuance of the official Comprehensive
Plan. (4) To give aid to the Municipal officials charged with the direction of projects for
improvements embraced within the official Plan, to further the making of these projects,
and, generally, to promote the realization of the official Comprehensive Plan...."
INTRODUCTION
Mount Prospect has a strong history of community planning, with three major comprehensive
planning programs being undertaken since the late 1950's. These prior planning programs were
completed during periods of rapid growth and development within the Village and greater
northwestern suburban area. From 1950 to 1990, Mount Prospect grew from a small residential
community of approximately 4,000 in a somewhat rural setting,to an established and diversified
community with an estimated population of 53,170~ in an urban environment.
Mount Prospect is fast approaching maximum development. While little vacant land remains to be
developed, small portions or limited areas of the community are beginning to show signs of age, and
others are characterized by underutilization and may have potential f6r redevelopment.
This document represents an update of the Comprehensive Plan for the Village of Mount Prospect,
Illinois. The original Plan was adopted in 1965, revised on April 8, 1981 and updated in 1984, 1988,
1992, and 1994. It had originally been prepared by the Village with the assistance of a planning
consulting finn and responds to a critical need to guide and coordinate local development and
improvement actions. It includes long-range planning recommendations for land use, transportation,
and community facilities, and an action-oriented implementation program.
THE COMPREHENSIVE PLAN REVISION PROCESS UTILIZED IN 1981
The Plan and implementation program represented a significant commitment by Mount Prospect to
guide and control its future. It was based on several months of intense effort by local residents,
officials, and staffto review improvement needs and development requirements. It reflected a strong
local consensus concerning what the Village should become in the future. The key steps in the local
planning process were:
Study Initiation. The overall study began in July, 1980, when Mount Prospect entered into a
contract with a consulting finn for the preparation of a plan and development program. Early
discussions with Village officials Focused on the overall planning process and the identification
of major planning issues.
Community Planning Advisory Committee. To maximize direct local input into the program,
a 23-member Community Planning Commission was established to participate in the process
on a regular basis. Appointments included members of the Village Board, Plan Commission,
representatives of the business community, and other residents representing various groups and
neighborhood areas. This committee met regularly for the duration of the program, and worked
closely with Village staff and the consultant team.
990 U. S. Census
Neighborhood Workshops. During the first weeks of the program, a series of neighborhood
dialogue workshops were conducted to discuss the planning process with local residents and to
solicit their views about local issues, problems, and aspirations. The workshops were
undertaken prior to ex~ensive analyses of community conditions so that residents' views could
set the tone and direction of subsequent investigations.
Background Studies. A series of background studies were then prepared by the consultant and
Village staff dealing with various aspects of the community, including existing land use,
building conditions, community facilities, utilities, traffic circulation, and economic and
population characteristics. These were discussed in detail with the planning committee and
were documented in several background work papers.
Needs and Opportunities. Based on the findings and conclusions from neighborhood
meetings, background studies, and working sessions with the Plan Commission and
Comprehensive Planning Committee, community needs and opportunities were identified and
evaluated.
Goals and Objectives. Based on the conclusions of all previous work activities, a preLimina~
list of planning goals and objectives was prepared dealing with various component parts of the
community. These goals and objectives began to define what kind of community Mount
Prospect should be in the future, and provided important guidelines for planning evaluation and
decisions.
Community Questionnaire. A comprehensive community questionnaire was prepared by the
Village and distributed to all households in Mount Prospect, soliciting opinions on a range of
planning and development issues. Approximately 2,700 survey forms were returned.
Responses were tabulated and analyzed by various subject areas, and the subject areas of
consensus and conflicts were identified.
Concept Plans and Strategies. Alternative concept plans and strategies for guiding future
growth and development were prepared and evaluated. The process of evaluation involved
several meetings with and direct participation by the Plan Commission and Comprehensive
Planning Committee members.
Plan and Program Preparation. Based on preLiminary consensus reached on preferred
concepts and strategies, draf~ plan maps and text were prepared and delivered to the Plan
Commission, Comprehensive Plan Committee and other governmental organizations in
December, 1980.
THE PLANNING STRATEGY
The Mount Prospect Comprehensive Plan is characterized by a dual focus: a long-range plan for
guiding overall Village development and short-range action plan for implementing specific
high-priority projects and programs.
The long-range plan indicates a general framework for change over the next 20 to 25 years. It is
general in nature and is open to modification and refinement, Its purpose is to establish long-term
targets for development and redevelopment as interpreted at this time. It can help guide and
coordinate day-to-day decisions facing the Village, without precluding action on unforeseen
opportunities or possibilities.
The short-range plan is specific. It designates projects and programs which can be accomplished
during the next five years. It should be perceived as the starting point for implementation of
long-range recommendations. At the end of five years, a second short-range action plan should be
prepared, reflecting local aspirations and priorities at that time. The Comprehensive Plan is to be
updated annually by a sub-committee of the Plan Commission in cooperation with the Village
manning staff.
THE COMPREHENSIVE PLAN UPDATE PROCESS FOR 1992 AND 1994
The update precess began during the summer of 1991 with the video taping of all vacant parcels and
potential redevelopment sites in the Village and adjacent unincorporated areas in Cook County. The
video was used with zoning and Sidwell maps and other tools to aid the Comprehensive Plan
Committee and staff in evaluating the appropriate use of each property.
Data was also gathered from school and park districts, the public library and other institutions in
order to update rlat~ and incorporate their plans with those of the Village. A public heating was held
on January 8, 1992 to receive public comments. The Village believes that citizen input is extremely
valuable and essential in the development ora well thought out and feasible plan.
Village officials began the 1994 Comprehensive Plan update process in January of 1994. The
purpose of the update process was to make the Plan complementary to the new Zoning Ordinance
and Map adopted in October of 1993, and to incorporate recent developments, trends and up-to-date
data.
BENEFITS OF THE PLANNING PROGRAM
The overall comprehensive planning program should result in a number of benefits for the Mount
Prospect Community.
For the first time, a wide range of data and materials on local conditions was assembled and
recorded in 1980. The process has' encouraged local residents to consider the future of their
community more directly and to actively discuss future options and alternatives. It has resulted in
a plan for future growth and development which represents strong local consensus.
The Plan promotes a balanced and orderly future development pattern which should enhance the
local living environment. It establishes an overall framework for coordinating both public and
private development. It provides guidelines by which the Plan Commission and Village Board can
review and evaluate individual development proposals.
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It provides a guide for public investments and can help ensure that local public dollars are spent
wisely for community facilities and services. It clarifies long-range Village policies so that
individual property owners and developers can prepare and coordinate their own development plans.
Most important, the updated Comprehensive Plan is evident of the Village's commitment to planning
for its future on a continuing basis.
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GOALS AND OBJECTIVES
To be effective, the Mount Prospect planning program must respond to the special needs, values and
desires of local residents. Goals and objectives provide this specialized guidance. In essence, these
transform collective community values into operational statements which can be used as guidelines
for the planning program.
Goals and objectives each have a distinct and different purpose in the planning process:
-GOALS describe desired end situations toward which planning efforts should be directed.
They are broad and long-range. They represent an end to be sought, although they may never
actually be fully attained.
-OBJECTIVES describe more specific purposes which should be sought in order to advance
toward the overall goals. They provide more precise and measurable guidelines for planning
action.
Collectively, goals and objectives indicate where a community wants to go or what it wants to
become in the future.
The following pages present a listing of goals and objectives in several general categories: Village
identity, housing and residential areas, commercial development, industrial development,
transportation, community facilities and services, and parks and recreation.
VILLAGE IDENTITY
.Goal
The goal is to provide a strong and positive Village image and identity through distinct Village
features, facilities, and programs.
Objectives
1. Maintain the attractive appearance of existing residential neighborhoods, while applying
standards to assure the long-term stability of the neighborhoods.
2. Improve the character and appearance of the commercial environment, with particular emphasis
on the downtown area as the center of the Village.
3. Institute a community-wide beautification program including distinctive approach routes and
entrance areas, special boundary features between various land use districts, a series of
strategically located focal points and open spaces and improvement in the condition and
appearance of all rights-of-way.
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4. Expand programs of cultural and community activities which set a high standard for such
activity and which can be enjoyed by all Village residents.
5. Continue support for programs fostered by the Special Events Commission that contribute to
the Village's goals and it's image and aspirations.
6. Support and continue to promote a strong, attractive industrial section.
HOUSING AND RESIDENTIAL AREAS
Goal
A housing inventory and living environment which supports the local population, accommodates
a reasonable level of growth, and maintains the overall character of the Village.
Objectives
1. Maintain the predominant singJe-family image and character oftbe Village.
2. Maintain the attractive quality of existing single-family and multi-family residential
neighborhoods and establish a ViLlage-wide program of resident involvement to achieve this
objective.
3. Protect residential areas from encroachment by land uses which are incompatible or which may
create adverse impacts.
4. Promote the improvement and rehabilitation of deteriorating housing properties.
5. Promote new residential development designed to have a variety of housing types and prices.
6. Promote new housing for the elderly which is convenient to shopping, Village facilities and
services, and transportation.
7. Facilitate the affordable housing needs of low and moderate- income residents oftbe ViLlage.
8. Encourage the development of programs providing housing opportunities for first-time low-
income homebuyers utilizing the new federal HOME Program.
9. Promote a financial rental assistance program throughout the Village for low-income residents.
10. Assist in locating financial resources for the rehabilitation of housing for the mentally iH.
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11. Ensure the adequacy of property maintenance standards to prevent deterioration in existing
multi-family areas.
12. Encourage low and moderate density multi-family housing to avoid large concentrations of
higher density housing.
COMMERCIAL DEVELOPMENT
Goal
A system of commercial development which secures the Village's regional significance as a retail
center while providing the local residents with adequate local or neighborhood retail facilities.
Objectives
1. Maintain Village services and facilities which assure the long-term economic strength of the
various commercial centers and areas within the Village.
2. Maintain and expand retail and commercial services in the Village.
3. Ensure that ail retail, office and commercial activities are concentrated within or near areas of
similar or compatible use.
4. Initiate programs to encourage improvement of the condition of older existing commercial
buildings and areas.
5. Provide convenient access to, and adequate employee and patron parking in all shopping areas.
6. Promote those new commercial developments that further strengthen and expand the Village's
tax and economic base.
7. Promote redevelopment within select locations along Rand Road and along Northwest Highway.
8. Minimize conflicts between pedestrians and vehicular traffic in the downtown area.
9. Define more specific functional characteristics for the various commercial areas within the
Village.
10. Further implement a comprehensive revitalization program in the downtown area.
11. Design and implement strategies for attracting commercial and industrial opportunities to Mount
Prospect.
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INDUSTRIAL DEVELOPMENT
Goal
To develop an industrial base which assures a diversified economy and which complements other
types of local development.
Obiectives
1. Promote industrial development near major transportation facilities.
2. Provide for the orderly expansion of existing industrial areas and activities.
3. Promote the corrective maintenance of industrial properties in poor condition.
4. Ensure that all new industrial development is concentrated in areas of similar or compatible use.
5. Minimize the negative impact &industrial activities on neighboring land uses.
6. Require all industries to meet performance standards for noise, air, odor and other forms of
environmental pollution.
7. Formulate special design and development standards to ensure that new industrial development
complements the overall character of the Village.
8. Encourage the development of new industry that maximizes use of the local labor force.
9. Promote the Cook County 6A and 6B Property Tax Incentive Program.
TRANSPORTATION
Goal
To provide a balanced transportation system which provides for safe and efficient movement of
vehicles and pedestrians, reinforces surrounding land development and enhances regional
transportation facilities.
Ob_iectives
1. Reduce congestion on all major arterial streets.
2. Correct localized traffic operational problems.
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3. Minimize non-local traffic within residential neighborhoods.
4. Provide for safe bicycle movement within the Village through the development of bicycle routes
and other facilities.
5. Promote and encourage safe and convenient public transportation within the Village and to other
adjacent and nearby communities and destinations.
6. Monitor and maintain commuter parking facilities to sen, e METRA, Northwestern Railroad (C
& NW) and PACE sen, ice.
7. Reduce congestion at and around the METRA and C & NW Station.
8. Increase pedestrian safety throughout the Village.
9. Encourage the development of commuter parking facilities in outlying locations within the
Village and in adjacent communities, and the provision of improved transit service to and from
such facilities and the METRA, C & NW Station and PACE service.
COMMUNITY FACILITIES AND SERVICES
Goal
To provide a system of community facilities which provides for efficient and effective delivery of
public services required by Village residents.
Objectives
1. To assure an adequate level of fire and police protection throughout the Village.
2. Encourage the availability of high-quality primary and secondary education.
3. Maintain adequate public water supply, sanitary and storm sewer systems.
4. Maintain adequate sites for Village facilities.
5. Improve facilities and services for all people needing assistance.
6. Promote the viable reuse of schools or other public buildings that may be closed in the future for
other uses such as day care centers, pre-school, teen activity, senior citizens centers and other
similar facilities.
7. Increase the Village's ability to plan for and program public improvements.
8. Encourage the development of a commuter rail service on the Wisconsin Central Railroad line
as identified in the 2010 Regional Transportation Plan.
9. Encourage the implementation of the 2010 Regional Transportation Plan in Mount Prospect.
10.Prepare a five-year public facilities improvement plan for infra-stmcture and asset improvements
and for bringing recently annexed areas up to Development Code standards.
PARKS AND RECREATION
Goal
To provide a land use open space plan which assists local park districts and others in satisfying the
recreational and leisure time needs of current and future residents.
Objectives
1. Work with the Park Districts to maintain a local park system which complements the regional
recreational opportunities available in adjacent forest preserves.
2. Develop new recreational facilities and programs which respond to specific desires of Village
residents.
3. Provide small new park sites in neighborhoods where there is insufficient park space.
4. Ensure that parks and recreational facilities are easily accessible from residential areas and are
available at times which coincide with the available leisure time of residents.
5. Utilize existing park and recreational facilities to the maximum.
6. Ensure that adequate sites for future parks are set aside as a part of new residential developments.
7. Promote continued cooperation between park and school districts in the provision of recreational
services.
8. Promote development of recreational facilities as part &large scale planned developments.
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LONG-RANGE PLAN
The Long-Range Plan provides a general framework for improvement and development in Mount
Prospect over the next 20 to 25 years. It establishes long-term targets for key aspects of the Village
consistent with the community's overall goals and objectives. It is specific enough to guide
day-to-day development decisions, yet flexible enough to allow modification and confmuous
refinement.
The Long-Range Plan contains three primary components: land use, transportation, and community
facilities. Planning recommendations for each of these components are discussed below. Detailed
information on existing conditions, issues and alternatives are covered in the background work
papers prepared as a part of the Comprehensive Planning Program.
LAND USE
The Village of Mount Prospect covers an area of approximately ten square miles located 22 miles
northwest of downtown Chicago. It is bordered on the north, by Wheeling and Prospect Heights, on
the east by the Cook County Forest Preserve and Des Plaines, on the south by Des Plaines and Elk
Grove Village, and on the west by Arlington Heights. The Village is bisected by several major
transpo~aflon corridors; the Chicago and Northwestern Railroad, which runs diagonally through the
Village from a southeast to a northwest direction, Northwest Highway (Route 14), which runs
parallel to the Chicago and Northwestern Railroad, Rand Road (Route 12), which also runs
diagonally through the Village from a southeast to a northwest direction in the north half of the
Village, and Elmhurst Road (Route 83), which runs north and south through the center of the
Village.
Mount Prospect is an established, essentially built-up community, with relatively new residential
and commercial development occupying the major portion of the Village. Since most of the
community is already committed in terms o£1and use, the existing development pattern significantly
influences the type and extent of new development which will be possible, and the extent to which
redevelopment will be appropriate.
This section presents recommendations for specific land use areas within the Village.
Plan Recommendations
The Generalized Land Use Plan provides a guide for future land use development decisions within
the Village. It identifies which lands should be utilized for residential, commercial, industrial, and
public land use activities. The Plan also describes interrelationships between various land use areas,
and the types of projects and improvements desirable within each area.
The Land Use Plan is based on several overall principles and standards for improvement and
development. These principles, which provide the overall framework for specific land use
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recommendations, include the following:
Mount Prospect is essentially an established, built-up community. 'Land use recommendations
should be focused on strengthening existing functional areas and on promoting desirable new
development in selected areas.
The strong residential image and character of Mount Prospect should be maintained and
reinforced. New residential development should reflect quality of design and construction and
should be in harmony with existing development. While housing types and densities may vary,
the overall image of the Village should continue to be that of a single-family residential
The important role of Mount Prospect as a commercial focal point for the surrounding area
should be reinforced: Areas for various types of commercial development should be clearly
identified and standards established to guide their development.
The Village should strive to capitalize on opportunities for capturing new office research and
industrial develoPment in highly accessible locations, particularly in the southwestern area.
Recommendations for land use areas are presented below. A detailed, parcel-by-parcel description
of land use recommendations for specific areas subject to change or intensification is included in
the Appendix.
RESIDENTIAL AREAS
Mount Prospect has traditionally been a strong and desirable residential community. While the local
co~ and industrial sectors have grown, existing residential neighborhoods still represent one
of the Village's most important assets. The Land Use Plan attempts to strengthen and reinforce
exist'mg residential areas and promote quality new residential development in select locations.
Principles and Standards
Several general principles and standards should guide improvement and development within
residential areas:
Existing single-family residential neighborhoods should be maintained and protected and
neighborhood quality must be preserved. Overall environmental and public service improvements
should be undertaken where necessary, and the negative impact of traffic and nonresidential uses
on neighborhoods should be minimized.
Existing residential areas showing initial signs of decline should be targeted for corrective actions.
New multi-family housing should be developed in selected areas along major streets, adjacent to
major shopping areas, or adjoining existing multi-family development. In special cases, new multi-
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family development could also be appropriate adjacent to public parks or other significant features.
New multi-family areas should be developed as overall, planned residential environments. Within
large development areas, a range of housing types should be promoted with each area sharing a
common character and unified environment.
New housing areas should be served by a safe and convenient circulation system with streets and
roadways relating to and connecting with existing streets in adjacent areas. However, residential
access should be separated from nonresidential traffic wherever possible:
Any significant new multi-family development should include a new public park site designed to
meet the needs of the new residents.
New multi-family development should include a distinctive landscaping and open space system as
an integral part of the overall site design.
Small-scale "infill" residential development should be compatible and in character with surrounding
existing development.
Landscaping or other buffering techniques should be used to screen residential areas from adjacent
nonresidential uses.
Special planning and design incentives should be developed to ensure that new residential areas
include a wide range of amenities.
Planning and design innovations in both housing structures and land development should be actively
encouraged through careful use of the Planned Unit Development (PUD) technique.
Planned Unit Developments should be encouraged in and near the downtown.
Special attention should be focused on maintaining older residential areas. Of immediate concern
should be to address the blighting conditions throughout Census neighborhoods 9, 10 and 13.
Neighborhood 9 is bounded by Golf Road, Busse Road, the Northwest Tollway, and the western
municipal boundary of the Village. Neighborhood I0 boundaries are Golf Road, Linneman Road
and Cottonwood Drive to the north, Elmhurst Avenue to the east, the municipal boundaries to the
south, and Busse Road to the west. Neighborhood 13 is the area between Wheeling Road, Euclid
Avenue, East Drive and Kensington Road. These and other areas are good, stable neighborhoods
for affordable housing and special efforts should be made at increasing their desirability. Blight
shall be defined as an identified area where at least 25% (twenty-five percent) of all buildings have
a major Code violation.
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Plan Recommendations
The Land Use Plan indicates four residential categories:
Single~family residanfial development should continue to be the predominant land use within the
Village. This development, essentially in place today, would be concentrated in several large
residential neighborhoods. Existing neighborhoods vary in terms of character and density, and were
developed at different points in time by different developers. Earlier single-family homes were
constructed in the central portion of the Village, conforming to the basic grid pattern of streets, at
an overall density of five to eight units per net acre. (Net acre as used throughout this Plan refers
tothe average number of dwelling units on a building site. Streets, alleys, and common drives, etc.
are not included.) Newer single-family homes were developed on somewhat larger lots in the
northern and western portions of the Village primarily at densities of three to five units per acre with
neighborhoods characterized by curvilinear street patterns.
All existing single-family neighborhoods should be strengthened through a range of community
facility and support service improvements, including expanded park and recreational facilities where
needed. Transportation projects would help reduce through traffic within certain neighborhoods,
as well as improve operational conditions at problem intersections in other neighborhoods.
Boundaries between neighborhoods and commercial and industrial areas should be clarified and
strengthened, and incompatible land uses either eliminated or screened and buffered.
Since all single-family neighborhoods are essentially built-up, few new single-family homes will
be constructed in the Village, except on scattered vacant lots within established neighborhoods.
Infill development on these lots should be of a scale and character similar to existing homes in the
immediate area. This single family residential development category is consistent with the R-X, R-
A, R-1 and R-2 Zoning Districts of the Village Zoning Ordinance.
Low-density multi-family residential development should be located at certain locations along
major streets and near other activity centers. Existing multi-family development of this nature, is
located near the intersection of Foundry Road and Des Plaines River Road, adjacent to the Old
Orchard Country Club, and along the western edge of Boxwood adjacent to Randhurst Shopping
Center. Additional low-density multi-family development exists at several scattered locations near
the Rand Road corridor, Northwest Highway, and in the southwest portion of the Village.
Low-density residential development may accommodate a range of housing types, including duplex,
townhouse, and two and three story apartment buildings. This residential development category is
consistent with the R-3 Zoning District of the Village Zoning Ordinance.
Medium-density multi-family residential development should be located near major activity centers
within the Village. Medium-density multi-family development exists at scattered locations near
Rand, Central, and Golf Roads, and in larger concentrations in the southwestern portion of the
Village. Such medium-density developments are consistent with the R-4 Zoning District of the
V'fllage Zoning Ordinance.
- 14-
The design and development of new medium-density development should be carefully controlled
to ensure a compafib'fftty with surrounding uses, adequate SCreening and buffering, and a high-
quality living environment.
Hi_~r-densitv multi-family residential development should be encouraged in certain sections of the
downtown that call for a mix of residential and commercial uses. Such development is an important
feature in the revitalization plans for the downtown. Also included in this classification is specific
senior hous'mg developments, as defined under the R-5 zoning classification. This higher-density
development classification is consistent with the R-5, B-5 and B-SC Zoning Districts of the V'fllage
Zoning Ordinance.
COMMERCIAL AREAS
The Land Use Plan strives to strengthen and reinforce the role and function of existing commercial
areas in the Village and promote viable new commercial development in selected locations. The
Plan includes two general types of commercial areas, each with different characteristics and
requirements: community commercial areas, which contain a wide range of retail and shoppers
goods establishments, and which include Randhurst, Mount Prospect Plaza, other shopping centers,
and the downtown; and general commercial/office areas, which contain a range of office, business,
and conane~cial service establishments; including the Rand Road and Northwest Highway corridors,
proposed development along Elmhurst Road, and several small neighborhood convenience centers
which provide for the day-to-day shopping needs of surrounding residents.
Principles and Standards
Several general principles and standards should guide improvement and development within
commercial areas:
In general, new commercial development should complement and relate to major commercial
uses already located in the surrounding area. Increased interaction and support between uses
should be encouraged, particularly in the downtown and community commercial areas.
Since most commercial areas are located along major thoroughfares, access to commercial
properties should be carefully designed to minimize conflicts with traffic movement. The
consolidation of access for several individual properties should be encouraged.
Further "strip" commercial development within the Village should be discouraged. Where
possible, new commemial uses along major arterial should be clustered in small groupings with
shared parking areas, common access drives, and related design and appearance.
Overall environmental conditions within existing commercial areas should be improved. The
- 15-
general condition of commercial buildings, grounds, and parking areas should be improved,
especially in several areas along Northwest Highway and Rand Road. Curbs and sidewalks in
certain areas should be repaired.
The rdationship between adjoining commemial and residential areas should be improved. Small
neighborhood convenience centers, including food, drugs, and personal service businesses,
should provide for the day-to-day needs of nearby residents. Spittover commercial traffic and
parking on adjacent residential streets should be eliminated. The overall maintenance and
"housekeep'mg" along alleys and the rear portions of commercial blocks, particularly along
Northwest Highway, should be improved.
Special standards and guidelines for major commercial areas should be observed for landscaping,
setbacks, sign control, etc., to help ensure the highest possible quality of desigu and development.
Landscaping and other buffering techniques should be used to screen commercial areas from
adjacent residential neighborhoods in accordance with the Village Landscape requirements of the
Zoning Ordinance.
Developers of major commercial areas are required to provide thorough market studies relating
to growth trends, shopping habits and disposable income.
Plan Recommendations
The Land Use Plan indicates two basic types of commercial areas, including community commercial
areas and general connnercial/office areas. Land Use recommendations for these areas are presented
below.
Community-Commercial areas contain a wide range of retail and shopper goods establishments
and include the larger concentrations of commercial activities such as Randhurst, Mount Prospect
Plaza, and the downtown. Randhurst is an established regional shopping center, and Mount
Prospect Plaza functions as a smaller, community shopping center. Both centers should be
continually upgraded in physical condition, appearance, and tenant mix to maintain their
competitive positions in the region and community and to assure their continued economic
contribution to the Village. Plan recommendations are focused on strengthening and reinforcing
existing community commercial areas, including environmental improvements and transportation
and public service projects which could directly or indirectly benefit these important focal points.
No major land use changes are recommended within most community commercial areas, and
little currently vacant land is indicated for community commercial development in the future.
A strategy for attracting new commercial ventures, utilizing available resources when appropriate
and upgrading existing businesses should be created and implemented. The Community-
Commercial development category is consistent with the B-3 and B-5C Zoning Districts of the
V'dlage Zoning District.
The Land Use Plan recommends more significant changes within the downtown area. The Plan
-16-
recommends that the downtown be strengthened and improved as a focal point for the
community. The downtown should be reinforced as a multi use area with expanded office and
convenience shopping districts, key public and semipublic facilities, and new close-in townhouse
and condominium development. Specific land use recommendations for downtown are included
in a following section of the Comprehensive Plan.
Qeneral Commercial/Office areas contain a range of office, business, and commercial service
establishments, and include primarily linear developments along the Rand Road, Northwest
Highway, and Elmhurst Road corridors. Several functional and operational problems are present
in these three corridors. Small pockets of residential uses still exist within the commercial strips
and are not compatible with surrounding uses. Residential uses also abut the rear of commercial
properties along each corridor. Land for commercial development or expansion is quite limited.
Many commercial uses provide small on-site parking lots which result in numerous curb-cuts
along heavily traveled streets and promote conflicts between through traffic and vehicles us'mg
the small parking areas. The Plan strives to correct a number of these problem conditions, and
strengthen and improve existing commercial corridors in the future. The General
Commercial/Office development category is consistent with the B-l, B-2, B-4 and B-5 Zoning
Districts of the Village Zoning Ordinance.
Rand Road would continue to accommodate a wide range of commercial, office, and business
service activities, as well as several important public land uses. The Plan calls for eventual
development and redevelopment of several currently vacant and underutilized land parcels
scattered along the street. In general, land use recommendations tend to reinforce and strengthen
the commercial and office function of the corridor, while maintaining sound clusters of
residential development and public uses in certain locations. In addition, the Plan strives to
ensure a compatible relationship between commercial activities and adjacent residential areas.
The Northwest Highway corridor would also continue to accommodate a wide range of
commercial and office activities, although land for commercial expansion is quite limited. No
major land use changes are recommended, except in the downtown area. However, a number of
operational improvements should be undertaken, including the consolidation of vehicular access
drives off Northwest Highway, the redes!gn and possible expansion of off-street parking areas,
and overall appearance and "housekeeping" improvements. Alleys and the rear portions of
buildings should be better maintained, and curbs and sidewalks should also be improved in
several areas.
Elmhurst Road, south of Golf Road, is a major corridor for highway oriented commercial uses.
Plan recommendations tend to reinforce this function, and several vacant land areas south of
Dempster in Lake Center Plaza are designated for general business, industrial and office research
development in the future. The scale and intensity of development should be similar to uses
already existing along Elmhurst Road, and new uses which are related to and supportive of
existing activities should be encouraged. Development areas are of sufficient size to allow for
several larger, freestanding facilities, or the clustering of numerous smaller buildings.
Commercial development should be guided by an overall site plan to ensure coordinated
-17-
development of buildings, access drives, internal circulation, and parking facilities. Screening
and buffering should be provided between this area and residential development recommended
to the west.
INDUSTRIAL AND OFFICE RESEARCH AREAS
Industrial and office research development, as characterized by the Kensington Center for Business,
represents a significant land use component within the Village. Several land areas in the
southwestern portion of the Village have potential for similar development in the future. If carefully
designed and developed, industrial and office research uses could create a strong new identity for
this area. This area is consistent with'the I-1 Zoning District of the Village Zoning Ordinance.
Princioles and Standards
Several principles and standards should guide improvement and development of industrial and office
research areas within the Village:
"Planned" industrial and office research development should be encouraged wherever possible to
help ensure coordinated lot configuration, building design, access and parking, and overall
environmental features, as well as compatible relationships between new and existing development.
Winhin industrial, and office research areas, individual sites should be reasonably level, well-drained
parcels of land capable of supporting large industrial facilities.
Allindustrial and office research areas should have direct access to a major arterial street, but access
roads should not disrupt the flow of traffic on the arterial.
Internal streets within industrial areas should be functional and easy to perceive and use.
Industrial and office research areas should be designed to allow maximum flexibility, with larger
land areas capable of being subdivided and developed according to spedfic market demand.
Individual lots should be relatively regular in size and shape, with depths greater than widths.
Adequate water supply and waste disposal facilities should be available in all industrial and office
research areas.
Available resources should be used to encourage industrial and office/research development.
Adequate off-street parking and loading facilities should be provided within all industrial and office
research areas. The consolidation &parking and loading facilities for two or more individual uses
should be encouraged.
-18-
Landscaping, lighting, and signage should be used to provide a visually pleasing environment and
help create a distinct image and identity for industrial and office research areas.
All industrial uses should be required to meet performance standards for noise, odor, smoke, heat,
air and water pollution, and other potentially harmful impacts.
Special care should be taken to screen and buffer industrial areas from other nearby land use areas
and to ensure that industrial traffic and other related conditioners do not adversely impact
surrounding areas.
Plan Recommendations
The Land Use Plan differentiates between two basic types of industrial uses: light industrial and
office research activities, which could include a wide range of office, warehousing, and light
manufacturing uses; and general industrial activities, which would include heavy industrial and
manufacturing uses.
Light industrial/office research activities would be concentrated in three primary areas:
(1) The Kensington Center area, situated between Rand Road and Wolf Road, just south of
Foun&y Road. This area is focused around the 300-acre Kensington Center planned industrial
park Careful screening, buffering, and site design should be maintained in these areas to ensure
that new development continues to be compatible with nearby residential and industrial areas.
(2) Tha area along the south side of METRA and C & NW, both northwest and southeast of the
downtown area. Several smaller office and light industrial operations are already located in this
area, and these should be maintained and monitored to ensure continued compatibility with
adjoining residential areas.
(3) The southwestern portion of the Village, along Dempster and Algonquin Roads. This area
already includes the United Airlines Service and Training Center, and several smaller industrial
and office research operations. Several other vacant sites have excellent access and visibility
characteristics and have potential for similar development in the future. It is recommended that
each of these areas be developed as part of planned industrial subdivisions to help ensure quality
development and the most effective use of remaining available land. In total, approximately 40
acres in this area could be developed for light industrial/office research operations in the future.
~ Industry would be limited to the far southwestern portion of the Village, generally south of
Algonquin Road. This area currently contains the large Mount Prospect Fuel Storage Terminal and
several smaller general industrial operations. It is recommended that remaining vacant land be used
for light industrial activities in the future. Existing residential uses, including the mobile home park
along Oalcton and low-intensity commercial uses, are not compatible with the industrial character
of this area, and it is recommended that these be phased out in the future to allow for more
appropriate new development. As in light industrial areas, new development should be in planned
- 19-
subdivisions to ensure efficient and effective use of remaining land. In total, 106 acres could be
made available for general industry in this area.
DOWNTOWN
The Mount Prospect downtown area includes a wide mixture of re~ail, convenience commercial,
office, municipal, auto-oriented, and residential land uses. The Downtown Development Plan,
prepared in 1976 under the leadership of the Business District Development and Redevelopment
Commission, reviewed existing problem conditions and future potentials, and presented a long-range
plan for improvement and redevelopment within the area.
The 1976 Plan contains two primary components: The overall planning framework for guiding
downtown development and high priority planning projects which should be undertaken in the
short-term future. The planning framework provides overall guidelines for long-range growth and
development. It establishes basic standards and requirements for key parts of the downtown
environment, including land use, movement systems, parking areas, and pedestrian and open space
facilities. Planning projects are more specific development actions which should be undertaken to
revitalize the downtown area.
The basic recommer~l~ afions of the 1976 Downtown Plan have been reviewed and evaluated as a part
ofthe Comprehensive Plan update process. In general, these basic concepts have been endorsed and
reconfirmed. The overall land use recommendations for downtown are still valid and still appear
to reflect local aspirations regarding the downtown area. However, several changes have been made
in this Comprehensive Plan.
The Comprehensive Plan organizes downtown into several compact land use districts (see Figure
1). Each district would be generally homogeneous in terms of intensity, scale, character, and the
rdationship between pedestrian and vehicular movements. Each would contain similar, compatible,
and mutually supportive activities.
The system is anchored by two primary activity centers -- the office district/governmentai-
commercial district and the mixed use--commercial/residential center-- -- located east and west of
Main Street. These would be the most intensely developed parts of downtown. Primary vehicular
circulation would be around the periphery and through these districts. Each would contain a
compact grouping of related activities focused around an interior pedestrian oriented environment.
Coordinated multi-purpose development would be encouraged within each area, with unified
parking areas, access points, pedestrian facilities, and beautification improvements. These two
primary centers would be surrounded by other land use districts, including commercial services,
commuter facilities, multi-family and single family housing. These improvements have already
begun and should be continued.
The special characteristics of each land use district are discussed below.
- 20 -
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Figure 1
-21-
Office/Governmental District.
The office/governmental district should be strengthened and consolidated as a major new activity
center between Northwest Highway, Main, Central, and Maple Streets. It should contain a range
of governmental, professional, and other office activities, plus parking and support services.
New office development, especially small professional, representing one of downtown's most
promising market opportunities, should be strongly promoted and recruited for this area. Adequate
sites should be made available north of Busse on the east side of Emerson. The District contains the
new Police and Fire Headquarters constructed in 1993, Commercial and office uses are being
examined as potential redevelopment for the highly visible frontage along Northwest Highway and
Main Street.
Primary vehicular circulation should be located on the periphery of the district with internal streets
providing access to individual sites. New pedestrian facilities, landscaping, and streetscape
improvements should be emphasized.
Mixed Use - Commercial/Residential District
The Area bordered by Main, Central, and Northwest Highway should be strengthened and improved.
It is recognized that the majority of any new commercial development should be focused in this
triangle area. Primary uses in this area would be a mix of commercial and residential uses
strengthened by a strong, convenient, attractive and consumer oriented environment. However,
since market opportunities change or may be limited, development of this district must be carefully
phased.
Initial efforts should encourage the blending of approved residential condominium development
with new commercial development. Actions should be undertaken which could strengthen and
support existing businesses. Residential units should be given greater emphasis and be designed to
meet market housing demands, including those of young adults, empty nesters, senior citizens and
new households. New and improved short-term parking should be made available both within and
adjacent to this district. Sidewalk and pedestrian facilities should be improved to encourage
pedestrian movement and shopping within the area. Strong connections should be created to link
land use areas to complement and support town center activities. Landscaping, lighting, graphics,
and other streetscape projects should be utilized to visually unite the area. Building facades and
storeffont improvements should be continued in order to improve the overall appearance of the area.
These improvements should be continued as resources permit.
As downtown development activity increases, commercial operations in other parts of downtown
should be encouraged to relocate within this district. A compact grouping of commercial, retail and
residential activities could work together as a unit and provide mutual support for each other. The
group would generate a larger number of total shopping trips and all stores could benefit.
As new office and housing development takes place and the existing shopping environment
- 22 -
improves, opportunities for new retail and commercial development may arise. If so, new
commercial development should occur within this district. In the long-range, the district should
function as a small cluster of shopping facilities with primary vehicular circulation around the
peripheay. Stores should be so oriented to create a small open space area and with strong pedestrian
connections across Main Street to new office and housing areas. The new Zoning Ordinance has
consolidated the downtown into one zoning district to better encourage these plans.
Prospect Avenue Commercial District
Convenience commerdal activities along Prospect Avenue south of the railroad have developed as
a relatively distinct district. This district provides important convenience services to adjacent
residents to the south. Existing businesses should be protected and preserved as important central
area economic assets. Improved parking areas, building facade improvements, improved sidewalks
and pedestrian facilities, and new landscaping should be continued to complete the upgrade of the
district's overall environment. Future right-of-way improvements should include the block from
Route 83 (Main Street) to Wille Street in order to complete the street and sidewalk and lighting
improvements. Future actions for private development should focus on maintaining the existing
commercial and service businesses.
Multi-family ltousine Areas
New high-quality central area housing will add significant new life and vitality to the downtown and
help create a built-in market for commercial activities. It is critical that any new housing around
downtown be carefully monitored and controlled to ensure a high quality development.
Development will complement and be in keeping with adjacent neighborhoods with quality
materials and construction and extensively landscaped and buffered sites. The areas should provide
for unique new housing opportunities not now available in the Village.
Tax Increment Finance District and Triangle Redevelopment Areas
A range of coordinated public and private actions will be required to revitalize the downtown area
and attract new investment. The creation of the first Tax Increment Finance District (TIF) adopted
bythe Village Board action in August, 1985 put in place one of the primary tools required to carry
out physical redevelopment and expansion of the economic base of Mount Prospect.
In creating the TIF District, the Village took action to create the preconditions required to attract
new private investment. Future projects should focus on correcting key problems which hamper
downtown operations. These should include correcting blighting conditions throughout the
downtown, which TIF and other studies have identified. Public projects should improve vehicular
access, relieve traffic congestion, and provide adequate and convenient parking facilities. Public
actions should also improve the overall image and appearance of the area and make the area more
attractive and convenient for people. In addition, the Village should also help make lands available
for new activities. The new Zoning Ordinance which created two new zoning districts for the
downtown, provides the private sector with the opportunity to develop mixed use, high quality
- 23 -
activity in this area. In the Fall of 1988, the TIF District was expanded to include the majority of
the block bounded by Central, Busse Avenue, Wille, and Main Street as the first phase for potential
corcanercial/residential redevelopment as a part of the larger triangle bounded by Main, Central and
Northwest Highway. The Tax Increment Financing Boundary Map (Figure 2) identifies the specific
areas in this district. The Village has adopted development objectives. They serve as a guide for
redevelopment of these areas.
Ob_iectives and Desien Guidelines
Development Objective
1. Create an innovative development that encourages a suburban scale mixed use project that
explores all market potentials, is harmonious with the surrounding residential area and can attract
residents of the Northwest Cook County area.
2. Create a development that can stimulate other private sector investment in the triangle and
adjoining areas, including new construction, expansion and rehabilitation.
3. Provide a development that can yield the highest possible real estate and sales tax to the
Village consistent with other downtown development objectives. A financial analysis should be
submitted so that revenue figures can be examined.
4. Protect and enhance the present retail and service businesses in the downtown area.
5. The redevelopment project shall serve to improve the image of the downtown area recognizing
its potential as the town center.
Land Use
1. A full range of retail and service commercial uses together with select professional office
space and residential should be encouraged. The concept of mixed commercial and residential
and/or office space should be examined.
2. Residential development may be multi-family units with a building height not to exceed 6
stories.
3. Commercial development should focus on retail and service businesses. Specialty shops and
convenience commercial are to be encouraged. An anchor user should be encouraged to attract
a broad customer base to the redevelopment area.
4. Office space should be designed for professional office users.
5. A portion of the site should be dedicated to a centrally located public open space, sufficient
,
MAIN ST
]1 t Iii I It Il I[I I
Figure 2
-25-
for gatherings and community activities. This should serve as a major focal point in the
downtown area.
6. A cultural arts facility should be encouraged.
Development Character
1. New construction should be compatible with the existing character in the downtown area.
2. Taller buildings should be located in such fashion as to lessen the impact to surrounding
residential uses.
Design Guidelines
1. Provide attractive, well landscaped frontages along all public streets, and adequate screening
and buffering around parking and loading areas.
2. An integrated site plan should reflect no physical barriers between land uses.
3. Brick construction is preferred for all buildings. No exposed block walls should be allowed
on any building elevation.
4. The redevelopment area should include unified streetscape elements, including lighting,
benches, graphics and brick paver sidewalks. Signage should blend with the development and
complement its architectural character.
Parking
1. Suflident off-street parking should be provided to meet the demand of the proposed land uses.
2. Parking should be located in areas easily accessible from adjoining streets.
3. Paddng should be assembled into unified lots or structures, with adequate provisions for short-
term customer parking and long-term employee parking.
4. Underground parking for residential units is encouraged.
5. The use of shared parking utilizing off-peak operating hours should be encouraged.
Pedestrian Movement
1. Pedestrian access and movement through the site should be an important part of the plan.
Public and private pedestrian sidewalks should be provided, and conflicts with automobile traffic
should be minimized on-site.
- 26 -
2. The redevelopments should provide direct pedestrian connections from the redevelopment
area to adjoining areas to encourage pedestrian movement to or from other adjacent commercial
areas.
Village Participation
1. The municipality may consider flexible and innovative methods to convey Village-owned
property to selected developer(s).
2. The municipality may consider economic incentives proposed by the selected developer.
3. The V'fllage should consider appropriate use of condemnation and land clearance of properties
in order to implement redevelopment.
4. Vacation of existing public streets and alleys may be considered for the appropriate plan.
5. The Village may assemble property to the extent feasible.
Downtown Improvement Pro_iects
Downtown improvement projects outlined for action in the 1976 Downtown Plan and the
Comprehensive Plan of 1981 that should be undertaken include:
1.
Public Rie. ht-of-Wav Improvement Specific Improvoment
Prospect Avenue, Main to Wille Brick sidewalks, street trees, street lights,
benches, curb, gutter and street resurfaeing
Emerson, Northwest Hwy. to Busse Brick sidewalks, street trees, street lights
2. Facade Improvement Program - To date, over sixty-five storefronts have been improved
through use of HUD Block Grant Program, Village local funds and private property owners.
Architectural design services were provided by a private consukant at no cost to the property
owner. The program has been administered by the Business District Development and
Redevelopment Commission and Economic Development Coordinator. Facade improvements
should be continued in the downtown and all along Northwest Highway.
- 27 -
3~ Land Assemblage in TIF Area - The expanded TIF area west of Main Street (Route 83) should
be purchased by the Village in a coordinated manner if necessary to facilitate redevelopment.
Acquisition in the TIF development sites is a high priority of the Village.
4. Police and Fire Headquarters - A new Police and Fire Headquarters was built on the comer of
Maple and Northwest Highway in 1993, providing an up-to-date facility for fire and police
operations, including administration and fire prevention.
5. Primary among sites being redeveloped is the Pine, Northwest Highway, Wille and Central
block. A mixed use development, consisting of 139 residential condominium units and 7,500
square feet of retail, has been approved.
Development Incentives. The Village should continue to play a major role in stimulafmg new
development. Downtown beautification projects have helped stimulate interest in the broader
scope projects of redevelopment aided by Tax Increment Financing.
PUBLIC AND SEMIPUBLIC AREAS
Public and semipublic land areas, including public and private schools, municipal facilities and
churches are distributed throughout the Village. Most of these are in good condition and are well
located to serve the community. Park and recreational areas are also scattered throughout the
community. In general, most areas are adequately served by park land, although several deficiencies
do exist, and not all park sites are yet fully developed. The park districts serving Mount Prospect
were surveyed and none indicated any areas that are inadequately served by park land.
Recommendations for additional park facilities are included in the Community Facilities Section.
The V'fllage also has several other public land resources. Cook County Forest Preserve land borders
the Village on the northeast and is a significant visual and recreational resource available to Village
residents. Additionally, there are numerous golf courses in and adjacent to the Village and several
others within a short driving distance.
Recommendations related to public and semipublic areas are included in the Community Facilities
section of the Comprehensive Plan.
TRANSPORTATION
The Village should continue to develop plans for mass transportation and traffic circulation.
The transportation system consists of various categories of streets, parking facilities, and public
transit services. The overall system provides for access to Mount Prospect from the surrounding
area and movement of people and vehicles within and around the Village. The efficiency and
convenience of this system significantly affects the quality of life within the community.
This section presents recommendations for improvement of the thoroughfare system (see Figure 3).
Recommendations are based on review of available information on the physical characteristics of
- 28 -
OUNT PROSPECT, ILLINOIS~
o
THOROUGHFARE PLAN
DEMPSTER ST
MAdOR ARIERIAL
w m, ma ~m ~ m~.~ SECONDARY ARTERIAL
COLLECTOR STREET
OAKTON ST
Figure 3
-29-
the existing transpomtion and traffic data, observations of the impact oftraffc volumes and patterns
on the existing street system, and application of accepted transportation and traffic planning
principles and standards~ Recommendations have not been included for changes in mass
transportation service to and within the community since a thorough analysis of needs has not been
undertaken at this time.
Functional Classification of Streets
The major street system in Mount Prospect is well defined, but little hierarchy is apparent on certain
other streets in the Village. A functional classification of all streets is a necessary step in identifying
problem areas and prescribing improvements.
Streets and related traffic control devices must allbe considered as elements of an inter-related
system. This approach requires that the decision to install traffic engineering measures (e.g., street
closure, left turn restrictions, traffic signals, etc.) be considered in terms of their impact on adjacent
streets, intersections, and neighborhoods. Without a systematic approach to this problem, the result
is a mixture of traffic control devices, policies and operational practices which creates confusion,
inconvenience, accidents, and a myriad of other secondary problems.
The currently accepted approach to "sorting out" the complex inter-relationship between these
elements is first to classify each street in the Village according to the function it should perform.
Each street should fit into a category or functional classification. Decisions regarding traffic control
devices and restrictive measures can then be prescribed in a relatively straightforward manner to
assure that the functions are achieved. In addition, this procedure permits the identification of
deficiencies in the street system and facilitates the analysis of street system needs.
Four separate street classifications are identified below. The titles given these classifications
describe the orientation oftraffc expected to use the streets.
Major Arterial Streets
A major arterial street is intended to serve vehicle trips oriented beyond the Village boundaries
and adjacent communities. The section of the street within the Village should serve a significant
portion of trips generated by land uses within the Village. This type of street has regional
importance because of its alignment, continuity, capacity, and its connection with other regional
traffic carders.
Secondary Arterial Streets
A secondary arterial street is intended to serve vehicle trips generated by land uses within the
V'dlage and within adjacent communities. This type of street should not serve long distance trips
(i.e., greater than five miles) but has community importance in terms of traffic capacity and
serving abutting land use.
-30-
Collector Streets
A collector street is intended to serve only vehicle trips generated to and from the neighborhood
it serves. The function of this type of street is to collect and distribute traffic between the
neighborhoods and community and regional streets.
Local Streets
All other streets within the Village could be classified as local streets. A local street is intended
to sexve only vehicle trips generated by land use abutting the street. The function of this type of
street is local access within a neighborhood.
One of the primary benefits derived from creating a functionally classified street system is that
it is then possible to designate "neighborhoods" inside the areas of the network of major and
secondary medal streets. If these streets are properly designed with adequate capacity and
proper traffic control devices, the traffic in the neighborhood "cells" can be controlled to exclude
through traffic.
In determining the functional classification of streets within the Village, the following factors
were considered:
Length which the street extends continuously beyond the Village boundaries.
Width of pavement.
Type and density of abutting land use.
Spacing relative to the prevailing grid network of streets in the surrounding communities.
The functional classification of the proposed street system is presented in Table 1. In general,
the des'wed design characteristics for the streets should reflect these classifications. The major
arterial streets should have the highest design standards (normally four-lane divided roadways
with separate turn lanes at intersections) and should have priority in terms oftraffc control over
the other streets in the system. The secondary arterial streets also require high design standards
and should usually have four lanes for travel, A median may be necessary on some community
streets if the volume of traffic is anticipated to be significant because of the intensity of abutting
development or the condition of parallel streets. Collector streets will usually provide
satisfactory service as two-lane facilities unless they provide primary access to high traffic
generafmg land uses.
-31 -
TABLE 1
Functional Classification of Area Streets
Classification Street
Major Arterial Algonquin Road
Central Road
Des'Plaines/River Road
Elmhurst Road/Main Street
Euclid Avenue
Golf Road
Northwest Highway
Oakton Street
Rand Road
Wolf Road
Secondary Arterial Busse Road
Camp McDonald Road
Dempster Street
Kensington Road
Mount Prospect Road
Collector
Burning Bush Lane (from Seminole to Kensington Road)
Business Center Drive
Cardinal Lane (from Eric to Westgate)
Council Trail
Elmhurst Ave. (from Central to Kensington)
Emerson (from Golf to Highland)
Feehanville Drive
Huntington Commons Dr. (from Elmhurst to Linneman)
Lincoln Street
Linneman Road
Lonnquist (west of Emerson)
Meier Road (Golf to Lincoln)
Owen Street (from Central to Gregory)
Prospect Avenue
Schoenbeck Road (from Rand to Camp McDonald)
See-Gwun Avenue
Seminole Lane
Westgate Rd. (from Kensington Rd. to Euclid)
Wheeling Rd. (from Kensington to Business Center Dr.)
William Street (from Golf to Prospect)
Willow Lane
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Problems and Issues
Several transportation related features within Mount Prospect have been identified as needing
improvement, including problem imersections, localized traffic congestion, street discontinuities,
community oriented mass transportation, and parking.
Problem Intersections
Several intersections within the Village are characterized by traffic operational problems.
Intersectional problems exist where north-south major arterial streets intersect with east-west
major medal streets and where Rand Road and Northwest Highway intersect with north-south
and east-west major medal streets. The most serious problems exist at the Northwest Highway
intersection with Main Street, Rand Road intersection with Kensington Road and Elmhurst Road,
and at the Mount Prospect Road intersection with Rand and Central Roads.
Traffic Congestion
Peak hour traffic is quite heavy on several street segments in Mount Prospect, and certain
operational problems along these streets are resulting in congestion. Although all major and
secondary arterial streets carry heavy traffic volumes, the commercial corridor streets of Rand
Road, Northwest Highway and Elmhurst Road need traffic operational improvements to reduce
conflicts between different types of traffic and to adequately serve peak hour volumes.
Street Discontinuity
Several important streets in Mount Prospect either lack continuity in alignment or are not fully
improved to facilitate efficient traffic flow. Busse Road carries heavy traffic volumes from the
Village limits on the south to Central Road on the north. Although this street functions as a
secondary arterial for its entire length within the Village, only the section of street south of Golf
Road has been upgraded to four lane design standard. The upgrading of the section of Busse
Road between Golf and Central, and Mount Prospect Road between Northwest Highway and
Central Road should be top priorities.
Through Traffic on Local Streets
A local street is intended only to serve vehicle trips generated by land use abutting the street and
by dro~!a_tlon from adjacent local streets. The use of local streets by through traffic is a problem
condition in the greater central section of the community where a uniform grid pattern of streets
exist m the immediate vicinity of principal intersections. During peak traffic periods, through
traffic will use local streets to bypass congested intersections.
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Mass Transportation
The Village is served by PACE, a regional bus line and by the METRA and C & NW Railway
commuter service. In the near future, an additional commuter rail service, the Wisconsin
Central, is planned to serve the northeast portion of the Village. PACE Bus L'mes serve
Randhurst Shopping Center, Mount Prospect Train Station, downtown Des Plalnes, Roosevelt
University, Woodfield Mall, United Air Lines Headquarters, Harper College and other
destinations. Although rail service in Mount Prospect is good, it has some negative effects.
Train activity at the many at-grade crossings disrupts traffic flow on the arterial system. This is
most prevalent during the morning and evening peak traffic periods when both vehicular volumes
and train activity are at their highest.
Parking
Provision of parking to service businesses is of greatest concern in the downtown area where
patrons, employees, and commuters all compete for available spaces. In general, downtown does
not have an overall coordinated parking system. A downtown parking demand feasibility study
conducted in 1990 confirmed there are parking deficits, especially in commuter parking. Parking
is also a problem for some businesses along the built-up sections of Northwest Highway where
small, scattered, inefficient parking facilities have been provided by business establishments.
Bicycle Routes
Currently the Village has a variety of existing and planned bikeway routes. In the southern
portion of the Village, along the east-west section of the Commonwealth Edison Right-of-Way,
there is an off-street bike path which is approximately a mile and three-quarters long. An eight
(8) mile on-street bike route connects Mount Prospect with the bike routes of neighboring
V'fllages. The route intersects the Central Business District and ties together most of the major
civic, shopping and park facilities.
There are various improvements that could be implemented on current bicycle route facilities.
Bicycle racks in the Central Business District need better distribution to allow for safe bicycle
lockup throughout the downtown area. Funding for improved bike storage systems and facilities
in the downtown has been requested from the Northeastern Illinois Municipal Conference.
Recommended Street System Modifications
The major traffic movement problems within Mount prospect are related to the overall system
of streets serving the community, the operational characteristics and constraints of the major
arterial streets, the discontinuity of community arterials, and the type of intersection traffic
control in use on the community arterials. Recommendations to alleviate these problems are
summarized below.
Busse Road from Golf Road to Central Road and Mount Prospect Road from Central to
Northwest Highway should be upgraded to four lanes. Implementation of this intermediate
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M THE VILLAGE OF ~
OUNT PROSPECT, ILLINOIS/I~ ~'=~
BIKE ROUTES
Figure 4
-35-
improvement will provide the Village with an improved and increased capacity roadway between
the ~ and southern sections of the Village, and provide traffic, not destined for the Village,
with an alternate route for north-south movement.
In general, the intersections ofarteriai streets should include separate let~-tum lanes, and where
warranted a separate traffic signal phase.
All non-local streets should be upgraded to a uniform width along their entire length, wherever
feasible.
Street Resurfacing and Reconstruction Program
In 1985, Engineering staff had a pavement evaluation study completed which determined a
ranking of all Village streets based on their structural condition. The study categorized the streets
into two distinct groups~ The first are those streets requiring a new top layer of asphalt. These
streets usually exhibit some surface cracking and deterioration but have a stable base course
under the asphalt. The second group are the streets requiring total replacement of asphalt surface
and base course. These streets are generally in worse condition than the first group since the
surface and base have both failed.
The Engineering staffprepares a preliminary list for each group of streets to be included in each
year's street resurfacing and reconstruction program made up of the lowest ranking streets from
the study. The staffthen makes a visual inspection of all streets in case any street has drastically
deteriorated inthe past year and prepares a preliminary list. The preliminary list is then discussed
with the Public Works Department. The Public Works Department observes streets all year long
while sweeping and receives complaint calls from residents about pavement conditions. Public
Works' list of problem streets and Engineering's preliminary lists are then reviewed, finalized and
fit into the budget of the Resurfacing Program and Reconstruction Program respectively. The
Village's Annual Budget contains an accurate list of streets scheduled for road improvements.
COMMUNITY FACILITIES
Community facilities and services are important parts of the Mount Prospect community. They
provide for many of the day-to-day needs of local residents. They include services which affect the
health, safety and well-being of area residents, businesses, and institutions. Some are an absolute
necessity, while others are highly desirable. It is critical that these be adequately and effectively
provided for in the future.
This chapter reviews existing community facilities located within the Village, summarizes key
issues involved in planning for the future, and presents the recommended Community Facilities Plan
(see Figure 5).
Conservation/Recreational Facilities
The conServation/recreational system consists of sites, facilities, and programs which perform
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THE VILLAGE OF SI1
OUNT PROSPECT, ILLINOI
COMMUNITY FACILITIES PLAN
Figure 5
-37-
several important functions. The most basic function is the provision of recreational services to
local residents. An effective system can also create opportunities for a wide range of leisure time
experiences, help define and delineate neighborhood areas, and be an important visual feature in the
community. An effective parks and recreation system is particularly important in a traditionally
strong residential community like Mount Prospect. The information and data contained in the
Conservation/Recreation section of the Plan was obtained from the various park districts servicing
Mount Prospect. The Village is including this information in this Plan in order to incorporate their
plans with the overall development plans of the Village.
Existin~Facilities
Mount Prospect is primarily served by two park districts: the Mount Prospect District, which serves
the area between Kensington, Touhy, Mount Prospect and Meier Roads; and the River Trails Park
District, which serves the area between Palatine, Kensington, Wheeling, and River Road. The
Mount Prospect ParkDistrict operates 28 park sites of which 21 are within Village boundaries. The
Park District is also operating recreational facilities on Metropolitan Water Reclamation District
(MWRD) property on West Central Road. Known as Melas Park, the 70 acre tract is operating
jointly with adjacent Arlington Heights Park District on a 20 year lease. To date, approximately
12 to 15 acres have been developed for recreation, with plans for the construction ora 35 acre ball
diamond complex. The Commonwealth Edison easement on the southwest side of the Village is
maintained for recreational purposes by the Mount Prospect Park District under a lease agreement.
River Trails Park District operates 7 parks in Mount Prospect. In addition, the Prospect Heights
Park District maintains two park sites, and the Des Plaines Park District maintains one park site in
Mount Prospect. Residents living in the far western portion of the Village are served by the
Arlington Heights Park Districtthrough the use of Melas Park. The total acreage of parks within
Mount Prospect is approximately 502 acres. Table 2 indicates all current park sites within the
Village.
In many communities, public schools also play an important role in providing local recreational
services. School grounds are often available to surrounding residents for active recreation. Of the
total 32 parks in Mount Prospect, five are located adjacent to public schools.
The Busse School property is owned by the Mount Prospect Park District. A new park is being
planned for the area.
Cook County Forest Preserve land, which represents a valuable asset for the Village, is located to
the south and west of the community and east of River Road. While forest preserves contain few
developed facilities, the wooded areas, trails and bicycle paths provide a number of enjoyable leisure
time services.
In addition to the public recreational resources, private recreational facilities also play a key role in
Mount Prospect. The Village contains numerous privately operated swimming pools, tennis courts,
club rooms, and playgrounds which help supplement the public system.
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· ~ .~ ~ ~
-40-
Recommended Improvements
In order to maintain its tradition as a strong residential community, Mount Prospect should strive
to maintain quality park and recreational services. While the existing system of sites and facilities
is generally very good, certain improvements should be made in the future. For instance, Lions Park
should be more oriented toward entertainment for adults. Site options could be developed to include
a bandshell, cultural arts center, nature center and garden.
Since there are few remaining vacant land parcels suitable for recreation, the existing park system
must be effectively used. The use of certain existing parks should be intensified. New facilities
should be developed on existing sites and program offerings could be expanded. In particular,
consideration should be given to the expressed need for teen and adult social centers.
More shared uses might be made of public school sites and facilities when such uses are appropriate
to the site and neighborhood. The Mount Prospect Park District has expressed the desire to utilize
school facilities more extensively in the future, especially gymnasiums for daytime recreation
programs. The district has received grants to purchase school sites in the district and should
continue to purchase unused and underutilized properties. It is strongly recommended that
playground and recreational areas be maintained for public use at school sites recently closed or to
be closed in the future. Even if certain of these schools are reused for non-public activities in the
future, small park sites should be retained.
Other existing land resources with recreational potential should continue to be exploited. The
Commonwealth Edison easement, which in the southwestern portion of the Village, is providing new
recreational opportunities for the large-scale multi-family development in this area.
Finally, the acquisition by park districts of small new park sites in the future should be considered
to help offset park deficiencies in certain areas. The following sites have been identified as possible
future park sites:
A small half-acre site at the northwest comer of Elmhurst and Euclid which is currently Village
owned. A small park in this location could help serve multi-family development around the
country club, if not used for low density multi-family housing similar to that on Wimbolton
Drive.
Any new significant multi-family development should include the provision of new public park
land. The area between Algonquin and Dempster, should include a small five-acre park site in
the future.
Schools
Schools are among the most critical public facilities, especially in predominantly residential
communities such as Mount Prospect. They not only provide educational services but also play key
cultural, recreational and social roles in residential neighborhoods.
-41 -
The information and data contained in the school section of the plan was obtained fi.om the various
school districts and private schools that have facilities in Mount Prospect. The Village is including
this information in this Plan in order to incorporate their plans with the overall development plans
of the Village.
Conditions have begun to change in local school districts during the past few years, and the
implications of these changes must be considered in the planning and community development
program. Some recent changes include an increase in ethnic representation in enrollment, the
necessity to make every facility accessible to persons with handicaps and the need to provide
preschool and postschool activities to accommodate working parents.
Existing Facilities
Mount Prospect is served by four elementary school districts (Wheeling Township District No.
21, River Trails School District No. 26, School District No. 57, and School District No. 59),
one public high school district (Township High School District 214), and five parochial schools.
A detailed inventory of all schools located within the Village is presented in Table 3. Schools
Districts 25 and 23 also serve small portions of the Village, although they have no school sites
in Mount Prospect.
Trends in Local School Districts
Conditions vary within each of the public school districts serving the Village. Most school
buildings themselves are in reasonably good structural condition. However, some building
improvements or additions will be needed in the near future to accommodate new or mandated
prognum and/or increased enrollment, and provide safe, efficient facilities for the future. School
facilities are generally well distributed throughout the Village, and most neighborhoods are
within convenient distance of an elementary school. Enrollment in most districts has been
growing slightly.
It is essential that the Village keep abreast of development within each district and cooperate with
district officials to ensure continued high quality educational services. The Village shouid work
with district officials to find viable new uses for vacant school facilities which can be of
maximum benefit to the community. Similarly, school boards should be encouraged to consider
the reuse of vacant schools for public use, rather than sale for private use, which may be in
harmony with the surrounding area.
As indicated in the Land Use Plan, it would be most desirable to retain both the land and
buildings of vacant schools as a public use. Other communities have successfully transformed
schools into community centers, cultural facilities, special educational centers, or offices for
municipal or other governmental agencies. Examples of reuse potentials are summarized below.
Christian Life I~011ege. This property was closed by Elementary School District 57 years ago
because of declining enrollments in the District and has since been purchased by Christian Life
- 42 -
- 43 -
Church. The Park District purchased approximately eight acres of this site for open
space/recreation purposes.
Park View School was closed by River Trails School District 26 because of declining enrollments
in the district. The school facility, constructed in 1966, is in good structural condition and is
located on a 7.3-acre site. The school is currently being used as a Montessori School and for
administrative offices and bus maintenance for School District 26. It should continue to be used
for school use.
VILLAGE OF MOUNT PROSPECT FACILITIES AND UTILITIES
Fire Denartment
The Mount Prospect Fire Department has an Insurance Service Office (ISO) Class II rating. The
Mount Prospect Fke Department consists of a combination force of 68 career personnel, 39 of whom
are also paramedics. The career personnel are supplemented by 20 volunteer firefighters. The
Department maintains five pumpers, one ladder truck, two squad type vehicles, one chemical
fimfighiing unit, four ambulances and a disaster service vehicle. Replacement of eqnipment is based
on a 20-year plan. The Village's Emergency Disaster Plan is administered through the Fire
Department.
The Fire Department delivers emergency service from three facilities: Station #13, which serves
as headquarters is located at 112 East Northwest Highway, Station #12 at 1601 West Golf Road and
Station #14 at 2000 East Kensington. All existing fire station facilities are in good condition and
currently provide adequate emergency protection coverage for the Village.
It has been recommended that a fourth fire station be built in the northwest area of the Village to
provide a shorte~ response time to the Randhurst Shopping Center, Kensington Business Center and
multi-family residential complexes in the area of Rand Road and Euclid. The need for the additional
station has been reduced with the implementation of an automatic response agreement with the
Prospect Heights Fire Protection District. They have a station in close proximity to the northwest
geographical are~ The agreement with the Prospect Heights Fire Protection District and the Mount
Prospect's Fire Department requires the Mount Prospect Fire Department to have three personnel
assigned to Station #14 to provide reciprocal service. The reciprocal arrangements include both fire
and ambulance service.
The Opficom System allows for emergency priority through an intersection. The Opticom System
is currently installed on approximately fifty intersections. Opticom equipment must be included as
part of the installation on future intersection upgrades and traffic control additions.
Police Department
The V'~age of Mount Prospect Police Department currently employs 93 full-time persons, including
- 45 -
-46-
73 swom personnel and 20 civilians. The Police Department is an internationally accredited agency
with its most recent re-acoredation in March, 1994. The Department maintains a fleet of 32 vehicles
of which 20 are emergency response marked patrol squad cars. As the Department grows, the size
of the police fleet is expected to grow proportionately.
The new Police and Fire Headquarters meets all current and future police operational and
administrative needs.
Public Works
This Department now maintains a staff of 55 full-time employees, 27 part-time employees (this
includes seasonal part-thne employees), and is responsible for maintaining public grounds,
buildings, Village-owned infrastructure and properties within the Village. The Department also
maintains ail Village vehicles, except for the Fire Department, which maintains its own.
The Village constructed a Public Works facility at the Melas Park site on Centrai Road in 1988.
This fac'flity meets the long-range Public Works' needs of the Village. The Mount Prospect Water
towe~ was rehabilitated in 1993 and has a life expectancy of 10 to 15 years, As the useful life of the
tower diminishes, the Village should plan moving it to Melas Park.
Village Administrative Offices
Most Village administrative offices are located in the Village Hall at I00 South Emerson. This
facility contains certain internal operational problems. Several offices and departments which
would operate most efficiently in close proximity are now physically separated. However, Village
officials feel that internal space reorganization and reallocation, with a networked computer system
could improve operations but will not eliminate ail space needs. The building needs extensive
rehabilitation, including a new HVAC system, windows, roof, marble facade, etc.
Public Library
Mount Prospect Public Library, a tax supported libra~ since 1943, has a service area that is
coterminous with the Village boundaries. Located at I0 South Emerson, the Library is governed
by a seven-member board of elected officiais.
The Library's mission of meeting the informational, educational and recreational needs of the
community is accomplished through a variety of materials resources and services. It has a collection
of 277,000 volumes and 39,000 videos, CD's, audio cassettes, art prints, toys and games, computer
software and other multi-media. It also provides an extensive reference service, readers advisory
service, youth programs from birth through high school, adult education programs and various
outreach programs such as homebound delivery service.
The Library is a designated government depository and has a TDD (Telecommunications Devise for
the Deaf). It has a fully integrated on line cataiog available in house or through its electronic
- 47 -
bulletin board system (BBS). The Library also has various networked CD-ROM databases such as
Infotrae, Chicago Tribune and many government documents. Through the BBS, patrons also have
access to community information, reference service, readers advisory service and various public
domain/shareware.
ltnman Services Division Department
The Human Services Division offices are in the Senior Citizen Center, located at the northwest
comer of Busse and Emerson. The building, which previously housed the Mount Prospect Library,
was recently expanded with a new office area and is now in good condition. The senior citizen
facility's administration offices, meeting rooms and support facilities are located on the first floor,
with Village Communication Division offices on the second floor. The Village should closely
monitor changing local, social, and demographic characteristics to ensure that special needs of our
residents, especially the elderly, disabled, disadvantaged and Iow income continue to be provided
for in the future.
Mount Prospect 2000
In 1992, the Village of Mount Prospect began a unique process designed to ensure that its residents
and business community continue to receive high quality Village serves on a timely basis at an
excellent tax value. This process was named Mount Prospect 2000. The major elements of Mount
Prospect 200 are: 1.) the development of a long-range strategic plan that encourages elected
officials and staff to think in terms of long-range, to set goals and objectives, establish performance
standards, identify the core functions of government, agree on the means for paying for these
services and to provide the revenues to fund these services at an acceptable level. The plan
encourages a comprehensive approach toward governance, planning and management; 2.) a multi-
year revenue/spending plan whose various elements include the policy that expenditures and the
total property tax levy cannot grow by more than 5% annually; 3.) the use of incentive budgeting
techniques which include the use of performance standards; and 4.) an enhanced Village Board/staff
relationship.
Public Utilities
The public utility systems serving the Village are generally good and no serious deficiencies have
been identified. However, as growth and development continue, it is essential that utility needs
confmue to be adequately met in the future.
Water System
The Village operated water system obtains all of its water fi.om Lake Michigan via a Joint Action
Water Agency delivery system. Prior to 1986, its source for water was wells. Existing artesian
wells may be kept to provide a reserve source of water. Even with Lake Michigan water, the
Village has had to continue to enforce its ordinance restricting the use of water because of Illinois
Department of Transportation, Division of Waterways requirements.
- 48 -
Citizen Utilities provides water and sewer services to 3,572 households in the northeastern section
of the Village. This private utility also provides services to a small area in the southern section of
the community. The utility receives a supply of Lake Michigan water through Glenview and is
purchased from the City of Wilmette.
Sewer System
The need for storm sewer improvements in certain areas of the Village have been identified by
the Village and were confirmed by a private engineering firm in 1990. Plans have been prepared
and adopted for correcting many of these problems and several of these projects have been
completed. Remaining projects are to be completed by April of 1997.
The existing sewer system throughout the Village, including both sanitary and storm sewer
facilities, is owned by two utility districts. The separate districts are Citizens Utilities and the
Village of Mount Prospect. Treatment of effluent from the sanitary sewers occurs in a treatment
plant located near Oakton and Elmhurst and also a plant in Stickney, Illinois. Citizen Utilities'
stonnwater and sanitary sewers are totally separated, whereas, Mount Prospect has approximately
one-third of their sewers on a combined system. Flooding and infiltration into the sanitary
system occurs during heavy rainfall periods.
In order to alleviate these problems, the Metropolitan Water Reclamation District (MWRD)
recently completed a deep tunnel for increased storm water flows and capacity. Additional
needed improvements include the rehabilitation of sewers where infiltration of storm water is an
ongoing problem. It is also recommended that as development occurs on the perimeter of the
V'fllage and on currently undeveloped land within the community, appropriate storm and sanitary
sewers along with retention facilities be constructed in order to alleviate future problems.
Retention ponds and creeks throughout the Village provide an additional source of drainage of
storm water during heavy rainfall periods. Storm water management should continue to be
monitored closely as the Village approaches complete development. Opportunities for improving
Village Code requirements as they relate to storm water management should be implemented
when determined appropriate.
In November of 1990, the Village Board adopted a stormwater management program designed
to reduce the magnitude and frequency of flooding in select ~ed areas of the Village. The program
is divided into two phases. Phase One includes 14 different flood control projects Village-wide
at a cost of $15,000,000. Phase Two is an erosion control project and deals with the stabilization
of the banks along Weller Creek at a cost of $6,000,000.
With the aid of special Iow interest loans from the Illinois Environmental Protection Agency and
sales tax revenues earmarked for flood control projects, the Village started Phase One projects
in August of 1991.
Abriefdescription of each of the Phase One projects including cost and either actual or projected
completion date, is as follows:
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Clearwater Flooding Area - Constructed a new relief storm sewer extending along Busse Road
fi.om the Clearwater retention basin to the Mount Prospect golf course creek. Completed July,
1992 at a cost of $755,000.
l)esPlaines River Backwater Control Valves - Installed large backwater control valves on the
V'fllage's existing storm sewer that discharges into the Des Plaines River. These valves keep the
river fi.om backing up into the Village's system during flood stage. Completed August, 1993 at
a cost of $319,000.
Centml/Wapella - SeeGwun/1Vlilburn Flooding Areas - Constructed a new relief storm sewer
extending along Wapella and Candota Streets fi.om Central Road to Weller Creek. Completed
Janua~j, 1993 at a cost of $3,070,000.
Fairview Gardens Sanitary Area - Constructed a parallel sanitmy relief sewer and new sanitary
lffi station wet well fi.om Homer and Central to Thayer and Stevenson. Completed July, 1993
at a cost of $660,000.
Prospect Manor/North Main Flooding Area - Constructed a combined relief sewer fi.om Forest
and Highland to the Metropolitan Water Reclamation District's deep tunnel sewer at Business
Center Drive and Rand Road. Completed May, 1994 at a cost of $4,300,000.
Itatlen lteights Sanitary Area - Constructed a parallel sanitary relief sewer fi.om Hatlen and
Beverly to the Metropolitan Water Reclamation District interceptor sewer at Weller Creek and
Lincoln Avenue. Completed June, 1994 at a cost of $1,820,000.
Stevenson/Thayer Flooding Area - Construct a relief storm sewer fi.om Thayer and Stevenson
to the Feehanville Drainage Ditch near Wolf Road. Projected completion date December, 1994
at an estimated cost of $1,355,000.
SeeGwun/1VIilburn Sanitary Area - Construct a parallel sanitary relief sewer and new sanitary
relief station at SeeGwun and Lincoln Avenue to SeeGwun and Milbum. Projected completion
date August, 1995 at an estimated cost of $490,000.
Hatlen lteights Flooding Area - Construct a relief storm sewer fi.om Hatlen and Hatlen Court
to the Cmmley Detention Basin on Busse Road. Projected completion date October, 1995 at an
estimated cost of $1,364,000.
SeeGwun/Golf Flooding Area - Construct a relief storm sewer fi.om WeGo and Sunset to
Nawata and Lonnquist. Projected completion date August, 1995 at an estimated cost of
$822,000.
Catalpa/Birch Flooding Area - Construct a relief storm sewer fi.om Catalpa and Birch to Fern
and Willow. Projected completion date August, 1996 at an estimated cost of $241,000.
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Weller Creek Erosion Control - Install erosion control material on the bank adjacent to the
Route 83 vehicular bridge. Projected completion date August, 1996 at an estimated cost of
$161,000.
Melas Park/Crumley Erosion Control - Install erosion control materials around the spillways
in the Crumley and Melas Park detention basins. Projected completion date Suly, 1996 at an
estimated cost of $54,000. ..
Wedgewood Flooding Area - Install new storm sewer and regrade drainage ditches. Projected
completion date August, 1996 at an estimated cost of $173,000.
Phase Two, Weller Creek Bank stabilization project is designed to improve storm water conveyance
through Weller Creek and provide erosion control for its banks. The Village Board has yet to
approve a construction date for this estimated $6,080,000 project.
Street Lighting
Street lighting throughout the Village is currently limited to light fixtures, on dedicated streets and
utility poles along major thoroughfares and residential streets. Street lighting is installed in new
developments as required by the Development Code. In areas where the Village identifies street
lighting as deficient, such areas should be upgraded to cun'ent standards.
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IMPLEMENTATION PROGRAM
This Chapter presents the key elements of an overall program for implementing the Comprehensive
Plan. It outlines the basic elements of an ongoing planning process and program, and includes a
lisfmg of projects and actions which should be undertaken during the next few years to strengthen
and improve the local living and working environment.
ZONING ORDINANCE
Zoning is one of the most common regulatory measures used by governmental units to implement
planning policies. It consists of a zoning district map and support'rog ordinance text. The map
divides a community into a series of zoning districts, and the text describes regulations for the use
of land within these districts including permitted uses, conditional uses, lot sizes, setback, density
standards, etc. The Zoning Ordinance was updated in 1993 in order to better enforce the content
of the Comprehensive Plan.
CAPITAL IMPROVEMENTS PROGRAM
A potential tool for implementing the Plan is the capital improvement program which establishes
schedules and priorities for all public improvements projects within a five-year period.
This process requires participation of all Village departments and includes identification of public
improvements that will be required in the next five years, including transportation and community
facility projects. All projects are reviewed on the basis of the Comprehensive Plan, priorities are
assigned, cost estimates prepared, and potential funding sources identified.
Mount Prospect's financial resources will always be limited, and public dollars must be spent wisely.
The capital improvements program would allow the Village to provide the most critical public
improvements, yet stay within budget constraints. It could help avoid costly mistakes and promote
maximum community benefits from all public investment.
CITIZEN INVOLVEMENT
The planning and community development processes have established a healthy dialogue among
local re,dents concc~ng the future of Mount Prospect. Wide publicity should be given to the Plan,
and citizens should be further involved in planning discussions. This active citizen involvement
should become standard policy. The planning process will affect everyone in the community, and
everyone should contribute to planning decisions.
REVIEW AND REVISION
The Comprehensive Plan is not a static document. The planning process in Mount Prospect must
be continuous. The Plan should be monitored and updated when necessary. If community attitudes
- 53 -
change or new issues arise which are beyond the scope of the current Plan, the Plan document
should be reviewed and updated. From time to time, certain changes to the Plan document wilt be
required. The Plan Commission and Village Board should carefully review proposed changes and
their implications and actively seek citizen comment on such proposals. If changes are found
appropriate, they should be formally added to the Plan by legal amendment. Also, at five-year or
ten-year intervals, the entire Plan document should be reviewed and, if necessary, modified to ensure
that it continues to be an up-to-date expression of community goals and intentions.
DEVELOPMENT PROGRAM
The following listing is a general indication of how various projects and actions should be
undertaken during the next few years. Projects and amions are divided into two broad categories:
(1) local administrative actions and decisions, including actions which are dependent on the
availability of regular revenue sources; and (2) actions which would require special funding
assistance or commitment to use of new techniques for implementation.
Administrative Actions
These are ail high-priority, early action projects which essentially entail a public policy or
administrative decision. They do not require a significant new allocation of funds, and they all
should be undertaken as soon as possible. These actions'relate primarily to escalating Village efforts
in recruifmg and promoting desired improvement and development, to encourage more active
participation by individual property owners and businessmen in overall improvement efforts, and
to revise and update local codes, ordinances and regulations so that they are more supportive of
community development objectives.
Housing
Closely monitor building conditions in all neighborhoods within the Village.
Utilize the zoning ordinance to prevent expansion of residential uses in areas most suited to
industrial and/or commerciai development.
Enforce zoning regulations to ensure the protection of sound existing development, to reduce
adverse influences, and to establish setback and buffering requirements for new nonresidential
development.
U 'ttlize the Land Use Plan and Zoning Ordinance to establish finn boundaries between residential
and nonresidential areas.
Utilize the Land Use Plan to guide the location, type and amount of multi-family housing.
The zoning ordinance has been revised to support the desired policy regarding multi-family
housing. This includes special planning and design incentives to ensure that new development
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and redevelopment includes a wide range of amenities, and encourages a range of housing types.
Continue the systematic housing code enfomement program.
Continue to act as a clearinghouse for collecting and disseminating information about funding
sources and assistance available to homeowners for home improvement.
Initiate a program to actively encourage property owners to undertake home repairs and
preventive maintenance.
Commercial Development
The zoning map should be used to reflect new commercial area designations and to establish firm
boundaries between commercial and residential areas. The new zoning map reflects new
commercial area designations and establishes firm boundaries between commercial and
residential areas. The new map has better defined uses.
Utilize zoning regulations to gradually phase out obsolete noncommercial uses within
commercial areas.
Utilize zoning regulations to encourage new commercial development on a planned basis,
including standards and incentives for shared parking, common access drives, landscaping,
setbacks, etc., to help ensure the highest possible quality of design and development. Under
special situations, mixed use developments should be considered where appropriate.
Continue to enforce special sign control regulations in commercial areas.
Continue those programs that actively recruit desired types of new commercial development.
Continue to implement a financial assistance program for the rehabilitation of commercial
buildings. The Downtown Facade Improvement Program should continue to be part of this
assistance.
Develop a clearinghouse for collecting and disseminating information about funding sources and
assistance available to businesses.
Industrial Development
Ensurethe zoning map reflects new industrial area designations and establishes firm boundaries
between industrial and nonindustrial areas.
Utilize zoning regulations to gradually phase out obsolete nonindustrial uses within industrial
areas.
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Maintain zoning standards and incentives designed to encourage planned industrial and office
research development wherever possible. Provisions should encourage coordinated lot
confignration, building design, access and parking, and overall environmental features, as well
as compatible relationships between existing and new development.
Continue programs to actively promote and recruit desired types of industry.
Continue a program to actively encourage local industries to undertake repairs and corrective
maintenance.
Maintain strict building code enforcement in industrial areas.
Community Facilities
Maintain close contact and continue to cooperate and help all local school districts to ensure that
the needs of Mount Prospect students continue to be met.
Monitor development intensity within high-vaiue commercial and industrial areas to ensure that
adequate fire protection continues to be provided in the future.
Parks and Recreation
Maintain close contact and continue to cooperate and help all local park districts to help them
ensure that the recreational needs of Mount Prospect residents continue to be met.
Actively support efforts by the local Park Districts to secure funds for the purchase or lease of
open space and recently dosed school facilities for recreational use.
Develop standards and requirements which will ensure that small new park sites are provided by
the park district as part of any significant new multi-family development within the Village.
Transportation
Continue to monitor changes to the designated street system and report them to the Illinois
Department of Transportation. All arterial roadways and collector streets not designated as a
Federal Aid Primary or Federal Aid Secondary Roadway should be designated as part of the
Federal Aid Urban System.
Implement a plan to update traffic control devices in accordance with the Thoroughfare Plan.
This step includes the removal of installation of stop signs and the possible retirning of traffic
signals.,
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Special Program-Actions
Numerous other actions identified in the planning and community development study will require
additional study and analysis to determine the most appropriate and feasible method of
implementation. Many of these projects involve relatively high costs, and others are characterized
by a variety of complex interrelationships that will require careful coordination and management.
Certain projects would require that the Village initiate a new program or technique not now being
utilized locally or may require outside funding assistance from State or Federal sources. Each of
these projects must be assessed on an individual basis, and their ultimate timing should be based on
the availability of funding and the overall acceptability of certain implementation techniques to the
Village.
Housing
Promote new housing for the elderly which is convenient to shopping, Village facilities and
services and transportation.
Continue to implement a housing rehabilitation financial assistance program for low- and
moderate-income families. A federally funded and locally administered no interest rehabilitation
loan program for single family detached homes and a 50% rebate program for multi-family
residential buildings should continue to be a part of the Village's housing program for low- and
moderate-income families.
Implement a first-time homebuyers program, utilizing federal HOME funds, to assist moderate
income households in acquiring a home.
Encourage and promote the use of rental assistance programs throughout the Village, especially
for low income residents.
Provide financial assistance and the purchase or rehabilitation of housing for the mentally ill.
Commercial Development - Downtown
The Downtown Plan for Mount Prospect prepared in 1976 identified a wide range of public and
private improvement and development projects required to revitalize this important area of the
V'fllage. The Plan identified sites to be assembled for new development and off-street parking,
changes to the vehicular access and circulation system, and improvements required to provide
a more attractive and pleasant environment for shoppers and others visiting or conducting
business in the area. These improvements should continue to receive high priority consideration
for implementation.
While many of the recommended projects could be accomplished with local revenues on a
one-at-a-time basis, further consideration should be given to the feasibility of util'~ng special
techniques and assistance sources for all or a major portion of the downtown area as a single,
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coordinated, revitalization program. Special Sendce Districts and Tax Increment Financing
together with local revenues should be carefully considered for use in implementing the
following types of projects and actions on a unified plan and program basis.
Acquisition of underutilized buildings and sites for new commercial development.
Acquisition of sites for development of off-street parking facilities.
Construction of needed street improvements to facilitate access to and circulation in the greater
downtown area.
Construction of new sidewalks and provision of landscaping and other beautification features and
amenities.
Commercial Development-Rand Road and Northwest Highway Corridors
The following preliminary listing of projects and actions has been identified as being needed
within the commercial corridors. While many of these could be accomplished with local
revenues, consideration should also be given to the possibility of utilizing special techniques and
assistance sources as part of an overall commercial area improvement plan and program. The
local potential of special service districts and tax increment financing should all be carefully
considered.
Develop a rehabilitation program for older commercial buildings.
Encourage the redevelopment of residential and other underutilized properties along
commercial corridors and make these sites available for new development.
Construct new sidewalks and other pedestrian conveniences to improve pedestrian
shopping in certain locations.
Plant trees and undertake other beautification projects to improve the appearance of
commercial corridors.
Undertake public projects, such as new off-street parking lots and pedestrian
improvements, which could stimulate new private investment and development in
commercial areas.
Consolidate access points to parking areas along commercial corridors.
Community Facilities
Several existing Village facilities and services may require expansion or relocation in the future
· as planned and new development occurs. The need for additional fire stations should be closely
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monitored and evaluated on a regular basis. If Chicago and Northwestern Raikoad traffic
increases, it may be necessary for the Police Department to create and maintain a substation in
the Village's south side, perhaps in the Fire Station at Golf and Busse.
Parks and Recreation
The following projects and actions will involve cooperative efforts between the Village and Park
Districts to secure funding required for lease or purchase and development of additional park and
recreational facilities to serve Mount Prospect residents.
Maintain permission to use the Commonwealth Edison Company easement in the
southwestern portion of the Village.
Maintain cooperative agreements for using the IVlWRD property on the western edge of
the Village for recreational purposes, and develop the land area for playgrounds, field
games and other informal active recreational activities.
The site at the northwest corner of Elmhurst and Euclid, which is currently owned by the
Village, should be developed as a small park to serve residents in the immediate area or
as additional housing units in a style typical of those on Wimbolton Drive.
Encourage agreements for continued recreational use of a portion of the facility sites at
Christian Life College, Fairview School and any sites that may be available.
Transportation
Short-ran_~ action recommendations include projects that will improve existing streets to relieve
congestion, provide for more efficient traffic movement in and through Mount Prospect, and
reduce the number of accidents. Improvements included are to:
Provide separate left-turn lanes on all approaches at arterial-with-arterial intersections.
Interconnect traffic signals along Northwest Highway, Rand Road, Illinois Route 83 and
Central Road to provide a coordinated signal system in the Village.
Provide a continuous five-lane section (two through lanes in each direction plus a
left-turn lane) along Central Road from Emerson Street to WaPella Avenue.
Widen all secondly arterials to provide for at least four lanes of traffic.
Widen Lonnquist Boulevard to collector street standards in existing section that is not
complete.
Widen Busse Road from Central to Golf and Mount Prospect Road from Central to
Northwest Highway to four lanes.
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Lono-range action recommendations include improvements that require major funding support
from the Illinois Department of Transportation or another regional, state, or federal agency or
require cooperation of other political jurisdictions. These improvements are:
A study should be conducted to determine if commuter trains on the Chicago and
Northwestern Railroad create unsatisfactory street congestion at Emerson and Route 83
and if so, whether moving the stopping points of the commuter trains would adequately
reduce the level of train blocking of these streets. The study should also include an
evaluation of the potential for other grade crossings along Northwest Highway.
Encourage public support and use of the passenger service on the Wisconsin Central line
being planned for the eastern part of the Village.
ANNEXATION
Several unincorporated areas currently exist in locations adjacent to the Village and should be
evaluated as to suitability and feasibility of annexation to the Village. A brief description of each
of these areas follows:
1. The area bounded by Dempster Street on the north, Elmhurst Road on the east, Oakton Street
on the south, and the Commonwealth Edison Company easement (west of Busse Road) on the
west. Portions of this area are already within the current Village boundary. The unincorporated
portion of this area is bordered on all sides by the Village of Mount Prospect and is partially built
up with predominantly industrial and office uses. This area is already within the Village's natural
growth pattern and early consideration should be given to initiating annexation procedures.
2. The residential subdivision located south of Kensington Road (Foundry) and east of the
Wisconsin Central R~ilrnad. This area could be considered a reasonable extension of either
Mount Prospect or Des Plaines. This area does not appear to be suitable for annexing to the
~lla~oe at the present time. Further consideration in the future must include a detailed evaluation
of the need for and estimated cost of street and utility improvements required to meet minimum
standards of the Village.
3. The area south of Oakton Street, west of Elmhurst Road and north of the Northwest Tollway
consists of primarily small industrial uses. This area should be reviewed for possible annexation.
It is recommended that it be continued to be used for light industry.
4. The parcel of property south of Kensington Road between Wolf Road and the Wisconsin
Central ~ailroad Right-Of-Way is currently vacant and should be considered for possible
annexation. The property has an approximate depth of 200 feet and care should be taken to
ensure that proper development takes place in spite ofthe physical constraints of the property.
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APPENDIX
DEVELOPMENT AND REDEVELOPMENT SITES AND AREAS
This section presents land use recommendations for specific parcels within the Village which may
be subject to change or intensification in the future. ~For the purpose of presenting Plan
recommendations, the Village has been divided into six basic geographical areas, and land use
changes and modifications for specific parcels within each of these areas are summarized below.
Areas and parcels are illustrated in Figure 6.
Area 1
Area 1 includes the northeastern portion of the Village, generally north and east of the Rand Road
co~dor. It is primarily an established, built-up area anchored by several strong and well maintained
residential neighborhoods. Area 1 also contains several existing multi-family areas, including
Boxwood, the area around Old Orchard Country Club, and smaller clusters near the intersections
of Kensington and Des Plaines River Road, and Westlake Road and Cardinal Lane. Several
important nonresidential uses are also located in Area 1, including Randhurst Shopping Center, the
Kensington Cente~ for Business and various park and school sites. The Plan attempts to strengthen
and reinforce this established land use pattern.
Except for Kensington Center, which is currently 90% developed, very little vacant land remains.
Land use reconunendations for specific parcels subject to change are summarized below.
Parcel A consists of two vacant lots still remaining in the residential neighborhood on the south
side of Seminole Lane, between Park Avenue and River Road. It is recommended that these
lots be developed for single-family residential use in a style and character compatible with
existing homes in the area in Mount Prospect.
Parcel B is approximately 12,500 square feet located at the intersection of Camp McDonald
Road and Des Plaines River Road. It is recommended that this site be redeveloped for
commercial use, preferably for convenience commercial which could help serve the day-to-day
needs of surrounding residents. Small-scale cluster development should be encouraged with
consolidated vehicular access from Camp McDonald or River Road. Care should be taken to
ensure that commercial development is adequately screened and buffered from surrounding
residential uses to the south and west.
P~rc¢l C includes a small vacant parcel at the intersection of Euclid and Elmhurst Road. It is
recommended that this parcel be used for a small community park or residential use in a style
and character compatible with similar development already present in the area.
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THE VILLAGE OF
MOUNT PROSPECT, ILLINOIS
2A
2B
2C
2H
21
2K
4A -- 4G
41 4B
4C
4H 4D 4E 4F
SA
SB
6E APPENDIX
OA 0C Development And Redevelopment
6B 6D Sites And Areas
6F
6H
6M 6G Number Indicates Development Areas
61 6J
6K
Letter Indicates Specific Sites As
Found In Text For Development
Figure 6
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Area 2
Area 2 includes the Rand Road corridor between Central and Euclid. This corridor includes a wide
range of commercial, office, and business service activities, as well as several public land uses.
Residential neighborhoods abut Rand Road in certain locations and several individual homes front
the arterialin the northern poffion of the corridor. In addition, established residential neighborhoods
adjoin commercial uses on both sides of the corridor throughout its length. Several vacant and
underutilized parcels are scattered along the Rand Road corridor. In general, land use
recommendations tend to reinforce and strengthen the commercial and office function of the
corridor, while maintaining sound clusters of residential development and ensure a compatible
relationship between commercial activities and adjacent residential areas. Land use
recommendations for specific parcels subject to change are summarized below.
Parcels A. and B include existing single-family homes directly fronting Rand Road in the
northwestern comer of the corridor. While several reuse possibilities for these areas have been
considered, it is recommended that they be maintained in a single-family use for the near future.
In general, existing homes are in good condition and are adequately screened and buffered from
arterial traffic. In addition, the rear of these properties also abut other single-family lots and are
not sep .arated by alleys. Isolated conversion or redevelopment of one or two of these lots for
office or commercial use would have major impact on other homes along this strip and should
not be pennitted. Numerous other parcels along Rand Road and in other parts of the Village are
both more appropriate and more readily available for office and commercial use.
Parcel C includes the small 1.5-acre West Wedgewood Park operated by the Prospect Heights
Park District, which fronts Rand Road north of Wedgewood Lanei In conjunction with nearby
residential properties, reuse possibilities for this site were also considered~ However, it is
recommended that this parcel fronting Rand Road remain for recreational use.
Parcel D is an existing single vacant lot on the northwest comer of Wedgewood and Rand Road.
While reuse possibilities were considered, it is recommended that the lot be utilized for
single-family use in the near future.
Parcels E. F. and G are located adjacent to each other between Kensington and Rand Road.
Parcel E includes a batting range, miniature golf course and adjacent parking lots which front
Rand Road, while Parcels F and G are vacant sites on Kensington Road. In general, e~sting
uses represent an underutilization of prime frontage, and it is recommended that the area be
redeveloped for office/commercial use. Together, these parcels total approximately 6.4 acres.
Cluster development should be encouraged with consolidated vehicular access off Rand and
Kensington, and shared parking areas. Development similar in character to the existing Talman
Federal Savings facility would be preferred. Special site design standards should be employed,
especially along Kensington, to ensure that new development is compatible with the existing
neighborhood to the south.
Parcel H is a mixed use commercial area on the east side of Rand Road south of Kensington
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which includes the Holiday Inn, Goodyear Tire, and several other commercial uses. While
existing activities appear viable and no change in use is suggested, a range of overall
environmental improvements should be undertaken like consolidation of vehicular access off
Rand Road redesign and possible consolidation of parking areas, commercial signage
improvement, etc. Lot consolidation should be encouraged for better utilization of the properties
between the Holiday Inn and the single family homes to the east.
Parcels I and J include mixed residential, commercial, and vacant parcels on the east side of
Rand Road between Highland and Business Center Drive. It is recommended that as much of
this area as possible be assembled to allow for planned and coordinated development. Parcel
I, which consists of four tots, should be developed in a consolidated manner, with no more than
two driveways accessing Rand Road. Special screening and buffeting should be provided
between future commercial activities in Parcel I and neighborhoods to the east. Lot J should be
developed for townhomes and roadways connected to the townhome development to the north.
Parcel K is a 2.43-acre vacant parcel located on the west side of Rand Road, north of Thayer
Street. It is recommended that this area be developed for general commercial use, with
development focused toward Rand Road, away from neighborhoods to the west, with the general
guidelines for clustering, access, parking, and screening and buffering to be applied.
Area 3
Area 3 includes the central portion of the Village, generally located between the Rand Road and
Northwest Highway corridors. It is an established, built-up area consisting of several strong and
well maintained residential neighborhoods. This area also includes several public school sites,
including Prospect High School and various other public and semipublic areas. No vacant land
remains within these neighborhoods, and no land use changes are recommended in Area 3.
Area 4
Area 4 includes the Northwest Highway corridor between Mount Prospect Road and the western
Village limits. This corridor includes a range of convenience commercial, office and business
service activities, the downtown area, and several small light industrial uses located south of the
METRA and C & NW Railroad. Whereas the depth of commercial properties along Rand Road is
great eaough to accommodate large-scale commercial operations, the depth of properties along the
Northwest Highway corridor is quite limited, except in the downtown area. Residential
neighborhoods directly abut commercial uses on both sides of the corridor for most of its length, and
several single-family homes from Northwest Highway in the northern portion of the corridor.
Little vacant land remains within Area 4. However, several areas, particularly in the downtown,
may be subject to reuse and redevelopment in the future~ Land use recommendations attempt to
reinforce the existing functional groupings along the corridor, strengthen the multiple use role of
downtown as a community-wide focal point, and ensure a compatible relationship between
commercial activities and adjacent neighborhoods. Areas in the downtown should be developed in
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the following priority order: 1) Triangle Redevelopment Area, between Main, Central and Northwest
Highway; 2) Emerson Street - Busse to Central; and 3) Scattered lots - Busse Avenue.
Land use recommendations for specific parcels subject to change are summarized below.
Pared Ais a narrow mip of mixed office and commercial uses along the north side of Northwest
Highway and Central Road, between Forest and Elmhurst Avenues. It is recommended that
this area be maintained as a commercial service strip with no major land use changes. However,
a number of operational improvements should be undertaken, including the consolidation of
vehicular access drives offNorthwest Highway, the redesign and possible expansion of off-street
parking areas, and overall appearance and "housekeeping" improvements. Alleys and the rear
portions of buildings should be better maintained, and curbs and sidewalks should also be
improved in several areas.
Parcel B includes Mount Prospect's downtown area. The Land Use Plan recommends that the
downtown be strengthened and improved as a focal point for the community. The downtown
should be reinforced as a multi-use area with expanded office and convenience shopping
districts, key public and semipublic facilities, and new close-in townhouses and multi-family
development. Specific land use recommendations for the downtown are included in Chapter 3
of the Plan.
Parcel C is a narrow strip of mixed office and commercial uses along the north side of Northwest
Highway between Mount Prospect Road and downtown. It is recommended that this area be
maintained as a mixed commercial district, providing sites for various office, personal service,
business service, and auto-related commercial activities. Because of the condition of buildings
and the narrow depth of commercial frontages, no major land use changes are recommended.
However, a number of operational improvements should be undertaken, including the
consolidation of vehicular access drives off Northwest Highway, the redesign and possible
expansions of off-street parking areas, and overall appearance and "housekeeping"
improvements. Alley and the rear portions of buildings should be better maintained, and curbs
and sidewalks should also be improved in several areas.
Pared D is an existing industrial block bounded by Prospect Avenue, Maple Street, and Lincoln
Street. No land use changes are recommended. The one remaining vacant lot in the southern
part of this block should be used for either industrial expansion or parking. Screening and
buffeting should be improved along the residential edges of this parcel.
Parcel E and F are blocks which currently contain primarily multi-family housing, although an
industrial use is located in the comer of each block. It is recommended that these blocks be
maintained in their present use. However, these areas should be monitored to ensure that the
existing industrial uses do not adversely impact adjoining residential areas. If the existing
industrial uses are phased out in the future, these sites should be reused for residential
development.
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Parcel G is a commercial shopping center area north of Central Road on the west side of Main
Street. It is recommended that the site be planned for commercial/residential mixed-use, in order
to capitalize on its positive location for residential commuters and add to the shopping center
market.
Parcel H and I. These small parcels are zoned for business and are vacant. Because of their size,
they should be developed carefully and perhaps in conjunction with the redevelopment of
adjacent property for commercial/residential mixed use. These sites are located east and south
of Mrs. P and Me Restaurant.
Area 5
Area 5 includes the south/central portion of the Village, generally located between the Northwest
Highway corridor and Dempster Street. This area primarily consists of single family residential
neighborhoods and numerous public uses including public and private schools and parks and
recreational areas. Several multi-family residential areas are also located within this area, including
a large concentration north of Dempster Street and smaller clusters along Golf Road and Central
Road. Very few vacant land parcels or underutilized properties are located in this area.
Parcel A is a 3.77 acre vacant site located east and south of the intersection of Church and
Linneman Roads. It is bounded on the east, south and west by multi-family residential
developments and on the north by St. John Lutheran Church and School. This area is planned
for the expansion of the Church/School Complex.
Parcel B is a small strip of vacant land located adjacent to existing multi-family housing
development in the south-western comer of the Village. It is recommended that the 2.2 acre
Algonquin Road site be developed for multi-family residential or recreational use with a density
of 8 units per acre.
Area 6
Area 6 includes the far southwestern portion of the Village generally bounded by Dempster,
Elmhurst, Oakton, and Busse Road. The area presently contains a range of land uses, including light
industrial activities along Dempster, Algonquin, and Busse Road; heavy industry south of
Algonquin; and mixed commercial and business uses along the Elmhurst Road frontage. Multi-
family housing is located near the intersection of Algonquin and Busse, Dempster and Elmhurst, and
Elmhurst and Oakton. A mobile home park is located in the southwestern comer of this area, and
a small cluster of single-family homes exist along Dempster west of Elmhurst Road.
Area 6 offers some of the Village's most significant opportunities for new development. This area
has excellent accessibility from major arterial streets and the tollway and is highly visible from these
key routes. Several relatively large vacant land parcels are scattered throughout the area and certain
other parcels could undergo development intensification. The Land Use Plan attempts to capitalize
on this area's potential for major new office/commercial and industrial development, offering a range
- 66 -
of development sites for both large and small-scale operations. In general, office/commercial
activities are promoted along the Dempster and Elmhurst Road frontages as well as along the north
side of Algonquin. Industrial development is recommended primarily south of Algonquin. In
addition, new multi-family residential development is suggested adjacent to commercial activities
west of Elmhurst and north of Algonquin. The Village should take action to bring the entire Area
6 up to Village Codes. Land use recommendations for specific parcels subject to change are
summarized below.
Parcels A. B. and C are vacant land areas located along the south side of Dempster. Several
alternatives were evaluated for these sites, including office/commercial, multi-family housing,
general business, and light indust~. Based on accessibility, locafional considerations and
surrounding uses, it is recommended that each of these parcels be developed for office/light
industrial use in the future. The United Airlines facility provides a strong focal point for this
area, and similar or related development should be encouraged. Parcels are large enough to
allow for large, single-tenant facilities or several smaller buildings in cluster arrangement.
Vehicular access should be provided offDempster, and parking areas and building sites should
be attractively landscaped tO help create a strong visual image for the corridor.
Because of its location at the intersection of Dempster and Busse, Parcel A could be further
developed for general commercial development. High quality guidelines and standards should
be employed to ensure an attractive and complementary use to those currently on the site and
surrounding area.
Parcel D is a vacant land area on the north side of Algonquin, east of Linneman Road. It is
recommended that these parcels be developed for light industfial/offce use. The sites could
accommodate one or two larger facilities or a cluster of smaller uses similar to those along
Malmo Road to the east.
Parcel E includes five single-family homes located on relatively deep lots fronting Dempster
west of Elmhurst Road. Single family homes are not compatible with the intense office and
industrial character beginning to emerge in this area and should eventually be phased out. Based
on an evaluation of several reuse possibilities for this parcel, it is recommended that this area
be redeveloped for multi-family housing in the future. New housing should be focused inward,
away from Dempster.
Parcels F: G. H and I are small, scattered, vacant, and underutilized land areas south of
Algonquin Road. Several low intensity commercial and industrial properties may be subject to
redevelopment. It is recommended that all of these parcels be developed for general industrial
use; Since these areas have irregular shapes and some have limited access, site development
plans should be prepared for each area to determine possible industrial lot configuration, access
streets, and internal circulation systems. If possible, vacant areas should be combined with
adjacent developed areas to create overall industrial subdivisions offering maximum
development flexibility. Special site design standards should be considered to help give the area
a more consistent image and appearance, particularly around the pefiphe~.
~ 67 -
Parcels J is vacant land just west of the Park National Bank building off of Elmhurst Road
south of Algonquin. It is recommended that this area be developed for commercial or orifice
use. The scale and intensity of development should be similar to uses already located along the
corridor, and new uses which are related to and supportive of existing activities should be
encouraged. Screening and buffering should be provided between commercial parcels and
existing multi-family housing to the south.
Parcel Kincludes the existing mobile home park on the north side of Oakton. It is recommended
that this area eventually be redeveloped for general industrial activities in keeping with the
overall scale and character of this area. The same general principles described above for Parcels
F, G, H and I should also be employed in this area.
Parcel L includes the area of Oakton Road north of the Northwest Tollway and west of the Des
Plaines corporate limits. This site is comprised primarily of small industrial firms. It is
recommended that this area should be considered for future annexation at the appropriate time
and continued to be used for Light Industry.
Parcel M is a vacant triangular parcel at the northwest comer of Busse Road and the Northwest
Tollway. It is recommended that this parcel be utilized for industrial use. Driveway access
should be via a single roadway and carefully located for maximum visibility and minimum
conflict with other roadways onto Busse Road.
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