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HomeMy WebLinkAbout6.5 Motion to further continue consideration of the 1st reading of an ORDINANCE FOR A FINAL PLANNED UNIT DEVELOPMENT FOR PROPERTY LOCATED AT 112 E. NORTHWEST HIGHWAY TO THE DECEMBER  7, 2021 VILLAGE BOARD AGENDAMr�GauC �'d'+rt;�iect Subject Motion to further continue consideration of the •I ofanORDINANCE • A FINAL LOCATEDPLANNED UNIT DEVELOPMENT FOR PROPERTY AT NORTHWEST HIGHWAY TO THE DECEMBER 7, 2021 VILLAGE BOARD AGENDA. Meeting November 16, 2021 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD - Fiscal Impact false Dollar Amount Budget Source Category CONSENT AGENDA Type Consent The Petitioner is proposing to demolish the existing, vacant structure and construct a mixed-use building with related improvements. The proposed building, named HQ Residences, would be a 6 -story structure with 88 luxury rental units (6 townhome units with garages, 9 studio units, 62 one bedroom units, 11 two bedroom units), 3,500 square feet of retail/restaurant space, and 120 onsite parking stalls (1.36 parking stalls/unit). The building is proposed to be fully amenitized with a gym and fitness areas, an indoor and outdoor recreation area, and more. Parking is to be provided both at grade to the north of the building, and underground, utilizing the existing underground parking garage. Ten on -street parking spaces are provided along Maple Street for customer parking for the proposed retail space. The gross building area for the project is 128,935 square feet with a net residential square footage of 76,624 square feet. Site ingress and egress would be off of Maple Street, with two full access points into the at -grade parking lot, and one full access point leading to the underground parking area. The Petitioner is proposing to invest over $28 million into the downtown district, 1 furthering the vision set out by the downtown implementation plan, comprehensive plan, and the Village's strategic plan. The Petitioner, while representing a different LLC, has invested in the downtown before. In 2019, the Petitioner received approval and later constructed a 5 story, 97 unit apartment building located at 10 N. Main Street, and recently received approval to construct a 5 story, mixed-use building located at 1-27 W. Prospect Avenue, named Prospect Place'. Both developments are class 'A' apartment buildings with top of the line finishes, appliances, and materials throughout the building. The Petitioner is seeking to provide an even higher quality of construction on the Subject Property. Staff has reviewed the Petitioner's request for a conditional use to allow for a final PUD and finds that the standards have been met. The proposed PUD will revitalize vacant Village property in the downtown area, and the proposal to construct a 6 story mixed-use building comprised of 88 dwelling units and 3,500 square feet of retail/restaurant space is consistent with the Village's Downtown Implementation Plan and the Village's Comprehensive Plan. The development will not have a detrimental impact to the public and be in no way injurious to surrounding properties. The proposed development is consistent with the trend of development in the area. Further, the Village's Comprehensive Plan identifies the Subject Property as being part of the downtown area and suggests a mix of commercial and residential uses be allowed. The proposed conditional use will be located in the downtown area of the Village, while the underlying zoning is B -5C, the most flexible and dense zoning district in the Village. The proposed development adds an attractive mixed-use apartment building to the downtown area that further diversifies the rental housing stock available. The proposal will have no significant impact on traffic conditions in the vicinity and a very limited impact on the adjacent neighborhoods, utility provision, and public streets. The proposed conditional use is in compliance with the Comprehensive Plan, Downtown Implementation Plan, Strategic Plan, and Zoning Ordinance. The Planning and Zoning Commission held a public hearing on September 9th and after reviewing all facts presented, voted 7-0 to recommend approval of the request. At the meeting, a few residents raised concerns related to the need for affordable housing in the Village. Alternatives 2 1. Approve a motion to further continue consideration of the 1st reading of an ordinance for a final Planned Unit Development for property located at 112 E. NW Highway until the December 7th agenda. 2. Discretion of the Village Board. Staff Recommendation Staff recommends that the Village Board approve a motion to further continue consideration of the 1st reading of an ordinance for a final Planned Unit Development for property located at 112 E. Northwest Highway until the December 7, 2021 Village Board agenda. ATTACHMENTS: Staff Report. pdf Administrative Content.pdf Plans. pdf Public Comment.pdf PZ -14-21 112 E. Northwest Highway P & Z minutes.pdf KI VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056 STAFF REPORT FROM THE DEPARTMENT OF Community Development William J. Cooney, AICP Connor Harmon Director of Community Development Senior Development Planner ........ na.......... .... ............. ..., ................ ...... _ .. __................ DATE: September 2n', 2021 CASE NUMBER PZ -14-21 PUBLIC HEARING DATE September 9th, 2021 BRIEF SUMMARY OF REQUEST APPLICANT/PROPERTY OWNER T2 Capital Management, LLC PROPERTY ADDRESS/LOCATION 112 E. Northwest Highway T2 Capital Management, LLC, the "Petitioner", is proposing to construct a six -story, mixed-use planned unit development (PUD) consisting of 88 residential units and 3,500 square feet of retail/restaurant space. The Village Code requires conditional use approval for a PUD that allows for unified zoning control over the entire mixed-use development. The Village Comprehensive Plan designates the Subject Property as Downtown Mixed -Use, and the Subject Property is zoned B-5 Central Commercial Core, the most flexible and dense zoning designation in the Village. The proposed use complies with the primary and secondary uses in the district and the conditional use standards. Staff is supportive of the request. 2020 Aerial Image 2021 Village of Mount Prospect Zoning Map EXISTING EXISTING LAND ZONING USE/SITE 13-5C Central IMPROVEMENTS Commercial Former Police/Fire Core District Headquarters SURROUNDING ZONING & LAND USE North: R -A, R-1 Single Family Residential, residential East: R -A Single Family Residential, residential, B-5 Central Commercial, commercial South: B-5 Central Commercial, commercial West: 13-5C Central Commercial Core, commercial STAFF RECOMMENDATION APPROVEPPRO�ITH CONDITION SIZE OF PROPERTY 1.283 acres DENY 4 History of the Sub-Subjett Property The Subject Property, also known as the former Police/Fire Headquarters, has been vacant for just over a year as both the Police and Fire Departments relocated to 911 E. Kensington Road and 111 E. Rand Road, respectively. Prior to the move, both the Police and Fire Department called the Subject Property home for more than 25 years. Due to the expansion, annexation, and general development of Mount Prospect as a destination, additional space and facilities were needed to service the entire emergency needs of the Village. The site itself is in the heart of downtown Mount Prospect, and is a key gateway entrance into the downtown on Northwest Highway. In Fall of 2019, the Village released a request for proposals (RFP) for the Subject Property, which netted three responses. The Village selected Greystar as the preferred developer, which envisioned a redevelopment that encompassed nearly the entire block, including the six story office building to the north, and the former Busse Flowers building to the west. Due to significant difficulties in relocating several cell towers on top of the existing 6 story office building, as well as navigating the Pandemic, Greystar pulled out of the proposed deal. In Spring of 2021, the Village released a new RFP for the redevelopment or reuse of the property and received three responses, all with different visions and ideas for redevelopment. It was identified that the Petitioner, T2 Capital Management, LLC, had the most feasible and well-rounded plan for redevelopment, and thus was selected as the preferred developer. ProposalSummary of The Petitioner is proposing to demolish the existing, vacant structure and construct a mixed-use building with related improvements. The proposed building, named HQ Residences, would be a 6 -story structure with 88 luxury rental units (6 townhome units with garages, 9 studio units, 62 one bedroom units, 11 two bedroom units), 3,500 square feet of retail/restaurant space, and 120 onsite parking stalls (1.36 parking stalls/unit). The building is proposed to be fully amenitized with a gym and fitness areas, an indoor and outdoor recreation area, and more. Parking is to be provided both at grade to the north of the building, and underground, utilizing the existing underground parking garage. Ten on -street parking spaces are provided along Maple Street for customer parking for the proposed retail space. The gross building area for the project is 128,935 square feet with a net residential square footage of 76,624 square feet. Site ingress and egress would be off of Maple Street, with two full access points into the at -grade parking lot, and one full access point leading to the underground parking area. The Petitioner is proposing to invest over $28 million into the downtown district, furthering the vision set out by the downtown implementation plan, comprehensive plan, and the Village's strategic plan. The Petitioner, while representing a different LLC, has invested in the downtown before. In 2019, the Petitioner received approval and later constructed a 5 story, 97 unit apartment building located at 10 N. Main Street, and recently received approval to construct a 5 story, mixed-use building located at 1-27 W. Prospect Avenue, named 'Prospect Place'. Both developments are class 'A' apartment buildings with top of the line finishes, appliances, and materials throughout the building. The Petitioner is seeking to provide an even higher quality of construction on the Subject Property. Site Plan: The site plan shows the primary facade of the building will face, and be between five and fifteen feet setback from the property line along Northwest Highway. The restaurant/retail space will be located at the southeast corner of the building, and feature a large outdoor area for outdoor dining in the warmer months. An outdoor recreation area for residents is proposed behind the building to the north with a 2 5 terraced landscaped feature. Angled parking stalls along Maple Street adjacent to the development will provide additional parking access for patrons accessing the retail/restaurant space. New streetscape improvements will be installed around the entire site, including the walks to and from the parking lot and building entrances. Trash collection, deliveries, and move ins will be staged at the eastern portion of the site, near the angled parking area along Maple Street. In total, 43 at -grade parking stalls are proposed, which will be a mix of resident, visitor, and public parking for the retail/restaurant space. Additionally, 6 garages are proposed on the north facade of the building (11 stalls total), for parking provided for the 6 townhomes. Floor Plans: The below grade floor plan indicates a total of 66 parking stalls and a utility and storage area to be provided. The aforementioned ground floor plan (site plan) will provide an additional 43 parking stalls, along with the 11 garage stalls, outdoor recreation areas, leasing office, mail room, retail/restaurant space, and outdoor dining space. At this time, the Village is not aware of a secured tenant, however the Petitioner plans to market the space to local breweries, brew pubs, and associated concepts. Level 2 will feature the upper levels of the townhomes, 6 one bedroom units, and fitness area. The retail/restaurant space will occupy two levels in total to accommodate the commercial kitchen and associated interior build out. Levels 3-6 will feature a mix of studio, one bedroom, and two bedroom units. Several, but not all of the units will have private balconies. The proposed balconies are on all facades of the building at varying degrees. Lot Coverage: The B -5C zoning district does not have a lot coverage requirement. Further, stormwater detention is not required by the Village in the underlying B -5C zoning. Limited green space is to be provided in the form of a terraced green roof to the north of the main entrance. Other sodded areas are indicated north and west of the at -grade parking lot. The Petitioner is proposing to satisfy MWRD storm water volume control requirements by providing through an underground vault with a solid bottom. Building Elevations: The Petitioner has hired OKW Architects to design and create a welcoming and upscale building that is reflective, yet unique of recent development in the downtown. The project proposes a new component to the luxury rental apartment concept by incorporating walk-up style townhomes with their own rear facing garages. Combining a hopeful brewpub/brewery concept with the luxury rental housing above provides adjacencies not yet seen in the downtown. The building would be constructed entirely of masonry, utilizing a patterned face brick design to blend the copperstone, gray blend, and midnight black brick colors together, along with metal canopies, cornices and hanging balconies (primarily on the rear fagade). Elevations and perspectives particularly show the recessed nature of the building materials which create a good amount of relief and stepping in the vertical direction of the building. The first floor features all copperstone face brick, which generally shows great texture and appears to be a modular brick. The two story profile of the townhomes blends extremely well with the one story profile of the retail/restaurant space, with considerable windows and natural lighting proposed in the retail/restaurant space. In total, the building height reaches a peak of 74' 10" at the corner of Maple Street and Northwest Highway. Besides the metal corniced peak to the east, the maximum height of the building does not exceed 68' 10". Significant attention was paid to the western fagade adjacent to the Busse flowers building, which will be y 3 1J visible to motorists and train patrons traveling southeast along the Northwest Highway corridor. Architectural features of the fagade include two areas of alternating coursings, recessed copperstone brick, several floor to ceiling glass windows, and marquis sign for the project (HQ Residences). There is also a significant opportunity to create a terraced landscape and outdoor recreation sanctuary for residents in the rear of the building, where the site plan indicates a green roof is proposed. Staff will work with the Petitioner to ensure the landscaped feature will be a thoughtful design and an engaging space for future residents. Parking: Village Code requires 1 space per unit for one bedroom units, 1.5 spaces per unit for two bedroom units, and 2 spaces per unit for 3 bedroom units. With 6 three bedroom townhome units, 71 studio/one bedroom units, and 11 two bedroom units, 100 residential parking stalls are required by Code. 120 parking stalls are proposed by the Petitioner, resulting in a 1.36 parking stalls per dwelling unit ratio, thus satisfying the Village's downtown residential parking requirements. Additional parking stalls within the Maple Street right-of-way (ROW) are proposed. If approved, the Village will work with the Petitioner to fully maximize the amount of parking provided along the Maple Street ROW to support the proposed retail space at the corner of Maple Street and NW Highway. At 3,500 square feet, the retail/restaurant portion of the project requires 4 parking stalls per Village Code. Similarly, the parking requirement is met, with at least an additional 29 parking stalls provided on-site and within the Maple Street ROW. Should overflow parking occur, the east Metra lot across Northwest Highway is a viable option for patrons wishing to visit the retail/restaurant space in the evenings. Landscaping: While limited, landscaping is proposed within all green space on the Subject Property. A variety of shade, evergreen, deciduous, and ornamental trees and shrubs are proposed. The green roof will incorporate a terraced landscaped feature which is to be determined, but is required for at -grade volume control per MWRD. Staff will work with the Petitioner to ensure the green roof is well thought out and provides its residents with a viable recreational amenity. Schools: With 88 residential dwelling units proposed as part of this project, school aged children will likely be generated. Staff used generation rates based on the School Consulting Services' 1996 study of the Chicago Metropolitan Area to project that the proposed development will generate between 5 and 6 children, with approximately 5 going to D57 schools and 1 going to D214 schools. It should be noted that state TIF statutes require the Village pay all applicable school districts an annual payment for any students generated by housing developments located in the TIF district. The payment is equal to the average cost the district incurs to educate each pupil; therefore, the school districts are made whole for the cost of educating any students generated by this project. This dollar amount is adjusted each year as costs of education change. Absorption: Due to the significant investment of over a quarter of a billion dollars and over 500 units either constructed, under constructed, or proposed to be constructed in the downtown area, it is important to be cognizant of the absorption rate of the class 'A' rental product as it relates to this proposal. To date, each development constructed after 2017 is experiencing better than expected absorption, with 20 West leased at 95%, 10 n 4 7 Main leased at over 75% (started leasing in March), and Maple Street Lofts Building A leased at over 40% (started leasing in May). For homeownership, all 14 rowhomes at Park Terrace have been purchased, and over 40% of the 56 rowhomes at Maple Street Lofts have been purchased, indicating a strong real estate and rental markets as it relates to the Village. Traffic: The Petitioner has hired Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA) to prepare a traffic evaluation of the potential impact that the project would have on surrounding streets in the downtown area. The results of the study indicate the proposed development traffic will not have a significant impact on the area roadways. The findings are due to a number of factors, including the reduction in volume due to the proximity of the development to the Mount Prospect Metra train station, which qualifies the development as a transit oriented design (TOD). Further, development -generated traffic will only add approximately 3% to the total traffic projected to be traversing the intersection of Main Street and Northwest Highway during the weekday morning and evening peak hours. Finally, the study and capacity analysis revealed the proposed access drives and amount of on-site parking is sufficient for the number of units proposed and projected parking demand. The study also provided parking rates per the Institute of Transportation Engineers' (ITE) Parking Generation Manual (5th edition), which resulted in a parking requirement of 100 parking stalls per the 88 proposed units of the development. This indicates a surplus of 20 parking stalls, which can be utilized (along with the 9 parking stalls along Maple Street) toward the retail/restaurant space parking. The proposed parking ratio exceeds the parking ratios in similarly approved projects in the downtown: COMPREHENSIVE PLAN DESIGNATION The Village Comprehensive Plan designates the Subject Property as Downtown Mixed -Use, which consists of a diverse mix of uses and supports the development of a vibrant downtown. A key characteristic of the district is to encourage the provision of high-density residential uses that include a variety of unit types, price ranges, and ownership and rental options. Retail and medium to high-density multi -family residential uses are primary and secondary uses in the district. The proposed development is consistent with the long- range goals of the Village Comprehensive Plan. COMPATIBILITY WITH THE 2021-2022 VILLAGE STRATEGIC PLAN The Village of Mount Prospect Strategic Plan is a working document for the Village's leadership team and provides staff a collection of goals, policies, and priorities to adhere to and complete for the specified calendar year. The 2021-2022 Strategic Plan identifies the Police/Fire redevelopment as a top priority action item on the policy agenda. 5 C3 COMPATIBILITY WITH VILLAGE CODE The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following list is a summary of these findings: • The conditional use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; • The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and • The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. The Petitioner states that the proposed development will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare. The Petitioner states further that the surrounding properties in Block 56 are commercial in nature and a multi -family residential apartment building with first floor -commercial ':s a compatible use. The Petitioner states the significant investment in the property will enhance property values and be an improvement to an otherwise vacant and underutilized property. Additionally, the Petitioner states that adequate measures have been taken to provide ingress and egress as to minimize traffic congestion in public streets. Finally, the Petitioner states the Village's Comprehensive Plan identifies downtown redevelopment as a potential opportunity in the document, and that a transit oriented development is preferred in the revitalization of the downtown Mount Prospect. Staff has reviewed the Petitioner's request for a conditional use to allow for a final PUD and finds that the standards have been met. The proposed PUD will revitalize vacant Village property in the downtown area, and the proposal to construct a 6 story mixed-use building comprised of 88 dwelling units and 3,500 square feet of retail/restaurant space is consistent with the Village's Downtown Implementation Plan and the Village's Comprehensive Plan. The development will not have a detrimental impact to the public and be in no way injurious to surrounding properties. The proposed development is consistent with the trend of development in the area. Further, the Village's Comprehensive Plan identifies the Subject Property as being part of the downtown area and suggests a mix of commercial and residential uses be allowed. The proposed conditional use will be located in the downtown area of the Village, while the underlying zoning is B -5C, the most flexible and dense zoning district in the Village. The proposed development adds an attractive mixed-use apartment building to the downtown area that further diversifies the rental housing stock available. The proposal will have no significant impact on traffic conditions in the vicinity and a very limited impact on the adjacent neighborhoods, utility provision, and public streets. The proposed conditional use is in compliance with the Comprehensive Plan, Downtown Implementation Plan, Strategic Plan, and Zoning Ordinance. Staff finds that the proposal meets the conditional use standards and that granting such request would be in the best interest of the Village. Staff recommends that the Planning & Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: 9 1. A Conditional Use for a final planned unit development (PUD) consisting of a six -story, eighty eight (88) unit apartment and townhome building with three thousand five hundred (3,500) square feet of commercial space and sixty six (66) underground parking stalls, forty three (43) at - grade parking stalls, and eleven (11) at -grade garage stalls, subject to the following conditions of approval: a. Submittal of landscape, irrigation, and photometric plans that comply with Village codes and regulations; b. Visual warning devices shall be provided at the garage exit on Maple Street; c. In consultation with IDOT, a high visibility crosswalk shall be provided across NW Highway on the west leg of the intersection with Maple Street; d. Building materials shall reflect the copperstone, gray blend, and midnight black brick manufactured by Interstate Brick. Any alterations to any building material shall be approved by the Community Development Director; e. The entire building shall be constructed with full, face brick veneer besides the 6th floor, which shall be a thin brick veneer; f. The Petitioner shall install new streetscape improvements along the property's Maple Street and NW Highway frontages; g. Fire hydrants shall be provided around the perimeter of the building at a maximum of three hundred feet (300') spacing measured along access roads. Such hydrants shall be installed not more than fifty feet (50') nor less than twenty five feet (25') from the building. Fire hydrants will be required within three hundred feet (300') (spacing) around the entire building. An additional fire water loop may be required depending on the configuration around the building; h. Development of the site in general conformance with the plans prepared by OKW Architects dated August 26th, 2021; and i. Development of the building in general conformance with the plans prepared by OKW Architects dated August 26th, 2021. The Village Board's decision is final for this case.. ADMINISTRATIVE CONTENTt�LANS OTHER 'oning Request Application, Responses to Flat of Survey, Site Plan, etc.) (Supplemental Information, Public Standartds„ at... Comments Received, etc...) I concur: William J. Cooney, AICP Director of Community Development 7 10 rMzN.wpW0,77�„,,„, Village of Mount Prospect Community Development Department 50 S. Emerson Street Mount Prospect, Illinois 60056 Phone: (847) 818-5328 Zoning Request Application Official Use Only (To be completed by Village Case Number: P&Z Date of Submission: Hearing Date: Project Name/Address: I. Subject Property Address(es): 112 East NgrthwestHighway Zoning District (s): D&C Property Area (Sq.Ft. and/or Acreage): 1.283 acres Parcel Index Number(s) (PIN(s): 08-12-109-029-0000 1 11 V. Property Owner ❑ Check if Same as Applicant Name: Village of Mount Prospect Corporation: Address: City, State, ZIP Code: Mount Prospect. Illinois 60056 Phone: .,_ _ 847 392-6000 �._.._�.w�w�..ww......._..��w...__................................... Email: In consideration of the information contained in this petition as well as all supporting documentation, it is requested that approval be given to this request. The applicant is the owner or authorized representative of the owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of the subject property. I hereby affirm that all information provided herein and in all materials submitted in association with this application are true and acourat to the best of my knowledge. Applicant: _._.__... _ _...., Date: 8-9-2021 ............................................__._...._,__,,,,,,,, (Signature) Tom Lowe ._m ...... .... .._w_.....,_ _. . (Print or Type Name) If applicant is not property owner: I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this application and the as ted o ing material. Property Owner: Date: ,..._ _.... _.�. ... ....._...........w... ( n turej ............ ............. (Print�or,Type Name)- ._ ... -__.----M.. ... ..... �........... 12 Affidavit of Ownership COUNTY OF COOK ST a - OF ILLINOIS ,under oath, state that I am (print name) [] the sole owner of the property an owner of the property an authorized officer for the owner of the property commonly described as— (property address and PIN) and that such property is owned by Subscribed and sworn to before me this day of NotaryPubl =-STATE L OSZ OF ILLINOISES:04/13/22 0 X -/7,- 10 0Z, -DOOU �0!� CoC� as of this date, (print name) W 13 ZONING REQUEST APPLICATION — STANDARDS 1. General Standards: a. Except as modified by and approved in the final planned unit development plan, the proposed development complies with the regulations of the district or districts in which it is to be located. Response: The proposed development plan complies with the regulations of the BSC, including use and bulk regulations. b. The principal use in the proposed planned unit development is consistent with the recommendations of the Comprehensive Plan of the Village for the area containing the subject site. Response: The Village of Mount Prospect Comprehensive Plan adopted November 2017 identifies Downtown Redevelopment and Downtown Residential Density as Opportunities, and Limited Rentals Downtown as a Weakness according to the Village's SWOT analysis that was conducted. This proposal supports the Opportunity and reduces a Weakness identified in the SWOT. Other policies contained in the Comprehensive Plan suggest there is support for infill development or redevelopment of underutilized properties, which is exactly what the proposal accomplishes. The proposal also supports other policies contained in the Comprehensive Plan which encourage Transit Oriented Developments and emphasizes the continued revitalization of downtown Mount Prospect. This proposal conforms to the Comprehensive Plan. c. The proposed planned unit development is in the public interest and is consistent with the purposes of this zoning ordinance. Response: The proposed planned unit development is in the public interest and consistent with the purposes of the zoning ordinance. The proposed use and bulk regulations conform with the 135C zoning district, and this proposal redevelops underutilized, vacant property in the core of Mount Prospect's downtown, and activates an important property. d. The streets have been designed to avoid: i. Inconvenient or unsafe access to the planned unit development; ii. Traffic congestion in the streets which adjoin the planned unit development; iii. An excessive burden on public parks, recreation areas, schools, and other public facilities which serve or are proposed to serve the planned unit development. Response: The exiting road network along Maple Street and Northwest Highway will not be adversely impacted and will not become inconvenient or unsafe. Curb ��� m� ��" C . ITA 1. 14 cuts along Northwest Highway and Maple Street are being removed to actually improve and limit access to the proposed development. Existing access from Maple Street into the existing parking structure will be re -utilized. No new vehicular access is proposed. Enhanced pedestrian access and a widening of public sidewalks is proposed, improving upon the existing condition of pedestrian access adjacent to the property. 2. Standards For Planned Unit Developments With Other Exceptions: The Village Board may approve planned unit developments which do not comply with the requirements of the underlying zoning district's regulations governing lot area, lot width, bulk regulations, parking and sign regulations, or which require modification of the subdivision design standards when such approval is necessary to achieve the objectives of the proposed planned unit development, but only when the Board finds such exceptions are consistent with the following standards: a. Any reduction in the requirements of this chapter is in the public interest. Response: This proposal complies with the requirements of the 135C zoning district, including lot area, lot width, bulk regulations, and parking. The proposed signage plan included in this application will not adversely impact public interest and is designed to enhance the architectural design intent of the project. b. The proposed exceptions would not adversely impact the value or use of any other property. Response: The adjoining property and parcels in the vicinity of the property are commercial in nature and a multifamily residential apartment building with first floor commercial space is a compatible use. The significant investment in the site and proposed building use and design will enhance property values and be a significant improvement to an otherwise vacant and underutilized property. c. Such exceptions are solely for the purpose of promoting better development which will be beneficial to the residents or occupants of the planned unit development as well as those of the surrounding properties. Response: The proposed development will be a Class -A, new construction mixed- use asset that will be an enhancement to Mount Prospect's downtown. d. In residential planned unit developments the maximum number of dwelling units allowed per acre shall not exceed forty eight (48) units per acre for developments incorporating senior housing or assisted living facilities. Response: No senior housing or assisted living facilities are proposed. e. All buildings are to be located within the planned unit development in such a way as to dissipate any adverse impact on adjoining buildings and shall not invade the privacy of the occupants of such buildings and shall conform to the following: ��� m: ��" CMANAGEMENT` . ITA 1, . E E T,. 15 L The front, side or rear yard setbacks on the perimeter of the development shall not be less than that required in the abutting zoning district(s) or the zoning district underlying the subject site, whichever is greater. Response: The proposed project complies with the underlying 135C zoning district. All transitional yards and transitional landscape yards of the underlying zoning district are complied with. Response: No transitional yards are required. iii. If required transitional yards and transitional landscape yards are not adequate to protect the privacy and enjoyment of property adjacent to the development, the Planning and Zoning Commission shall recommend either or both of the following requirements: 1. All structures located on the perimeter of the planned unit development must be set back by a distance sufficient to protect the privacy and amenity of adjacent existing uses; Response: n/a 2. All structures located along the entire perimeter of the planned unit development must be permanently screened with sightproof screening in a manner which is sufficient to protect the privacy and amenity of adjacent existing uses. Response: n/a iv. The area of open space provided in a planned unit development shall be at least that required in the underlying zoning district. Response: The proposed project complies with the 135C zoning district. lIV �� ������� M A X A G E M E N'J"' 1-1AMIETO'$ARTNER-S A ITA 1, ZONING REQUEST APPLICATION — STANDARDS Conditional Use - No conditional use shall be recommended for approval by the planning and zoning commission unless it finds: L That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare; RESPONSE: The proposed development will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare. The project proposal is to develop an appropriately scaled multifamily residential apartment building with 3,500sf of retail/restaurant space located in downtown Mount Prospect in close proximity to where similar uses exist, and the proposed use is compatible with adjoining properties. 2. That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located; RESPONSE: The proposed development will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. The adjoining property and surrounding parcels in Block 56 are commercial in nature and a multifamily residential apartment building with first floor commercial space is a compatible use. The significant investment in the site and proposed building will enhance the property values and be an improvement to an otherwise vacant and underutilized property. 3. That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district, RESPONSE: The proposed development will not impede the normal and orderly development and improvement of the surrounding properties for uses permitted in the district since the property is an in -fill location with surrounding properties being compatible uses. The proposed development will not affect or impact any adjoining property that undergoes a future redevelopment. 4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided,• RESPONSE: The proposed development utilizes existing public utilities, roads, and drainage systems or will install new improvements to accommodate the project demand, as required. Preliminary engineering and architectural improvement plans depicting existing and proposed improvements accompany this application. 5. That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets, ��� m: ��" A . ITA 1, . E ET,. 17 RESPONSE: The application includes engineering plans that support adequate measures are being taken to provide ingress and egress so designed as to minimize traffic congestion in the public street. Access will be provided via existing access on Maple Street. Existing access on both Maple and NW Highway which was formerly used by fire apparatus will be removed. Access to the development requires approval by the Village of Mount Prospect engineering and pubic works department. 6. That the proposed conditional use is not contrary to the objectives of the current Comprehensive Plan for the Village; and RESPONSE: The Village of Mount Prospect Comprehensive Plan adopted November 2017 identifies Downtown Redevelopment and Downtown Residential Density as Opportunities, and Limited Rentals Downtown as a Weakness according to the Village's SWOT analysis that was conducted. This proposal supports the Opportunity and reduces a Weakness identified in the SWOT. Other policies contained in the Comprehensive Plan suggest there is support for infill development or redevelopment of underutilized properties, which is exactly what the proposal accomplishes. The proposal also supports other policies contained in the Comprehensive Plan which encourage Transit Oriented Developments and emphasizes the continued revitalization of downtown Mount Prospect. This proposal conforms to the Comprehensive Plan. 7. That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the Planning & Zoning Commission. RESPONSE: Provided a conditional use/PUD is approved and granted, the use shall conform to the applicable regulations of the district in which it is located. The proposed Planned Unit Development sets forth the design and layout of the site and building improvements and no deviation to the plan will occur without the review and approval of the Village staff and the Planning and Zoning Commission. Zoning Map Amendment - When a map amendment is proposed the Planning & Zoning Commission shall make findings based upon the evidence presented to it in each specific case with respect to, but not limited to, the following matters: 1. Compatibility with existing uses in the general area of the Subject Property,• RESPONSE: The proposed residential development is compatible with the existing uses in the general area of the Subject Property. Surrounding properties in Block 56 are compatible in use, as are other properties in the downtown core area of Mount Prospect. 2. Compatibility with the zoning classification of properties within the general area of the Subject Property,• ��� m: ��" A . ITA 1, 18 = 3 i� -' - - L 3 0 m 1331115 NOS113W3 H1f10S 133HIS 31dtlW H1f105 0 tea' H J Z WO > N W W W °C O a Ow LL = M J HARIFAA JPNING I "I "I I I I I C I 20 This report summarizes the methodologies, results, and findings of a traffic impact study conducted by Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) for a proposed residential development to be located at 100-112 E. Northwest Highway in Mount Prospect, Illinois. The site, which was previously occupied by Mount Prospect Police & Fire, is located in the northwest quadrant of the intersection of Northwest Highway with Maple Street. As proposed, the site will be redeveloped to provide a six -story building containing approximately 88 residential units (6 three-bedroom townhomes, 8 two-bedroom units, 61 one -bedroom units, and 13 studio units), approximately 3,500 square feet of ground floor retail, a 64 -space below grade parking garage, and a 45 -space surface parking lot. Furthermore, there will be 11 private parking garage spaces serving the townhome units. In addition Maple Street along the site frontage will be modified to provide approximately 10 diagonal parking spaces. Access to the 45 -space surface parking lot and 64 -space parking garage will be provided off Maple Street. The purpose of this study was to examine background traffic conditions, assess the impact that the proposed development will have on traffic conditions in the area, and determine if any roadway or access improvements are necessary to accommodate traffic generated. Figure 1 shows the location of the site in relation to the area roadway system. Figure 2 shows an aerial view of the site. The sections of this report present the following: • Existing roadway conditions • A description of the proposed development • Directional distribution of the development traffic Vehicle trip generation for the development Future traffic conditions including access to the development Traffic analyses for the weekday morning and evening peak hours Recommendations with respect to adequacy of the site access and adjacent roadway system • Evaluation of the adequacy of the parking supply Traffic capacity analyses were conducted for the weekday morning and evening peak hours for the following conditions: 1. Existing Conditions - Analyzes the capacity of the existing roadway system using existing peak hour traffic volumes in the surrounding area. 2. Projected Conditions — Analyzes the capacity of the future roadway system using the traffic volumes that include the background traffic volume, the traffic generated by other proposed developments within the area, and the traffic estimated to be generated by the proposed development. c,ti 'M/W� Pre toa�se, ��a s�'�'leti ial e.�,a r u� �t` 21 r -i �I ZrT� I� N .,. M - ("" DIY ,,l ld 48,1,1 P u F fYa',@p?u f`f I'dc� fv9Y Cf ^ry i AJ Y f f u' ,) 11 f 3i Y l �yw I011nm"I t I ,I urJ i� { L' µl 1� l /w) f71 6d.d (i T �p{r i IZ I Ll i i i Y....,=y 71 EArrill b No 11 lon r ....J Y f I I i ..�i_ ohH •l ].y y. rL If? 1�I FF I I' �11iL P,F,1 CN lwol -,W P1 r -i �I ZrT� I� N Aerial View of Site Figure 2 Proposed Residential Developinent "I'lourri, Provpccl, Illinois 3 23 The following provides a description of the geographical location of the site, physical characteristics of the area roadway system including lane usage and traffic control devices, and existing peak hour traffic volumes. Site Location The site, which was previously occupied by the Mount Prospect Police & Fire station, is bounded by Northwest Highway to the south, Maple Street to the east, and existing developments to the north and west in downtown Mount Prospect, Illinois. To the south of the site, running parallel to Northwest Highway, is the Union Pacific Railroad. Land uses in the vicinity of the site are primarily commercial and residential. Bordering the site to the west and north are retail establishments, associated parking lots, and Chase Bank. To the east is Tower Center, a single - story office building and the Mount Prospect water tower. To the south, between Northwest Highway and the railroad tracks is a commuter parking lot that is available for permit parking as well as daily paid use. The site is located approximately 160 feet north of the platform for the Mount Prospect Metra station. RMWIMEMKM The characteristics of the existing roadways near the proposed development are described below and illustrated in Figure 3. Main Street (IL Route 83) is a north -south, other principal arterial that generally provides two lanes in each direction in the vicinity of the site. At its signalized intersection with Northwest Highway, Main Street provides an exclusive left -turn lane, a through lane and a combined through/right-turn lane on both approaches. A high -visibility crosswalk is provided on the north leg of this intersection and a standard style crosswalk is provided on the south leg of this intersection. The pedestrian signal heads are not countdown signal heads. Main Street is under the jurisdiction of the Illinois Department of Transportation, is designated as a Strategic Regional Arterial (SRA) and carries an Annual Average Daily Traffic (AADT) volume of approximately 13,800 vehicles north of Northwest Highway and 15,400 vehicles south of Northwest Highway (IDOT 2019)., Main Street has a posted speed limit of 30 miles per hour. Northwest Highway (US 14) is a northwest -southeast, minor arterial that generally provides two lanes in each direction in the vicinity of the site. At its signalized intersection with Main Street, Northwest Highway provides an exclusive left -turn lane, a through lane and a combined through/right-turn lane on both approaches. Standard -style crosswalks are provided on the east and west legs of this intersection. At its unsignalized intersection with Maple Street, Northwest Highway provides an exclusive left -turn lane, a through lane, and a combined through/right-turn lane on the southeast -bound approach. On the northwest -bound approach, Northwest Highway provides a combined left-turn/through lane and a combined through/right-turn lane. The southeast approach provides a standard crosswalk. Two-hour parking is provided on the north side of the roadway, west of Maple Street and parking is prohibited on the south side of the road. °d"a➢ud�'�r"fad Wsida;ntr'/ 24 F - 0 F 0 z Y J a co w 0 J Q 2 0 U LU Z ~ ~ Z U' H Z (> U J a Z Y _Z 0 00 J U 0 Y O B In W U3 < W LL 0_ Q c D i CL Z w a a 0 w= U U Q (=^^ J U) U N Z m U) 2 u LAJ 5► ��4 N zw O�2 M rLU r . M 00 - 0 +� O L) 3: o` 0 0 a LL W LU m= M C N 6 = CD N Q U p... J z MND Iz I"„ N Y O � W co d �w Q 0 Q J ZZ a '0��C� APLE ® N REET (�� (G_] Y J a co w 0 J Q 2 0 U LU Z ~ ~ Z U' H Z (> U J a Z Y _Z 0 00 J U 0 Y O B In W U3 < W LL 0_ Q c D i CL Z w a a 0 w= U U Q (=^^ J U) U N Z m U) 2 U O I Lo U (B L m '91 3 Ln �<v w u LAJ 5► ��4 N M � �W ��w��w��w��w��w��w��w��w��w��w��w��w��w���� r . M 00 - 0 +� O REET o` 0 0 a LL = M C N 6 N N Q U p... J z G: Iz I"„ N Y O � U O I Lo U (B L m '91 3 Ln �<v w u LAJ 5► ��4 AIN�� � �W ��w��w��w��w��w��w��w��w��w��w��w��w��w���� r . M 00 - 0 +� O REET � z 0 �� .� LD N (n C I. N Q U p... Ip.... 'a �.�.�.�. C - Q Iz I"„ ", Q 0 Q a '0��C� Northwest Highway is under the jurisdiction of IDOT and carries an AADT volume of 9,900 vehicles west of Main Street and 10,300 vehicles east of Main Street (IDOT 2019). The posted speed limit along Northwest Highway is 30 miles per hour. Maple Street is a north -south local road that generally provides one lane in each direction in the vicinity of the site. At its two-way stop sign controlled intersection with Northwest Highway, Maple Street provides a combined left-turn/through/right-turn lane and a standard -style crosswalk. The south leg of the intersection serves the Mount Prospect Metra Station East Lot which provides one inbound lane and one outbound lane. At its all -way stop sign controlled intersection with Busse Avenue, Maple Street provides a combined left-turn/through/right-turn lane on both the northbound and southbound approaches. Both approaches are under stop sign control and provide standard -style crosswalks. On the west side of Maple Street, parking is restricted to a 2 -hour time limit between 7:00 A.M. and 6:00 P.M. and parking is prohibited on the east side of the roadway. Maple Street is under the jurisdiction of the Village of Mount Prospect and has a posted speed limit of 25 miles per hour. Busse Avenue is an east -west local road that provides one lane in each direction in the vicinity of the site. At its all -way stop sign controlled intersection with Maple Street, Busse Avenue provides a combined left-tui-n/through/right-tum lane and standard style crosswalks. The east leg features a school zone speed limit of 20 miles per hour on school days when children are present. The south side of the west leg of the intersection allows no parking at any time. The south side of the east leg of the intersection does not allow parking 7:00 A.M-6:00 P.M. during the weekdays. Two-hour parking is generally provided on the north side of the roadway. Busse Avenue is under the jurisdiction of the Village of Mount Prospect and has a posted speed limit of 25 miles per hour. Evergreen Avenue is an east -west roadway that terminates approximately 170 feet to the east of Maple Street. Evergreen Avenue has recently been reconstructed to remove the existing perpendicular parking stalls on the south side of the roadway and will provide two drive-through lanes for ATM access. At its intersection with Maple Street, Evergreen Avenue provides a shared left-turn/right-turn lane under stop sign control. Proposecl sae s icle ntia l,,drain nt Public Transportation The area is served by two modes of public transportation: Metra commuter rail and the Pace Bus system. All public transportation in the immediate vicinity of the site arrives within a block of the Mount Prospect Metra station. The station features a Park -N -Ride lot, bike racks, and a station building. The Park -N -Ride lot consists of two main sections: a west lot and an east lot, both located south of Northwest Highway. The station building is located approximately 415 feet southwest of the site. The following summarizes the public transportation services provided to the area: The Mount Prospect Metra station provides daily rail service on the Union Pacific - Northwest (UP -NW) line between Union Station in Chicago and Harvard, Illinois, with weekday rush hour service along a branch to McHenry, Illinois. Due to COVID-19, Metra is currently utilizing alternate schedules on its lines. As of July 2021, the UP -NW line provides 22 inbound trains and 23 outbound trains on weekdays. The first inbound train departs the Crystal Lake Metra station in Crystal Lake, Illinois at 4:47 A.M., with the last train departing for Chicago from Harvard at 8:50 P.M. The first outbound train departs Chicago's Union Station at 5:55 A.M. with the last train departing at 12:35 A.M. the next day. Approximately two inbound and one outbound train cross Main Street (IL Route 83) during the morning peals hour. Approximately one inbound and two outbound trains cross Main Street during the evening peak hour. The gates at the train tracks remain closed for approximately 70 seconds for an inbound train and approximately 120 seconds for an outbound train. • Pace Bus Route 234 — Wheeling -Des Plaines runs from Des Plaines to Wheeling, with rush hour service to Buffalo Grove. This line provides weekday service between the Des Plaines Metra Station and Strong/Milwaukee in Wheeling, with rush hour service extending to the Buffalo Grove Transportation Center in Buffalo Grove. The nearest bus stops to the site are located on Northwest Highway. A sheltered bus stop is located on the north side of Northwest Highway, west of Maple Street at the far southwest corner of the site; this stop provides northbound service. Another sheltered bus stop is located on the south side of Northwest Highway, west of Maple Street, on the same parcel of land as the Mount Prospect Metra station building; this stop provides southbound service to Des Plaines. There are sidewalks in the vicinity of the site providing pedestrian access throughout the area. KLOA, Inc. obtained crash data from IDOT for the most recent past five years available (2016 to 2020) for the intersections of Northwest Highway with Main Street, Maple Street with Northwest Highway, and Maple Street with Busse Avenue. A review of the crash data indicated that no fatalities were reported at any of the intersections'. Tables 1 through 3 summarize the crash data. I IDOT DISCLAIMER: The motor vehicle crash data referenced herein was provided by the Illinois Department of Transportation. The author is responsible for any data analyses and conclusions drawn. 27 Table I NORTHWEST HIGHWAY WITH MAIN STREET — CRASH SUMMARY Table 2 MAPLE STREET WITH NORTHWEST HIGHWAY — CRASH SUMMARY Year Angle Object Type of Rear End Crash Frequency Sideswipe Turning Other Total 2016 0 0 1 0 1 0 2 2017 0 0 0 0 0 1 1 2018 0 1 0 0 0 0 1 2019 0 2 0 0 1 0 3 2020 0 0 0 0 0 0 0 Total 0 3 1 0 2 1 6 Average/Year <1.0 <1.0 <1.0 <1.0 <1.0 <1.0 1.2 pr� �P� o'c,d 1?udt](Idial 14ouril 111illiois 8 q-1 Table 3 MAPLE STREET WITH BUSSE AVENUE — CRASH SUMMARY Year Angle Object Type of Rear End •q Sideswipe Turning Other Total 2016 1 0 0 0 0 0 1 2017 0 0 0 0 0 0 0 2018 0 0 0 0 0 0 0 2019 0 0 0 0 0 0 0 2020 0 0 0 0 0 0 0 Total 1 0 0 0 0 0 1 Average/Year <1.0 <1.0 <1.0 <1.0 <1.0 <1.0 <1.0 Mount Prospect Downtown I"ran s roftation. Study. The Village of Mount Prospect commissioned a transportation study of the downtown area in 2018, the results of which are summarized in the Mount Prospect Downtown Transportation Study prepared by Sam Schwartz Consulting dated October 15, 2018. In this study, it was identified that congestion of traffic within the downtown area was primarily attributed to the at -grade rail crossings at IL Route 83 and Emerson Street, which are regularly blocked by Metra commuter trains during the peak periods. When an inbound or outbound train is at the Mount Prospect station, crossing gates are down at both intersections. This study also identified several area improvements to significantly improve the operations of the downtown area. These improvements ranged from short term improvements such as updating pedestrian facilities/signal equipment to long term infrastructure improvements such as new railroad crossings and relocation of the train station and platforms. Existing Traffic Volumes Due to the COVID-19 pandemic, traffic volumes in the study area do not reflect normal or typical conditions. As such, in order to determine current traffic conditions in the vicinity of the site, KLOA, Inc. utilized previous peak period traffic counts conducted in 2017 at the intersection of Main Street with Northwest Highway. These counts were adjusted to reflect 2021 traffic conditions by applying a regional growth factor determined based on traffic projections provided by the Chicago Metropolitan Agency for Planning (CMAP) as discussed later in the report. Additional counts were conducted by KLOA, Inc. using Miovision Video Scout Collection Units on Wednesday, July 28, 2021, during the weekday morning (7:00 to 9:00 A.M.) and weekday evening (4:00 to 6:00 P.M.) peak periods at the following intersections: Maple Street with Northwest Highway Maple Street with Busse Avenue Based on the turning movement count data, it was determined that the weekday morning peak hour generally occurs between 8:00 and 9:00 A.M., and that the weekday evening peak hour generally occurs between 4:30 and 5:30 P.M. These two respective peak hours will be used for the traffic capacity analyses presented later in this report. The counts at the intersection of Main Street with Northwest Highway conducted in 2017 were 35 percent higher during the weekday morning peak hour and 15 percent higher during the weekday evening peak hour than those conducted in 2021. Therefore, the 2021 traffic counts were increased by 35 percent during the weekday morning peak hour and by 15 percent during the weekday evening peak hour. Figure 4 shows the adjusted Year 2021 base peak hour traffic volumes. The traffic count summary sheets are included in the Appendix. ,� r� � l, 'r������ (`finlllilicds 10 RT11 5 (7) 28 (20) 8 (15) P .e. to 4 00 00 U) (1) E 2 O U 4- 4- C) - 4 - O N (6 N i (d U + O C � N } — _0 ( _ — N — (n E O Q U O N -0 N U) N > O U) N L cl O +� T M To properly evaluate future traffic conditions in the surrounding area, it was necessary to determine the traffic characteristics of the proposed development, including the directional distribution and volumes of traffic that it will generate. r � . As proposed, the site will be redeveloped to provide a six -story building containing approximately 88 apartment units (six three-bedroom townhomes, eight two-bedroom units, 61 one -bedroom units, and 13 studio units), approximately 3,500 square feet of ground floor retail, a 64 -space lower -level parking garage, a 45 -space surface parking lot, and 11 private garage spaces for a total of 120 spaces. In addition, 10 diagonal spaces will be provided on the west side of Maple Street along the site frontage to be utilized by the proposed retail. Access to the residential parking will be provided off Maple Street via two access drives: one for the surface lot and one for the below grade parking garage. The surface lot drive will be located approximately 260 feet north of Northwest Highway and the parking garage drive will be located approximately 350 feet north of Northwest Highway. A second existing drive providing access to the surface lot will be eliminated to allow for additional parking spaces. The existing access drive on Northwest Highway that previously served the fire station as well as the diagonal striping should be removed. It should be noted that additional parking will be available for the retail customers in the commuter lot on weekday evenings and on weekends A copy of the preliminary site plan depicting the proposed development is included in the Appendix. Proposed Pedestrian Access Pedestrian access to the proposed residential building will be provided via a lobby located on the south side of the building facing Northwest Highway and in the rear of the building. The six townhome units will each have their own street -level entrances. Additionally, pedestrian access to the retail space will be provided off Maple Street. Proposed Vehicle Access Access to the proposed 64 -space lower -level parking garage will be provided via a ramped driveway intersecting Maple Street approximately 350 feet north of Northwest Highway. Visual warning devices should be provided at the garage exit. The 45 -space surface parking lot and 11 private garage spaces will be accessed via a driveway on Maple Street approximately 260 feet north of Northwest Highway. This access drive will provide one inbound and one outbound lane. The outbound movements should be under stop sign control. Vlouw, Pro,vpeel, fflincds 12 X1WGFAOqrh' W The directions from which residents and visitors of the development will approach and depart the site were estimated based on existing travel patterns, as determined from the traffic counts. Figure 5 illustrates the directional distribution of the traffic to be generated by the proposed development. Iffiffalff V The vehicle trip generation for the overall development was calculated using data published in the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10th Edition. The location of the site in close proximity to downtown Mount Prospect and to the Metra train station and other modes of transportation (i.e. car sharing facilities) fits the criterion of a Transit Oriented Development (TOD) that results in less dependence on automobile use. Based on a review of the census data, approximately 10 percent of the residents currently use public transportation. As such, a 10 percent reduction factor was applied to the estimated vehicle traffic to be generated by the residential use. A copy of the census data is included in the Appendix. For the retail use and in order to reflect the mixed-use nature of the development, its synergy with downtown Mount Prospect and internal capture, the estimated trips were reduced by 25 percent. Table 4 shows the estimated vehicle trip generation for the weekday morning, weekday evening as well as daily traffic. Copies of the ITE trip generation worksheets are included in the Appendix. Table 4 ESTIMATED PEAK HOUR VEHICLE TRIP GENERATION ITE Use Code Weekday Morning Peak Hour Out Total Weekday In Peak Out Evening Hour Total DailyLand Traffic Apartments 221 8 24 32 20 13 33 478 (88 units) -10 Percent Reduction] _1 -2 -3 -2 -1 -3 -48 Subtotal 7 22 29 18 12 30 430 Retail 820 2 1 3 6 7 13 132 (3,500 sf) - 25 Percent Reduction _1 -0 -1 -2 -2 -4 -33 Subtotal 1 1 2 4 5 9 99 Total 8 23 31 22 17 39 529 1- Reduction applied due to the proximity of the site to public transportation 2- Reduction applied due to the proximity of the site to downtown and internal capture X1WGFA fir SVC � `finlllincds 130qrh' RTC] n C N } - N (D E N Q O 0 N N > U) N Rm O a LO ai LL T M The total projected traffic volumes include the existing traffic volumes, increase in background traffic due to growth, and the traffic estimated to be generated by the proposed subject development. The estimated peak hour traffic volumes that will be generated by the proposed development were assigned to the roadway system in accordance with the previously described directional distribution. Figure 6 illustrates the assignment of the vehicle traffic volumes to be generated by the proposed development. It should be noted that the proposed parking onsite will be for the use by future residential. As such, only the traffic generated by the residential uses was assigned to the proposed access drives. M The base traffic volumes (Figure 4) were increased by a regional growth factor to account for the increase in existing traffic related to regional growth in the area (i.e., not attributable to any particular planned development). Based on 2050 Average Daily Traffic (ADT) projections provided by the Chicago Metropolitan Agency for Planning (CMAP) in a letter dated August 9, 2021, the existing traffic volumes were increased by an annually compounded growth rate for six years (one-year buildout plus five years) totaling 5.0 percent to represent Year 2027 total projected conditions. Additionally, the Year 2027 background traffic conditions include the traffic to be generated by the following developments: The Maple Street Lofts mixed-use development (which is under construction) located at the southeast quadrant of the intersection of Maple Street with Prospect Avenue. The existing 97 -unit apartment building located at the northwest quadrant of the intersection of Main Street and Central Road. The traffic to be generated by this apartment building was included at full occupancy. • The 73 -unit apartment building (which is under construction) located in the northwest quadrant of the intersection of Northwest Highway with Main Street. • Prospect Place, an 80 -unit five -story mixed-use apartment building proposed to be located at the northwest corner of Prospect Avenue with Evergreen Avenue. A copy of the CMAP 2050 projections letter is included in the Appendix. The total projected traffic volumes include the Year 2027 background traffic volumes and the traffic estimated to be generated by the proposed development (Figure 6). Figure 7 shows the Year 2027 total projected traffic volumes. Vlouw, Pro,vpeel, fllincds 15 XIWOA41%" 35 X3(10) r 3 (8) 11 (5) �i �► + O ._ LD O E U O N 0 N U) N > O U) L cl 0 +� F - 0 0 z 5(7)� 29 (25) 8 (16) L 2 (19) 14 (40) r 17 01) 35 (56) r 3 (8) �4(45)) � o �o O� 33 (4 7) r 3 (9) LU ro LUU)LUU) LU rU U)U Wa J ax Qr O U) � r£J 0 o i2 'PA - � O 52 (25) 430 (51 0) r 51 (59) ���� � wwwwwwwwwwwwwwwwwwww 14 (29) 379 (577) 60 (8) � �O Al a � 0 0 0 0 O M 00 0 0 0 W W z w a 0- Lu Q J i � 06 00 a� o` LL 0 a = M C N 6 N J z 0 0 Y 0 c (D LD (_ aD — (n E _ O Q U O U � U) a>>O U) (1) , 000- clO ti M The following provides an evaluation conducted for the weekday morning and evening peak hours. The analysis includes conducting capacity analyses to determine how well the roadway system and access drives are projected to operate and whether any roadway improvements or modifications are required. Roadway and adjacent or nearby intersection analyses were performed for the weekday morning and evening peak hours for the existing (Year 2021) and future projected (Year 2027) traffic volumes. The traffic analyses were performed using the methodologies outlined in the Transportation Research Board's Highway Capacity Manual (HCM), 6th Edition and analyzed using Synchro/SimTraffrc 11 software. The analysis for the traffic -signal controlled intersections were accomplished using actual cycle lengths, phasings, and offsets to detennine the average overall vehicle delay and levels of service. The analyses for the unsignalized intersections determine the average control delay to vehicles at an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop sign (includes the time required to decelerate to a stop) until its departure from the stop sign and resumption of free flow speed. The methodology analyzes each intersection approach controlled by a stop sign and considers traffic volumes on all approaches and lane characteristics. The ability of an intersection to accommodate traffic flow is expressed in terms of level of service, which is assigned a letter from A to F based on the average control delay experienced by vehicles passing through the intersection. The Highway Capacity Manual definitions for levels of service and the corresponding control delay for signalized intersections and unsignalized intersections are included in the Appendix of this report. Summaries of the traffic analysis results showing the level of service and overall intersection delay (measured in seconds) for the existing and Year 2027 total projected conditions are presented in Tables 5 through 7. A discussion of the intersections follows. Summary sheets for the capacity analyses are included in the Appendix. Proposed Residential Development Mount Prospect, Illinois 18 38 rn M Flo Clm Qac Q� • W W W W I W I W I W I W w� w w� w� I W I W I W I W N �N 00 oc 00 00 N N A/ •� •11 py I�1 3 � �'y I� Hwy �1 nay l �1 11 w ;� 3w� a a a a liul ST at .1 XI I rn M Table 6 CAPACITY ANALYSIS RESULTS — EXISTING CONDITIONS - UNSIGNALIZED Intersection Weekday Morning Peak LOS Hour Delay Weekday Evening Peak LOS Hour Delay Maple Street with Northwest Highway • Northbound Approach A 0.0 C 17.9 • Southbound Approach B 14.5 C 15.1 • Eastbound Left Turn A 9.0 A 8.6 • Westbound Left Turn A 8.2 A 8.2 Maple Street with Busse Avenue 0 Overall A 7.5 A 7.3 0 Eastbound Approach A 7.3 A 7.5 0 Westbound Approach A 7.6 A 7.3 0 Northbound Approach A 7.6 A 7.5 0 Southbound Approach A 7.5 A 7.1 LOS = Level of Service Delay is measured in seconds. Pn �p� Rc,sit](Ii lia I De eta -.Wmmm� 14ouril fllillois 20 X1WGFA0q[x\' CU Table 7 CAPACITY ANALYSIS RESULTS — TOTAL PROJECTED CONDITIONS - UNSIGNALIZED Maple Street with Northwest Highway • Northbound Approach A 0.0 C 19.7 • Southbound Approach C 15.1 C 16.4 • Eastbound Left Turn A 9.1 A 8.8 • Westbound Left Turn A 8.3 A 8.2 Maple Street with Busse Avenue • Overall A 7.5 A 7.4 • Eastbound Approach A 7.3 A 7.5 • Westbound Approach A 7.7 A 7.4 • Northbound Approach A 7.6 A 7.5 • Southbound Approach A 7.5 A 7.2 Maple Street with Garage Access Drive • Eastbound Approach A 8.7 A 8.6 • Northbound Left Turn A 7.3 A 7.3 Maple Street with Surface Lot Access Drive • Eastbound Approach A 8.7 A 8.6 • Northbound Left Turn A 7.4 A 7.3 LOS — Level of Service Delay is measured in seconds. Aloura Illinois 21 °dpa ro st�r, lia I .ii(h,)j-mnc, Fit. 41 Discussion and Recommendations The following summarizes how the intersections are projected to operate and identifies any roadway and traffic control improvements necessary to accommodate the development traffic. Main Street with Northwest Highway The results of the capacity analysis indicate that overall this intersection currently operates at Level of Service (LOS) D during the weekday morning and evening peak hours. The westbound approach currently operates at LOS B during the weekday morning and weekday evening peak hours. In addition, the northbound and southbound approaches currently operate at LOS E during both peak hours, and the eastbound approach currently operates at LOS B during both peak hours. Under 2027 total projected conditions, overall this intersection will continue to operate at LOS D during the weekday morning and evening peak hours with increases in delay of less than two seconds over existing conditions. All approaches will continue to operate at the same levels of service during both peak hours with increases in delay of less than three seconds. Furthermore, the proposed development is projected to increase the volume of traffic traversing this intersection by less than three percent during both peak hours. As such, this intersection has sufficient reserve capacity to accommodate the traffic projected to be generated by the development and no roadway improvements and/or traffic control modifications are required. Maple Street with Northwest Highway The results of the capacity analysis indicate that the southbound approach currently operates at LOS B during the weekday morning peak hour and at LOS C during the weekday evening peak hour. The northbound approach, from the Metra east lot, operates at LOS A during the weekday morning peak hour and at LOS C during the weekday evening peak hour. In addition, the eastbound and westbound left -turn movements operate at LOS A during both the weekday morning and evening peak hours. Under Year 2027 total projected conditions, the southbound approach is projected to operate at LOS C during both the weekday morning and evening peak hours, with increases in delay of less than two seconds. The northbound approach is projected to operate at LOS C during both the weekday morning and evening peak hours. In addition, the eastbound and westbound left -turn movements are projected to continue operating at LOS A during both the weekday morning and evening peak hours. 95th percentile queues for all approaches and movements are projected to be one to two vehicles during both peak hours. As such, this intersection has sufficient reserve capacity to accommodate the traffic projected to be generated by the development. In order to improve pedestrian safety, it is recommended that a high -visibility crosswalk be restriped on the west leg of the intersection. "I'loura, Illinois 22 °�pl �st�d Re,,dclenlial .iia lol-n c't,. 42 The results of the capacity analysis indicate that overall this intersection currently operates at LOS A during the weekday morning and evening peak hours. All approaches currently operate at LOS A during the weekday morning and evening peak hours. Under Year 2027 total projected conditions, the intersection is projected to continue operating at LOS A with increases in delays of less than one second. All approaches are also projected to continue operating at LOS A. 95th percentile queues for all approaches are projected to be one to two vehicles during the weekday morning and evening peak hours. As such, this intersection has sufficient reserve capacity to accommodate the traffic projected to be generated by the development. Maple Street with Garage Access Drive The results of the capacity analysis indicate that the eastbound approach is projected to operate at LOS A during the weekday morning and evening peak hours. It is projected that the northbound left -turn movement will operate at LOS A during the peak hours. 95th percentile queues are to be one to two vehicles during the peak hours. As such, the proposed access is projected to have sufficient capacity to accommodate the traffic projected by the generated development. Maple Street with Surface Lot Access Drive The results of the capacity analysis indicate that the eastbound approach is projected to operate at LOS A during the weekday morning and evening peak hours. It is projected that the northbound left -turn movement will operate at LOS A during the peak hours. 95th percentile queues are to be one to two vehicles during the peak hours. As such, the proposed access is projected to have sufficient capacity to accommodate the traffic projected by the generated development. As previously indicated, the proposed development will have approximately 88 apartment units (6 three-bedroom townhome units, 8 two-bedroom units, 61 one -bedroom units, and 13 studio units), an approximate 3,500 square feet of ground floor retail, and will provide a total of 120 on-site residential parking spaces. In addition, 10 diagonal parking spaces will be added on the west side of Maple Street. It should be noted that retail customers will be expected to utilize these diagonal spaces and other on -street parking spaces in the vicinity, as well as the commuter lot on weekday evenings and on weekends. Therefore, the proposed development will provide a total of 120 parking spaces for residential uses, at a ratio of 1.36 spaces per unit, and will provide 108 bedrooms, at a ratio of 1.11 spaces per bedroom. In order to determine the adequacy of the proposed parking supply, the parking demand was estimated based on the Village of Mount Prospect Code, the parking rates published by the Institute of Transportation Engineers' (ITE) Parking Generation Manual, 5th Edition and a comparison with other similar developments. riFiourl, llroqwcl, Illinois 23 43 Studio units (13 units) o 13 parking spaces (ratio of one parking space per dwelling unit) One -bedroom units (61 units) o 61 parking spaces (ratio of one parking space per dwelling unit) i Two-bedroom units (8 units) o 12 parking spaces (ratio of 1.5 parking space per dwelling unit) Three-bedroom townhome units (6 units) o 12 parking spaces (ratio of two parking spaces per dwelling unit) Based on the above and the requirements of the Village of Mount Prospect, this translates into 99 parking spaces, which results in a surplus of 22 parking spaces. Residential Use (Multifamily Housing Mid -Rise less than 0.5 mile to rail transit — Land Use Code 221): o 99 parking spaces (ratio of 1.12 spaces per dwelling unit) Based on the above and the rates published in the ITE Parking Generation Manual, this translates into 99 parking spaces, which results in a surplus of 21 parking spaces. Therefore, the proposed parking supply of 120 parking spaces exceeds ITE's requirements of 99 parking spaces. Pay -king Ratios of Similar Developments As previously indicated, the proposed development will provide a total of 120 parking spaces for residential uses, at a ratio of 1.3 spaces per unit, and will provide 108 bedrooms, at a ratio of 1.1 spaces per bedroom. The proposed parking supply of 1.3 spaces per unit is consistent with some of the other apartment developments (built or planned) in the Chicago area listed in Table A in the Appendix and exceeds the average ratio of 1.22 spaces per unit. Alount Illinois 24 44 Based on the preceding analyses and recommendations, the following conclusions have been made: The volume of vehicular traffic projected to be generated by the proposed development will be reduced due to the proximity of the development to the Mount Prospect Metra train station, which qualifies the development as a Transit Oriented Design. The results of the capacity analysis indicate that the proposed development traffic will not have a significant impact on the area roadways. The development -generated traffic will only add approximately three percent to the total traffic projected to be traversing the intersection of Main Street with Northwest Highway during the weekday morning and evening peak hours. The proposed access drives will be adequate in accommodating the traffic projected to be generated by the proposed development and will ensure that a flexible access system is provided. Visual warning devices should be provided at the garage exit on Maple Street. • The proposed parking that will be provided on site for the future residents in combination with the on -street parking and adjacent commuter lot for retail customers will ensure that adequate parking is provided to accommodate its projected parking demand. The existing access drive and diagonal striping on Northwest Highway that previously served the fire station should be removed. It is recommended that a high -visibility crosswalk be provided on the west leg of Northwest Highway at its intersection with Maple Street. Proo Residential AIrwrir, Pro,vpecl, Illinois 25 45 Appendix Traffic Count Summary Sheets Site Plan CMAP 2050 Projection Letter Census Data Level of Service Criteria Capacity Analysis Summary Sheets Parking Ratios of Similar Developments E, Traffic Count Summary Sheets 47 48 H N O r N W m N V 0 0 0 0 0 0 0 0 0 0 0 O O N O N0 Q H 0 0 0 0 0 0 0 0 0 mN N O ED W h " I '.I i,;g� w w .3 a N N > m d N M co 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 00 0 00 00 m co N r— co N N O F . O V.... V (O O� N O O O O O O O O O O m� o _ O M o 0 0 0 0 p "�w� c C) J N O N N O O M 0 0 0 0 0 0 0 0 0 0 0 'p OJ pj O D O C CY) W co U (n Cn d F 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 o p o 0 0 o c Q V M M V N (O I� ti N O O O O O O O O O O M M h o 00 O Q C H N a m Q � m 'o a s m O o 0 0 0 0 0 0 0 0 0 0 0 0 . N o D7 0 0 0 0 0 0 0 0 0 0^�� � C C C, 0 V N O O N N N V V 0 0 0 0 0 0 0 0 0 0 O 0 O 0 0 p O G C) C o� Y y f) CO�1 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 6 6 0 0 0 o c E 6 C 0 N O N > Q F N W M V N r W _ 0 0 0 0 0 0 0 0 0 0 N N 0 0 0 O O O rn cn Q O cGi �Lr) L 0 0 0 O O O O O O O O O O Mc� Lq M O O 00 O C o r c N O >d m H 0 0 0 0 0 0 0 0 0 0 0 CO 6 N y o6 Q� O O O O O O J O N V O O N M Ip 0 0 0 0 0 0 0 0 0 0 a7 V h N O c O OO O Q (� 'N h � i„Y L, U (,✓ Ll 11 S"ICY O w O O w w w w w w w a h O h � m w F V M M M N N CO M V N M N N N N r m O O O O O O N J F O 0 0 0 O 0 N 0 O 0 0 O 0 0 N 0 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O 0 O O O 0 p p 0 O 0 O 0 O p O O C C 2 o in o in 2 o in o in >• w o in o � >. o ip o M u� 2 O m m � w m a�� m Nr r r r O O W O O O m V V V V O �p �p �p 6 �f1 O 2 p 49 50 51 En 3 7 7 \ \ \\ !;{n )\kZ . 5-:: „ 77/,g=)=2:j=;. )C) emmIL : _ Iq ?j\2g3. 00 c E -B = - o 0\ � - D \ / } CO75 Eq 6 !I r , �/� 2$ % _.�.:: .............©\ 2 / �LO ) )} ' \ , c5 6 \ \\\\�\���\�\\ \\�\ \\ 51 a H 0 0 0 0 0 0 0d d o o N - � o N En Q H N 0 0 0 0 0 o p o o 0 0 0 0 CO W � .3 O Q N N o ° 00co � s 1- co N N O F 0 0 0 0 0 0 0 0 o 0 0 0 o o E Owl o J O O O O O p 0 O O O O cQ� T � O � = M j UU)Cnd D 0 o om o 0 a C m O 0 m 'o � a C g o 0 Ch m z L o 0 0 0 0 0 o p o 0 0 0 0 � o CO F O (� �O U +-' m o 0 0 0 0 0 0 0 0 0 0 0 o o civ N'm � Y Q. ? 0 0 0 0 0 0 0 o 0 0 0 0 o o Q o co`1a p � Q F Q o .6.,0 " O. �( > d M J C CD N E r O W N o Ym i:�- O- Q Q ofco y a uJ � � o L O O O � � � h a O O O •- � � h 'o w � o o m w w F J 0 0 6 0 6 6 0 4 0 0 0 O 0 0 0 o o � O O a @r N U d (n~ Q~ U m N d N ¢ m 52 Mt. Prospect, IL Weather: Warm and Dry Maple St and Busse Ave Tuesday August 3, 2021 Passenger Vehicles Only TURNS/TEAPAC[Ver 3.61.12] - 15 -Minute Counts: All Vehicles - by Mvmt Intersection # 5 maple/busse/cars Begin Time 1600 1615 1630 1645 1700 1715 1730 1745 Total N -Approach RT TH LT 5 27 4 3 19 1 4 16 3 1 30 2 4 28 0 4 19 1 1 20 0 3 14 0 25 173 11 E -Approach RT TH LT 2 0 5 4 0 2 3 0 3 0 3 6 1 0 5 2 0 5 3 1 6 2 2 3 17 6 35 S -Approach RT TH LT 7 14 1 6 9 0 7 13 4 3 13 2 1 17 2 3 20 1 3 11 1 3 13 0 33 110 11 W -Approach RT TH LT 1 2 1 0 2 2 0 0 0 1 1 3 1 0 5 1 3 5 0 3 1 0 0 3 4 11 20 TURNS/TEAPAC[Ver 3.61.12] - 15 -Minute Counts: All Vehicles - Totals Intersection # 5 maple/busse/cars Begin Intersection -------------------------------------------------------------- Approach Totals Exit Totals Time ----------------------------------- N E S W N ---------------------------- E S W 1600 36 7 22 4 17 13 33 6 1615 23 6 15 4 15 9 21 3 1630 23 6 24 0 16 10 19 8 1645 33 9 18 5 16 6 37 6 1700 32 6 20 6 23 1 34 6 1715 24 7 24 9 27 7 25 5 1730 21 10 15 4 15 6 26 3 1745 ----------------------------------- 17 7 16 3 18 ---------------------------- 3 17 5 ----------------------------------- Total 209 58 154 35 ---------------------------- 147 55 212 42 TURNS/TEAPAC[Ver 3.61.12] - 15 -Minute Flow Rates: by Movement 08/04/21 12:50:11 Int Total 69 48 53 65 64 64 50 43 456 Int Total 69 48 53 65 64 64 50 43 456 '--*W Intersection -------------------------------------------------------------- # 5 maple/busse/cars Begin -------------------------------------------------------------- N -Approach E -Approach S -Approach W -Approach Int Time ----- RT -------------- TH LT RT TH LT -------------- RT -------------- TH LT RT -------------- TH LT Total ----- ----- 1600 -------------- 20 108 16 -------------- 8 0 20 -------------- 28 56 4 -------------- 4 8 4 ----- 276 1615 12 76 4 16 0 8 24 36 0 0 8 8 192 1630 16 64 12 12 0 12 28 52 16 0 0 0 212 1645 4 120 8 0 12 24 12 52 8 4 4 12 260 1700 16 112 0 4 0 20 4 68 8 4 0 20 256 1715 16 76 4 8 0 20 12 80 4 4 12 20 256 1730 4 80 0 12 4 24 12 44 4 0 12 4 200 1745 ----- ----- 12 -------------- -------------- 56 0 8 8 12 -------------- -------------- 12 -------------- -------------- 52 0 0 -------------- -------------- 0 12 172 ----- ----- '--*W Mt. Prospect, IL Weather: Warm and Dry 08/04/21 Maple St and Busse Ave 12:50:11 Tuesday August 3, 2021 Passenger Vehicles Only TURNS/TEAPAC[Ver 3.61.12] - 15 -Minute Flow Rates: Appr/Exit Totals 54 Intersection # 5 -------------------------------------------------------------- maple/busse/cars Begin -------------------------------------------------------------- Approach Totals Exit Totals Int Time ----- N ------------------------------ E S W ------------------------------ N E S W Total ----- ----- 1600 ------------------------------ 144 28 ------------------------------ 88 16 68 52 132 24 ----- 276 1615 92 24 60 16 60 36 84 12 192 1630 92 24 96 0 64 40 76 32 212 1645 132 36 72 20 64 24 148 24 260 1700 128 24 80 24 92 4 136 24 256 1715 96 28 96 36 108 28 100 20 256 1730 84 40 60 16 60 24 104 12 200 1745 ----- ----- 68 ------------------------------ 28 64 12 ------------------------------ 72 12 68 20 172 ----- ----- ------------------------------ ------------------------------ TURNS/TEAPAC[Ver 3.61.12] - 60 -Minute Volumes: by Movement Intersection # 5 -------------------------------------------------------------- maple/busse/cars Begin -------------------------------------------------------------- N -Approach E -Approach S -Approach W -Approach Int Time ----- RT TH -------------- LT -------------- RT TH LT RT -------------- TH LT RT -------------- TH LT Total ----- ----- 1600 -------------- 13 92 -------------- 10 -------------- 9 3 16 23 49 7 -------------- 2 5 6 ----- 235 1615 12 93 6 8 3 16 17 52 8 2 3 10 230 1630 13 93 6 6 3 19 14 63 9 3 4 13 246 1645 10 97 3 6 4 22 10 61 6 3 7 14 243 1700 12 81 1 8 3 19 10 61 4 2 6 14 221 1715 8 53 1 7 3 14 9 44 2 1 6 9 157* 1730 4 34 0 5 3 9 6 24 1 0 3 4 93* 1745 ----- ----- 3 14 -------------- 0 -------------- 2 2 3 3 -------------- -------------- 13 0 0 -------------- 0 3 43* ----- ----- -------------- -------------- -------------- TURNS/TEAPAC[Ver 3.61.12] - 60 -Minute Volumes: Appr/Exit Totals Intersection # 5 -------------------------------------------------------------- maple/busse/cars Begin -------------------------------------------------------------- Approach Totals Exit Totals Int Time ----- N ------------------------------ E S W ------------------------------ N E S W Total ----- ----- 1600 ------------------------------ 115 28 ------------------------------ 79 13 64 38 110 23 ----- 235 1615 111 27 77 15 70 26 111 23 230 1630 112 28 86 20 82 24 115 25 246 1645 110 32 77 24 81 20 122 20 243 1700 94 30 75 22 83 17 102 19 221 1715 62 24 55 16 60 16 68 13 157* 1730 38 17 31 7 33 9 43 8 93* 1745 17 7 16 3 18 3 17 5 43* 54 Mt. Prospect, IL Weather: Warm and Dry Maple St and Busse Ave Tuesday August 3, 2021 Single Unit Trucks Only TURNS/TEAPAC[Ver 3.61.12] - 15 -Minute Counts: All Vehicles - by Mvmt Intersection # 6 maple/busse/single Begin Time 1600 1615 1630 1645 1700 1715 1730 1745 Total N -Approach RT TH LT 0 0 1 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 1 0 0 0 0 0 1 1 1 E -Approach RT TH LT 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 S -Approach RT TH LT 0 0 0 0 1 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 1 1 W -Approach RT TH LT 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 1 0 0 0 0 0 0 0 0 1 TURNS/TEAPAC[Ver 3.61.12] - 15 -Minute Counts: All Vehicles - Totals Intersection # 6 maple/busse/single Begin Intersection -------------------------------------------------------------- Approach Totals Exit Totals Time ----------------------------------- N E S W ---------------------------- N E S W 1600 1 0 0 0 0 1 0 0 1615 0 0 1 0 1 0 0 0 1630 0 0 0 0 0 0 0 0 1645 1 0 0 0 0 0 1 0 1700 0 0 0 0 0 0 0 0 1715 0 0 1 1 1 0 0 1 1730 1 0 0 0 0 0 0 1 1745 ----------------------------------- 0 0 0 0 ---------------------------- 0 0 0 0 ----------------------------------- Total 3 0 2 ---------------------------- 1 2 1 1 2 TURNS/TEAPAC[Ver 3.61.12] - 15 -Minute Flow Rates: by Movement 08/04/21 12:52:51 Int Total 1 1 0 1 0 2 1 0 Int Total 1 1 0 1 0 2 1 0 55 Intersection -------------------------------------------------------------- # 6 maple/busse/single Begin -------------------------------------------------------------- N -Approach E -Approach S -Approach W -Approach Int Time ----- RT TH -------------- LT RT TH LT -------------- RT -------------- TH LT RT -------------- TH LT Total ----- ----- 1600 -------------- 0 0 4 -------------- 0 0 0 -------------- 0 0 0 -------------- 0 0 0 ----- 4 1615 0 0 0 0 0 0 0 4 0 0 0 0 4 1630 0 0 0 0 0 0 0 0 0 0 0 0 0 1645 0 4 0 0 0 0 0 0 0 0 0 0 4 1700 0 0 0 0 0 0 0 0 0 0 0 0 0 1715 0 0 0 0 0 0 0 0 4 0 0 4 8 1730 4 0 0 0 0 0 0 0 0 0 0 0 4 1745 ----- ----- 0 0 -------------- -------------- 0 0 0 0 -------------- -------------- 0 -------------- -------------- 0 0 0 -------------- -------------- 0 0 0 ----- ----- 55 Mt. Prospect, IL Weather: Warm and Dry 08/04/21 Maple St and Busse Ave 12:52:51 Tuesday August 3, 2021 Single Unit Trucks Only TURNS/TEAPAC[Ver 3.61.12] - 15 -Minute Flow Rates: Appr/Exit Totals Intersection # 6 -------------------------------------------------------------- maple/busse/single Begin -------------------------------------------------------------- Approach Totals Exit Totals Int Time ----- N E ------------------------------ S W ------------------------------ N E S W Total ----- ----- 1600 ------------------------------ 4 0 0 0 ------------------------------ 0 4 0 0 ----- 4 1615 0 0 4 0 4 0 0 0 4 1630 0 0 0 0 0 0 0 0 0 1645 4 0 0 0 0 0 4 0 4 1700 0 0 0 0 0 0 0 0 0 1715 0 0 4 4 4 0 0 4 8 1730 4 0 0 0 0 0 0 4 4 1745 ----- ----- 0 0 ------------------------------ 0 0 ------------------------------ ------------------------------ 0 0 0 0 0 ----- ----- ------------------------------ TURNS/TEAPAC[Ver 3.61.12] - 60 -Minute Volumes: by Movement Intersection # 6 -------------------------------------------------------------- maple/busse/single Begin -------------------------------------------------------------- N -Approach E -Approach S -Approach W -Approach Int Time ----- RT TH LT ---------------------------- RT TH LT RT -------------- TH LT RT -------------- TH LT Total ----- ----- 1600 ---------------------------- 0 1 1 0 0 0 -------------- 0 1 0 -------------- 0 0 0 ----- 3 1615 0 1 0 0 0 0 0 1 0 0 0 0 2 1630 0 1 0 0 0 0 0 0 1 0 0 1 3 1645 1 1 0 0 0 0 0 0 1 0 0 1 4 1700 1 0 0 0 0 0 0 0 1 0 0 1 3 1715 1 0 0 0 0 0 0 0 1 0 0 1 3* 1730 1 0 0 0 0 0 0 0 0 0 0 0 1* 1745 ----- ----- 0 0 0 ---------------------------- 0 0 0 0 -------------- 0 0 0 -------------- 0 0 0* ----- ----- ---------------------------- -------------- -------------- TURNS/TEAPAC[Ver 3.61.12] - 60 -Minute Volumes: Appr/Exit Totals Intersection # 6 -------------------------------------------------------------- maple/busse/single Begin -------------------------------------------------------------- Approach Totals Exit Totals Int Time ----- N E ------------------------------ S W ------------------------------ N E S W Total ----- ----- 1600 ------------------------------ 2 0 1 0 ------------------------------ 1 1 1 0 ----- 3 1615 1 0 1 0 1 0 1 0 2 1630 1 0 1 1 1 0 1 1 3 1645 2 0 1 1 1 0 1 2 4 1700 1 0 1 1 1 0 0 2 3 1715 1 0 1 1 1 0 0 2 3* 1730 1 0 0 0 0 0 0 1 1* 1745 0 0 0 0 0 0 0 0 0* 56 Site Plan 57 /§ v 23�d m& // 2 V- 0 �� LL, ud 11 LU � �§\ w { LU e ® 444 3:4§ ) E ❑{ LU LU 2 � k �� LL, LU � �§\ w 3t� e = � E ❑{ 0 2 � k / ^ -i U / — 0 � � k �� LL, LU � �§\ w 3t� > � E ❑{ 0 2 � k ^ -i U / — 0 CMAP 2050 Projection Letter Kelly Pachowicz Consultant Kenig, Lindgren, O'Hara and Aboona, Inc. 9575 West Higgins Road Suite 400 Rosemont, IL 60018 wi� 3 VVe i Van BunRn Slreea; ii.� if I e db, DO V Ilk:agn I 64( ,,01 ° August 9, 2021 Subject: Northwest Highway (IIS 14) @ Main Street (IL 83) IDOT Dear Ms. Pachowicz: ptl"- oq00 c inapr � IIno: is p, In response to a request made on your behalf and dated August 9, 2021, we have developed year 2050 average daily traffic (ADT) projections for the subject location. ROAD SEGMENT Current ADT Year 2050 ADT US 14 NW Hwy east of Main St IL 83 10,300 12,700 US 14 NW Hwy west of Main St IL 83 9,900 12,700 Main St IL 83 south of US 14 NW Hwy 15,400 20,000 Main St IL 83 north of US 14 NW Hwy 13,800 18,000 Traffic projections are developed using existing ADT data provided in the request letter and the results from the June 2021 CMAP Travel Demand Analysis. The regional travel model uses CMAP 2050 socioeconomic projections and assumes the implementation of the ON TO 2050 Comprehensive Regional Plan for the Northeastern Illinois area. The provision of this data in support of your request does not constitute a CMAP endorsement of the proposed development or any subsequent developments. If you have any questions, please call me at (312) 386-8806. Sincerely, Jose Rodriguez, PTP, AICP Senior Planner, Research & Analysis cc: May (KLoa); Rios (IDOT) 2021_CY TrafficForecast\MountProspect\ck-98-21\ck-98-21.docx 60 Census Data D Database 1[ OG OU III US111IR GU111111111E S TAIII 11101`4 IMI) OWNIMAII)S T TransH. Zoo n&; .2,15 Indle, 0 .„i 1 22 sirnairt Zoom % GeogiI ONA SollccAcd SIlation * Station * 11:::�Asfiirig 11 rans!R 0 I�IokmIiall 1 10 11 rairis!R lRegloin View as: I List Download as: W�)ird I Excel I CSV Chica o Transit Re I Ieirccir)Iw1ho talke 1 13.05 ll:iiairiin;1[,)c)iOl:aUllr)irii, I oir wall1k 2009: (8) Average irmi-rdbeir or vehidles 1.67 62 0 p 3, 71 A 77 4) N A Y s. Ieirccir)Iw1ho talke 1 13.05 ll:iiairiin;1[,)c)iOl:aUllr)irii, I oir wall1k 2009: (8) Average irmi-rdbeir or vehidles 1.67 62