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HomeMy WebLinkAbout7.1 1st reading of AN ORDINANCE GRANTING A ZONING MAP AMENDMENT AND A CONDITIONAL USE FOR A PRELIMINARY PLANNED UNIT DEVELOPMENT FOR PROPERTY LOCATED AT 2040 W. ALGONQUIN ROAD.Mr�GauC �'d'+rt;�iect Subject Ist reading of ORDINANCE GRANTING c, ZONING. AMENDMENT AND • CONDITIONA PRELIMINARYUSE FOR A DEVELOPMENT FOR PROPERTY LOCATED AT 204is ROAD.W. ALGONQUIN Meeting Fiscal Impact Dollar Amount Budget Source Category Type Information March 15, 2022 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD - false Action Item The Petitioner (MVAH Partners) is seeking a zoning map amendment and a conditional use to allow a preliminary planned unit development (PUD) consisting of senior housing at 2040 W. Algonquin Rd (the "Subject Property"). Subject Property History The Subject Property is located on the north side of Algonquin Road between Briarwood Drive South and Mount Prospect Green Apartments. The property is undeveloped land and was zoned R -X Single Family Residential when it was annexed into the Village of Mount Prospect in 1974. The Subject Property is bordered R-4 Multi -Family Residential to the east and west, B-4 Commercial Corridor to the south, and R -A Single Family Residential and John Jay Elementary School to the north. A previous request for a three-story residential development containing residential units was denied by the Village Board on January 21, 1975. The property has since remained undeveloped land is currently being used as an informal outdoor recreation amenity by neighboring multi -family developments. 1 Petitioner's Proposal The Petitioner is proposing to develop a four (4) story, fifty-three (53) unit, affordable senior housing (age 55 and older) planned unit development. The proposed building would consist of forty-one (41) one bedroom units, twelve (12) two bedroom units, and indoor amenities to accommodate residents. The Petitioner's proposal is similar to recent senior aged multi -family developments at 401 E. Kensington and 1703 E. Kensington. 100% of the fifty-three (53) units will be affordable. There will be no market rate units. One bedrooms will range from $382 for residents at 30% of the Area Median Income to $881 for the 60% Area Median Income. The project will only have two bedrooms designated for the 60% AMI range and those will cost $1,057. The Petitioner follows Fair Housing Act best practices and the Cook County landlords ordinance for leasing so they would not preference lease applications for residents from any particular location or circumstance. However, they will work with Village staff and senior service agencies in the area to make sure to use local outreach prior to any other marketing. There is typically a waitlist for these units before construction is complete and they will start collecting applications almost as soon as they break ground. It is important to note that in order to be eligible for funding from 2022 Illinois Housing Development Authority (IHDA), the Petitioner was required to start the zoning entitlement process (and gain a positive recommendation) with the current site plan to meet the IHDA February 11, 2022 deadline as the next application opportunity is February 2023. Long Range Plans The 2017 Comprehensive Plan notes this site as a "multi -family district" within the future land use map. The primary uses under that category include multi -family developments including senior housing with appropriate densities as defined in the zoning ordinance. Further, the 2017 Comprehensive Plan promotes minimizing the impact on traffic congestion, enhancing walkability, and including streetscape, safe connections, landscape features, and pedestrian amenities for any new development. The proposal meets all of these goals. The Subject Property is one of fifteen opportunity sites intended to facilitate future redevelopment and improvements in the CONNECT South Mount Prospect: 2020 Sub -Area Plan. The property is informally an outdoor recreation amenity by neighboring multi -family developments. The Plan indicates that a formal recreational area with park amenities for all ages is the most suitable use for the 2 site; however, staff has previously reached out to the park district and the park district has expressed a lack of interest in developing the site as a park. The park district has cited site challenges and lack of financial resources as key reasons. Site Plan The proposed building is set back approximately 400 feet from Algonquin Road. Residents in senior communities restricted to 55 years and older are typically considered active and require little to no medical supervision, and developments of this type typically lack centralized dining and on-site health facilities. The building design includes a 700 square foot community room and a fitness room. The area stormwater detention at the rear (north) will include outdoor amenities such as a pedestrian path, exercise stations and a gazebo. The attached site plan also indicates a pedestrian connection accessible to students of nearby John Jay Elementary School as well as to nearby residents. Staff has included a condition of approval that would require the Petitioner to record a plat of easement to maintain a pedestrian connection accessible to students of nearby John Jay Elementary School as well as to nearby residents. The proposal will also utilize the paved turnaround area between the stormwater detention and rear of the proposed building, which is accessible via the engineered landscape pathway along the east length of the proposed building. The engineered landscape areas will provide access for emergency vehicles as well as serving as a loading area on move-in/move-out days for residents. The proposed site plan meets all building and parking lot setback requirements for R-4 zoning, except along the west lot line where the parking setback is reduced to 9.5 feet. Site Access and Traffic Sam Schwartz Consulting, LLC, (Sam Schwartz) was retained by the Petitioner to prepare a technical memorandum ("memo") detailing the projected traffic characteristics for the proposed development. The technical memo is included under the "Administrative Content" as part of the staff report. As described in the technical memo, the proposed site plan shows a single vehicular access point to Algonquin Road and a restricted right-in/right-put only driveway is recommended for the proposed curb cut. Alternatively, staff has recommended that the Petitioner explore cross -access with KI the existing developments to the east and/or west of the subject site. This strategy would consolidate driveway locations, allow the subject site to connect to an existing full -access driveway on Brownstone Court, eliminate the request for a new curb cut on Algonquin Road, and also direct traffic flow to the site via the existing signal at Algonquin Road/Briarwood Drive/Brownstone Court. The Petitioner is currently working with the neighboring properties on establishing cross access in lieu of the proposed curb cut on Algonquin Road in line with staff's recommendations. Parking - Parking ratios for traditional multi -family developments would require the development to provide 117 parking spaces. Senior housing (62 years and older) parking ratios would require the development to provide 43 parking spaces. The most recently constructed senior housing development, the Kenzie Senior Residences (restricted to persons 55 years and older) provides approximately 0.70 parking spaces per unit. On the higher end, the Alden Senior Residences, provides approximately 1.07 parking spaces per unit. Since the proposed development is not restricted to persons 62 years and older, and because it is also not a regular multi -family development, Staff requested that the proposed development utilize a parking ratio averaging multi -family developments and senior housing developments. The Petitioner proposes a parking ratio of approximately 1.15 parking spaces per unit for a total of sixty-one (61) parking stalls, including six (6) accessible stalls. Zoning - The R-4 zoning classification would be consistent with existing land uses on adjacent property. Further, the R-4 zoning district is consistent with the South Mount Prospect Plan, the Comprehensive Plan future land use designations and the 2021-2022 Strategic Plan. The surrounding parcels to the east, west, and southeast are zoned R-4. Thus the proposal is compatible with nearby existing zoning. Conditional Use for Residential Planned Unit Development Staff has reviewed the Petitioner's request for a conditional use to allow a residential planned unit development including senior housing, and finds that the standards have been met, as set forth in the Petitioner's responses to the standards. Staff believes that the proposed use will not have a detrimental impact on the health, safety, or general welfare of the community, and the proposed development will not significantly change the character of the surrounding neighborhood. Staff supports the preliminary PUD with the understanding that the site plan will 4 be modified during the Final PUD phase to incorporate cross access easements on one or both sides of the Subject Property. Therefore, staff has included conditions of approval that would require the Petitioner to further investigate and obtain cross access easements and agreements during the Final PUD approval as well as obtaining all necessary permits from the Illinois Department of Transportation (IDOT) and other relevant agencies. Planning and Zoning - At the Planning & Zoning Commission meeting on February 10th, the Commission recommended approval of the request by a vote of 5 - 0. Public Comment - One public comment has been received in opposition to the request, citing rising crime rates in the neighborhood and the lack of a need for affordable housing in the area, as reasons for denial. Staff reviewed crime rates in area and they have been consistent with the last few years, and substantially less than it was 15 years ago. Conclusion - The proposed development will expand the senior housing options in the village, which is a key goal of the Village's comprehensive plan. Staff does not believe that a significant amount of traffic will be generated as a result of this development. Per the Petitioner, the proposed development will generate increased property tax revenues, a portion of which will fund the Mount Prospect Park District and the public library, and will not add any additional burden on the local school districts. The proposed development will also improve the public safety in the area by providing onsite staffing, security cameras, and eyes on the street to what is now a vacant lot. For these reasons, staff is supportive of the Petitioner's request. Alternatives 1. Approve a zoning map amendment from R -X Single -Family Residential to R-4 Multi -Family Residence at 2040 West Algonquin Road; and 2. Approve a conditional use for a residential planned unit development (PUD) consisting of one (1) four-story, elevator building with parking lot to be used for senior housing, subject to the conditions listed in the staff report and ordinance. 3. Action at the discretion of the Village Board. Approval • 1. A zoning map amendment from R -X Single -Family Residential to R-4 Multi - 5 Family Residence at 2040 West Algonquin Road; and 2. A conditional use for a residential planned unit development (PUD) consisting of one principal building used for senior housing, subject to the conditions listed in the staff report. ATTACHMENTS: PZ-25-21—Staff Report.pdf PZ -25-21 2040 W Algonquin Rd.pdf PZ-25-21—Administrative Content.pdf PZ-25-21_Plans. pdf PZ-25-21—Public Comments.pdf PZ -25-21 Ordinance. pdf 11 VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056 STAFF REPORT FROM THE DEPARTMENT OF Community Development William J. Cooney, AICP Ann Choi Director of Community Development Development Planner DATE: January 31, 2022 CASE NUMBER PZ -25-21 PUBLIC HEARING DATE February 10, 2022 ■ y� APPLICANT/PROPERTY OWNER Wyllys Mann, MVAH Partners/ Cirila Emotin, Consolidated Properties Trust PROPERTY ADDRESS/LOCATION 2040 W. Algonquin Road BRIEF SUMMARY OF REQUEST The Petitioner is seeking a zoning map amendment to rezone the subject property from R -X Single Family Residential to R-4 Multi -Family Residence District and a conditional use for a preliminary planned unit development consisting of senior housing. 2021 Village of Mount Prospect Zoning Map EXISTING EXISTING LAND USE/ SURROUNDING ZONING & LAND USE SIZE OF ZONING SITE IMPROVEMENTS North: R -A Single Family Residential, Institutional PROPERTY R -X Single Family Vacant land East: R-4* Multi -Family Residential PUD, Multifamily 2.09 Acres Residential South: B-4 Commercial Corridor, Neighborhood Center West: R-4* Multi -Family Residential PUD, Multifamilv H:\PLAN\Planning & Zoning COMM\P&Z 2021\Staff Reports\PZ-25-21 2040 W Algonquin Rd (CU -PUD, ZMA).docx.docx 1 7 STAFF RECOMMENDATION APPROVE APPROVE WITH CONDITIONS DENY BACKGROUND/PROPERTY HISTORY The subject property was zoned R -X Single Family Residential when it was annexed into the Village of Mount Prospect in 1974. Newly annexed properties are zoned R -X by default. A previous request for a three-story residential development containing residential units was denied by the Village Board on January 21, 1975. The property has since remained undeveloped land that is currently used informally as an outdoor recreation amenity by neighboring multi -family developments. PROPOSAL The Petitioner is proposing to rezone the subject property to R-4 Multi -Family Residence to develop a four (4) story, fifty-three (53) unit, affordable housing development for seniors aged fifty-five (55) years and older. The Petitioner is also requesting conditional use approval for a preliminary planned unit development (PUD). The proposed building would consist of forty-one (41) one bedroom units, twelve (12) two bedroom units, and indoor amenities to accommodate residents. Zoning Map Amendment—The subject property is currently zoned R -X Single -Family Residential. The Petitioner is requesting approval to amend the zoning to R-4 Multi -Family Residence for the purpose of locating a senior housing development on the subject property. Conditional Use for a Planned Unit Development — Per Village Code, senior housing may only be approved as part of a planned unit development. Traditionally, senior housing developments, defined by code as "housing in which all dwelling units are intended, designed, maintained, and operated exclusively for occupancy by persons sixty two (62) years of age or older" generally have a reduced impact on surrounding neighborhoods compared to traditional multi -family development as tenants are less mobile and therefore less likely to drive a vehicle. As the proposed development is marketed towards persons that are fifty-five (55) years and older, the Petitioner worked with staff to increase the reduced typical parking ratios afforded to traditional senior housing developments, and is discussed in more detail under the section "Parking" below. In residential planned unit developments, the maximum number of dwelling units allowed per acre is forty eight (48) units per acre for developments incorporating senior housing, and the proposal has a density of approximately twenty-five (25) units per acre. Site Plan - The attached site plan illustrates the proposed layout for the four-story, fifty-three (53) unit senior housing development. The proposed building is set back approximately 400 feet from Algonquin Road. Residents in senior communities restricted to 55 years and older are typically considered active and require little to no medical supervision, and developments of this type typically lack centralized dining and on-site health facilities. The first floor would consist of eleven (11) dwelling units with an entry lobby, a 700 square foot community room, a fitness room, and a leasing office. The second, third, and fourth floors would each have fourteen (14) dwelling units. The development also proposes an outdoor parking lot at the front (south) of the site, underground detention beneath the parking lot, and an area for stormwater detention at the rear (north) including outdoor amenities such as a pedestrian path, exercise stations and a gazebo. H:\PLAN\Planning & Zoning COMM\P&Z 2021\Staff Reports\PZ-25-21 2040 W Algonquin Rd (CU -PUD, ZMA).docx.docx 0 The attached site plan also indicates a pedestrian connection accessible to students of nearby John Jay Elementary School as well as to nearby residents. Staff has included a condition of approval that would require the Petitioner to record a plat of easement to maintain this pedestrian connection across their subject property. The proposal will also utilize the paved turnaround area between the stormwater detention and the proposed building, which is accessible via the engineered landscape pathway along the east length of the proposed building. The engineered landscape areas will provide access for emergency vehicles as well as serving as a loading area on move-in/move-out days for residents. The proposed site plan meets all building and parking lot setback requirements for R-4 zoning, except along the west lot line where the parking setback is reduced to 9.5 feet. Site Access and Traffic - Sam Schwartz Consulting, LLC, (Sam Schwartz) was retained by the Petitioner to prepare a technical memorandum ("memo") detailing the projected traffic characteristics for the proposed development. The technical memo is included under the "Administrative Content" as part of the staff report. As described in the technical memo, the proposed site plan shows a single vehicular access point to Algonquin Road located approximately 115 feet east of Algonquin's existing signalized intersection with Briarwood Drive, measured center -to -center. Per the technical memo, a restricted right-in/right-put only driveway is recommended for the proposed curb cut due to the following characteristics: • There is space for approximately two passenger vehicles (or a longer truck) to queue at a red light before blocking the proposed site access. • The proposed access location would overlap the existing westbound left -turn lane, leaving no room for an inbound left -turn lane and enabling a challenging weaving maneuver for outbound site traffic wishing to make a left turn from Algonquin Road onto Briarwood Drive. • The proposed location could create confusion for drivers on Algonquin Road by placing an unsignalized driveway in close proximity to the signalized intersection, where drivers are not expecting to encounter conflicting vehicles. Alternatively, staff has previously recommended that the Petitioner explore cross -access with the existing developments to the east and/or west of the subject site. This strategy would consolidate driveway locations, allow the subject site to connect to an existing full -access driveway on Brownstone Court, eliminate the request for a new curb cut on Algonquin Road, and also direct traffic flow to the site via the existing signal at Algonquin Road/Briarwood Drive/Brownstone Court. Per the technical memo, access to the existing signal would require the approval of the adjacent property owners at Brownstone Court Apartments to gain cross -access. Improvements to the existing signal equipment would also be required, since Brownstone Court does not currently have any signal heads to permit outbound traffic from this private driveway onto Algonquin Road. The technical memo states a full Traffic Impact Study (TIS) would be required in order to seek an IDOT access permit if direct access to Algonquin Road is pursued. The Petitioner is currently working with the neighboring properties on establishing cross access in lieu of the proposed curb cut on Algonquin Road in line with staff's recommendations; however, the Petitioner was unable to secure approval for cross access due to the complex ownership and multiple condominium board structure of the neighboring properties prior to the public hearing scheduled for February 10, 2022. It is important to note that in order to be eligible for funding from 2022 Illinois Housing Development Authority (IHDA), the Petitioner was required to start the zoning entitlement process (and gain a positive recommendation) with the current site plan to meet the IHDA February 11, 2022 deadline as the next H:\PLAN\Planning & Zoning COMM\P&Z 2021\Staff Reports\PZ-25-21 2040 W Algonquin Rd (CU -PUD, ZMA).docx.docx 0 application opportunity is February 2023. Staff supports the preliminary PUD with the understanding that the site plan will be modified during the Final PUD phase to incorporate cross access easements on one or both sides of the subject property. Therefore, staff has included conditions of approval that would require the Petitioner to further investigate and obtain cross access easements and agreements during the Final PUD approval as well as obtaining all necessary permits from the Illinois Department of Transportation (IDOT) and other relevant agencies. Building Design - The attached elevation drawings show that the proposed building will be constructed approximately thirteen feet (13') above the maximum height of thirty-five feet (35') permitted in the R-4 zoning district for multi -family buildings. The building will be forty-seven feet, nine inches (47'-9") at its highest point of the parapet. The proposal will have a masonry building base including and facade materials including face brick veneer and fiber cement siding. Lot Coverage - The R-4 zoning district limits lot coverage to no more than fifty percent (50%) of the total land area. The site plan indicates a lot coverage of fifty-eight point five percent (58.5%). However, the proposed project exceeds the minimum open space requirement of 40% for a residential PUD by providing approximately 41.5% of pervious area including the engineered landscaped areas. This proposal includes a stormwater detention / volume control system that is required to meet the requirements of the Metropolitan Water Reclamation District of Chicago (MWRD). Parking - As previously discussed, parking requirements for PUDs incorporating senior housing are reduced compared to traditional multi -family developments. Parking ratios for traditional multi -family developments would require the development to provide 117 parking spaces. Senior housing (62 years and older) parking ratios would require the development to provide 43 parking spaces. Previous PUDs incorporating senior housing are summarized in the table below. The most recently constructed senior housing development, the Kenzie Senior Residences (restricted to persons 55 years and older) provides approximately 0.70 parking spaces per unit. On the higher end, the Alden Senior Residences, provides approximately 1.07 parking spaces per unit. Since the proposed development is not restricted to persons 62 years and older, and because it is also not a regular multi -family development, Staff requested that the proposed development utilize a parking ratio averaging multi -family developments and senior housing developments. The Petitioner proposes a parking ratio of approximately 1.15 parking spaces per unit for a total of sixty-one (61) parking stalls, including six (6) accessible stalls. Parking Analysis Senior Housing PUDs Parking Provided Number of Units Parking Spaces/Unit Kenzie Senior Residences 401 E. Kensington Rd. 52 74 0.70 Alden 1703 E. Kensington Rd. 98 92 1.07 Mt. Prospect Senior Living* 1111 S. Linneman Rd. 68 88 0.77 Proposed Prospect Senior Lofts 61 53 1.15 *Includes memory care units. H:\PLAN\Planning & Zoning COMM\P&Z 2021\Staff Reports\PZ-25-21 2040 W Algonquin Rd (CU -PUD, ZMA).docx.docx 10 Landscaping - The Petitioner's landscape plan indicates landscaping along the northern, eastern, and western property lines that will screen the development from adjacent residential properties. Landscaping is proposed along the Algonquin Road frontage and within the parking lot islands. A significant amount of foundation landscaping is proposed around the perimeter of the proposed building. The stormwater detention area will be composed of native perennials and groundcover. No privacy fences are proposed as part of the proposed development. A more detailed landscape plan including the botanical and common names of each planting will be finalized during the Final PUD phase. Lighting - The Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total cutoff angle of not more than ninety (90) degrees, and requires flat lenses for all lighting fixtures. The attached photometric plan and fixture cut sheets include pole -mounted and wall -mounted full -cutoff LED light fixtures. The development will be required to comply with all applicable Village Code lighting requirements. ADDITIONAL STAFF COMMENTS Additional staff comments (building, fire, and public works) are included in the review letter dated January 31, 2022, under "Administrative Content". These requirement are included as part of the staff report in an effort to ensure the Petitioner is aware of the requirements and submits the necessary documentation. LONG-RANGE PLANNING The proposal for 53 senior housing units meets the following objectives of the following long range plans: Comprehensive Plan The 2017 Comprehensive Plan, a guiding document for future development for the Village, notes this site as a 'multifamily district' within the future land use map. The primary uses under that category include multi- family developments including senior housing with appropriate densities as defined in the zoning ordinance. Further, the 2017 Comprehensive Plan promotes minimizing the impact on traffic congestion, enhancing walkability, and including streetscape, safe connections, landscape features, and pedestrian amenities for any new development. The proposal meets all of these goals. 3.1.3. Promote development opportunities in the Village for a full range of housing for seniors. The Zoning Map designates the subject property as R -X Single -Family Residential. As multi -family dwellings are allowed as permitted uses only in the R-3 and R-4 zoning districts, the zoning map amendment from R -X to R-4 would be consistent with the recommendations of the Comprehensive Plan. South Mount Prospect Subarea Plan The subject property is listed as an opportunity site in the CONNECT South Mount Prospect: 2020 Sub -Area Plan. The subject property is one of fifteen opportunity sites intended to facilitate future redevelopment and improvements in South Mount Prospect. The plan indicates that a formal recreational area with park amenities for all ages is the most suitable use for the site; however, staff has previously reached out to the park district and the park district has expressed a lack of interest in developing the site as a park. The park district has cited site challenges and lack of financial resources as key reasons. Goal 1: Promote inclusive growth and a mix of housing densities that provides diversity, transportation access, and a sense of place. Objective 2.1.1: Encourage new housing which reflects the character of the Village. H:\PLAN\Planning & Zoning COMM\P&Z 2021\Staff Reports\PZ-25-21 2040 W Algonquin Rd (CU -PUD, ZMA).docx.docx 11 Goal 2: Support redevelopment opportunities of underutilized properties, while promoting the up- keep of the existing housing stock. Objective 2.2.1: Market underutilized and vacant sites for development and redevelopment. Goal 3: Encourage senior and affordable housing options to increase the housing diversity in the area. Objective 2.3.1: Identify key sites for senior and affordable housing with adequate transportation access. 2021-2022 Strategic Plan (Executive Summary) Goal 4: Family -Friendly Neighborhoods: Safe and Livable For All Objective 6: Have a range of housing options: differing types and differing price points throughout our Village. ZONING MAP AMENDMENT STANDARDS The standards for zoning map amendments are listed in Section 14.203.D.S.a of the Village Zoning Ordinance. When a zoning map amendment is proposed, the Planning and Zoning Commission shall make findings based upon the evidence presented to it in each specific case with respect to, but not limited to, the following matters: • The compatibility with existing uses and zoning classifications of property within the general area of the property in question; • The compatibility of the surrounding property with the permitted uses listed in the proposed zoning classification; • The suitability of the property in question to the uses permitted under the existing and proposed zoning classifications; and • Consistency with the trend of development in the general area of the property in question, and the objectives of the current Comprehensive Plan for the Village The Petitioner states that the proposed zoning map amendment would make the parcel compatible with surrounding residential projects and is consistent with development in the area. The subject property is bordered on the west, east and southeast by multi -family residential properties of similar density. The Petitioner states that the parcel is currently zoned R -X; however, the surrounding uses make the property ill- suited for single-family residential development. The density of the surrounding properties is not compatible for a single family home as many of the surrounding properties have been rezoned to allow for greater density, and very few single-family homes in the area would inhabit a lot as large as the subject property. The Petitioner maintains that the proposed use would be consistent with the objectives of the 2017 Mount Prospect Comprehensive Plan, which encourages development of housing for seniors in the village. Per the Petitioner, most development along Algonquin Road has prioritized family development and there are no age restricted properties nearby. The Comprehensive Plan encourages the provision of adequate housing options for residents to age in place and to provide the housing needs of the next generation of residents. Staff has reviewed the proposed R-4 Multi -Family Residence zoning classification and believes that the proposal will not have a negative impact on the surrounding properties or neighborhood. The R-4 zoning classification would be consistent with existing land uses on adjacent property. Further, the R-4 zoning H:\PLAN\Planning & Zoning COMM\P&Z 2021\Staff Reports\PZ-25-21 2040 W Algonquin Rd (CU -PUD, ZMA).docx.docx 12 district is consistent with the South Mount Prospect Plan, the Comprehensive Plan future land use designations and the 2021-2022 Strategic Plan. The surrounding parcels to the east, west, and southeast are zoned R-4. Thus the proposal is compatible with nearby existing zoning. CONDITIONAL USE STANDARDS The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following list is a summary of these findings: • The conditional use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; • The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and • The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. • The request conforms to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the planning and zoning commission. The Petitioner states that the proposed PUD will not be injurious to the surrounding uses or property values. The Petitioner states that the proposed development will enhance surrounding development, since the subject property has been undeveloped for many years. Staff has reviewed the Petitioner's request for a conditional use to allow a residential planned unit development including senior housing, and finds that the standards have been met, as set forth in the Petitioner's responses to the standards. The proposed use will not have a detrimental impact on the health, safety, or general welfare of the community. The proposed development will not significantly change the character of the surrounding neighborhood. The proposed development will expand the senior housing options in the village, which is a key goal of the village's comprehensive plan. Staff does not believe that a significant amount of traffic will be generated as a result of this development. Per the Petitioner, the proposed development will generate increased property tax revenues, a portion of which will fund the Mount Prospect Park District and the public library, and will not add any additional burden on the local school districts. The proposed development will also improve the public safety in the area by providing onsite staffing, security cameras, and "eyes on the street" to what is now a vacant lot. Staff finds that the proposal meets the zoning map amendment and conditional use standards and that granting such requests would be in the best interest of the Village. Staff recommends that the Planning & Zoning Commission make a motion to adopt staff's findings of the Planning and Zoning Commission and recommend approval of the following motions: 1. A zoning map amendment from R -X Single -Family Residential to R-4 Multi -Family Residence at 2040 West Algonquin Road; and 2. A conditional use for a residential planned unit development (PUD) consisting of one (1) principal H:\PLAN\Planning & Zoning COMM\P&Z 2021\Staff Reports\PZ-25-21 2040 W Algonquin Rd (CU -PUD, ZMA).docx.docx 13 building used for senior housing, subject to the following conditions of approval: a. Approval of the preliminary planned unit development is expressly conditioned on the applicant making a good faith effort to pursue and incorporate cross access easement(s) with the adjacent property owner(s) to the west and/or east, as recommended by staff; or the successful IDOT permitting of an Algonquin road access point that has been approved by Village Staff if cross access easement(s) cannot by obtained. The Final PUD drawings shall indicate the required access easements and/or IDOT approved access and be revised to show changes to vehicular traffic flow and emergency access; b. The Petitioner shall record a Plat of Easement granting pedestrian cross access between the subject property, John Jay Elementary School (District 59), and the property to the east of the subject property, in a form acceptable to the Village; c. The Petitioner shall address all comments included in the Village review letter dated January 31, 2022; d. A full Traffic Impact Study, if required by IDOT, shall be prepared and submitted as part of any future application for a Final PUD; e. Development in general conformance with the plans prepared by Manhard Consulting, Ltd, dated 1-21-22; f. Submittal of landscape, irrigation, and photometric plans that comply with Village codes and regulations; g. Compliance with all applicable development, fire, building, and other Village Codes and regulations; h. Petitioner shall provide a complete building code analysis during the permitting process which shall comply with the requirements set forth in the adopted building codes and amendments as adopted by the Village; i. All ground and rooftop mounted mechanical equipment shall be screened according to Village Code; j. All proposed signage shall meet the applicable requirements of Chapter 7 of the Village Code, unless otherwise noted in the PUD request; k. Elevations and building materials should be noted; All necessary permitting, including but not limited to, TEPA, MWRD, IDOT permits, shall be applied for and obtained. The Village Board's decision is final for this case. ATTACHMENTS: Iconcur: ADMINISTRATIVE CONTENT (Zoning Request Application, Responses to Standards, etc...) William J. Cooney, AICP Director of Community Development PLANS (Plat of Survey, Site Plan, etc.) OTHER E emental Information,Comments Received, etc...) H:\PLAN\Planning & Zoning COMM\P&Z 2021\Staff Reports\PZ-2S-21 2040 W Algonquin Rd (CU -PUD, ZMA).docx.docx 14 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -25-21 Hearing Date: February 10, 2022 PROPERTY ADDRESS: 2040 W. Algonquin Road PETITIONER: MVAH Partners PUBLICATION DATE: January 26, 2022 REQUEST: ZMA from R -X to R-4, CU — Preliminary PUD for Senior Housing MEMBERS PRESENT: Joseph Donnelly William Beattie Lisa Griffin Walter Szymczak Thomas Fitzgerald MEMBERS ABSENT: Donald Olsen Norbert Mizwicki STAFF MEMBERS PRESENT: Connor Harmon —Senior Development Planner Ann Choi — Development Planner INTERESTED PARTIES: Wyllys Mann Chairman Donnelly called the meeting to order at 7:01 PM. Commissioner Griffin made a motion seconded by Commissioner Beattie to approve the minutes from the Planning and Zoning Commission meeting on January 27, 2022. The minutes were approved 5-0. Chairman Donnelly introduced case PZ -25-21: 2040 W. Algonquin Road, a request for a zoning map amendment from R -X to R-4 and a conditional use approval for a preliminary planned unit development (PUD) with senior housing at the subject property. The Village Board's decision is final for this case. Ms. Choi introduced the case and described the subject property's location between the Brownstone Court Apartments and the Greens Apartments, and its location south of John Jay Elementary School. Ms. Choi noted that the site is a very long and liner site with lot dimensions of 107 feet in width and over 800 feet in length. Ms. Choi stated that the private driveway "Brownstone Court" is a signalized intersection with Algonquin Road and presented street level images of the signal heads. Ms. Choi described the proposed site plan, indicating the development would consist of a single, four- story building, standing at a height of approximately 48 feet, and would include 53 affordable senior housing units. Ms. Choi stated the proposed development would provide 61 parking spaces, stormwater detention at the rear of the property, and outdoor residential amenities including a gazebo and a walking trail dotted with several outdoor exercise stations. Planning & Zoning Commission Meeting—February 10, 2022 PZ -25-21 15 Ms. Choi stated that the proposed development would provide a restricted right-in/right-out access off of Algonquin Road. Ms. Choi indicated that the Petitioner is working with the neighboring properties on establishing cross access in lieu of the proposed curb cut on Algonquin Road in line with staff's recommendations. Ms. Choi noted that the Petitioner was unable to secure approval for cross access due to the complex ownership structure of the multiple condominium boards of the neighboring properties prior to the public hearing. Ms. Choi also noted that in order for the Petitioner to be eligible for funding from the Illinois Housing Development Authority, the Petitioner was required to start the zoning entitlement process and gain a positive recommendation with the current site plan to meet the February 11, 2022 funding deadline as the next application opportunity is February 2023. Ms. Choi explained that the proposed development would be providing the highest parking ratio of 1.15 parking spaces per unit when compared to the nearby senior housing developments which provide between 0.70 to 1.07 parking spaces per unit. Ms. Choi presented the architectural elevations and noted that the building would be composed of face brick veneer and fiber cement siding and would stand at a height of 47'-9". Ms. Choi stated that the proposed building is more in line with the recent senior home appearances and material percentages that have been approved by the Village. Ms. Choi stated that the proposed project aligns with several of the Village's long range plans including the 2020 Connect South Mount Prospect Subarea Plan which notes the subject property as an opportunity site and indicated the property is underutilized. Ms. Choi also indicated that the 2017 Comprehensive Plan designates the subject property within the multi -family district on the future land use map which recommends primary uses such as multi -family developments including senior housing with appropriate densities. And finally, Ms. Choi stated that the 2021-2022 Strategic Plan recommends a range of housing options of differing types and price points through the Village. Ms. Choi stated that staff found that the proposal meets the map amendment, conditional use, and PUD standards and recommends approval of the following motion: "A zoning map amendment from R -X Single -Family Residence to R-4 Multi -Family Residence at 2040 West Algonquin Road, and a conditional use for a preliminary planned unit development consisting of one principal building used for senior housing, subject to the conditions listed in the staff report." Ms. Choi noted that the request is for preliminary PUD approval which only approves the use and general layout of the development and the Petitioner will be required to come back and apply for Final PUD approval which will require more detailed drawings and incorporate changes to the vehicular access into the site. Ms. Choi stated that the Village Board's decision is final for this case. Commissioner Griffin inquired about the heights of the surrounding properties and asked if the proposed building would be significantly taller. Ms. Choi responded that the Brownstone Court Apartments to the west are three stories and just under 33 feet tall. Ms. Choi also stated that the Greens Apartments to the east are two- to three -stories and approximately 28 feet in height. Ms. Choi stated the proposed development would be one- to two -stories taller than the surrounding developments. Planning & Zoning Commission Meeting—February 10, 2022 PZ -25-21 16 Chairman Donnelly asked if any of the three other senior housing developments have any issues with parking. Ms. Choi stated that she received one complaint about the lack of guest parking at the recently opened Kenzie Senior Residences at 401 E. Kensington Road. Commissioner Beattie asked if the proposed access for emergency vehicles is wide enough along the east side of the proposed building. Ms. Choi stated engineered landscaping is proposed to accommodate these vehicles and the site plan provides a hardscaped turnaround at the rear of the building for fire trucks and for trucks on move-in/move-out days. Chairman Donnelly noted that the development would have to meet the fire department requirements for fire access around the building. Chairman Donnelly swore in the Petitioner, Wyllys Mann, 4214 North Leavitt, Chicago, IL 60618. Mr. Mann stated that they worked with the Assistant Fire Chief to work out the access for emergency vehicles. Mr. Mann explained that a fire lane was provided along the east side of the building due to the narrowness of the lot. Mr. Mann stated that they used engineered landscape which is concrete block under grass, instead of just concrete, for aesthetic purposes, but the width of the path would only accommodate a single fire truck going one way. Mr. Mann further explained that the engineered landscaped area is not ideal for vehicles to turn around, and that the turnaround in the rear is fully concrete to accommodate a fire truck making a three-point turn behind the building. Chairman Donnelly pointed out that there would be less of a need for the engineered landscaping if cross access is achieved with the neighbors. Mr. Mann confirmed. Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for a motion. Commissioner Beattie made a motion seconded by Commissioner Szymczak to approve the following motion: "A zoning map amendment from R -X Single -Family Residence to R-4 Multi -Family Residence at 2040 W. Algonquin Road, and a conditional use for a preliminary planned unit development consisting of one principal building used for senior housing, subject to the conditions of the staff report." Chairman Donnelly noted that the Petitioner would be required to come back for Final PUD and if for some reason the Final PUD did not move forward, then the rezoning would not apply. Ms. Choi confirmed in the affirmative. Chairman Donnelly asked if there were other questions or concerns. Commissioner Griffin voiced her concern for the height of the proposed building since it would be higher than the adjacent buildings as well as for the additional of traffic that would be generated on Algonquin Road. Commissioner Beattie asked if the rezoning would eliminate the height issue and Chairman Donnelly asked if the Petitioner was asking for relief on the proposed height. Ms. Choi stated that the Petitioner is requesting relief for 13 feet above the permitted height of 35 feet for a total height of approximately 48 feet. Chairman Donnelly stated the proposed building would be one story higher than the property to the west and one- to two- stories higher than the property to the east, and that the proposed building is set back far from the road. Chairman Donnelly noted that if the Petitioner cannot get enough units, the project would not be financially beneficial, so the development likely needs the fourth story to be financially efficient. Chairman Donnelly emphasized that this is a senior housing project and asked the Planning & Zoning Commission Meeting—February 10, 2022 PZ -25-21 17 commissioners if this was desired in that area. Commissioner Griffin stated that senior housing is desired but she is still concerned about the height. Commissioner Beattie stated that the recent housing projects approved in Mount Prospect are within the same height range, and in order to make a project financially feasible, developers these days need to build taller buildings. Chairman Donnelly pointed out that the other senior housing projects in the Village are four stories tall. Upon hearing no further comments or questions, Chairman Donnelly asked for a roll call. UPON ROLL CALL AYES: Fitzgerald, Beattie, Szymczak, Griffin, Donnelly NAYS: None The motion was approved by a vote of 5-0, with a positive recommendation to the Village Board for the scheduled meeting on March 1, 2022. Commissioner Beattie made a motion seconded by Commissioner Szymczak and the meeting was adjourned at 7:51 PM. I Ann Choi Development Planner Planning & Zoning Commission Meeting—February 10, 2022 PZ -25-21 18 � -7'. �,�„,77, Village of Mount Prospect 1�n/Community Development Department 50 S. Emerson Street Mount Prospect, Illinois 60056 Phone: (847) 818-5328 Zoning Request Application Official Use Only (To be completed by Village Staff) Case Number: PAZ - 2.- Date of Submission: .. 021 Hearing Date: 2/10 Project Name/Address: I. Subject Property es)�mmJ2040 W Algonquin Road, Mount Prospect, .................._...__.w._........ Address (es): IL 60056 �_.._..w.ww..._�...wv.v_.��..._....m.......�....�.......�...�.._............................._............. Zoning District (s): R -X Single Family Residential Property Area (Sq.Ft. and/or Acreage); 88,036 SF Parcel Index Number(s) (PIN(s): 08-15-400-047-0000 II. Zoning Request(s) (Check all that apply) Conditional Use: For PUD ❑ Variation(s): To ® Zoning Map Amendment: Rezone From R -X Single Family Residential To R-4 PUD ❑ Zoning Text Amendment: Section(s) ❑ Other: III. Summary of Proposal (use separate sheet if necessary) Prospect Senior Lofts is a 53 -unit, new construction, affordable, senior apartment building on approximately 2 acres of land. The units will be restricted to seniors aged 55 and above and earning 60% or less of the area median income. The proposed design includes a mix of 1 BR and 2BR units in a four-story, elevator g. development will include amenities that will keep residents active, including both a _uildin._...The develo.. _�..w..... _............. 9.._...__ fitness and community room. The project will include 54 parking spaces and has a public bus stop directlyin front of the developments IV. Applicant (all correspondence will be sent to the applicant) Name: Wyllys Mann Corporation: MVAH Partners Address: 9100 Centre Pointe Drive, Suite 210 ..... ...... .........................................................................__.........._., City, State, ZIP Code: West Chester, OH 45069 Phone: 970-579-0110 Email: wyllys.mann@mvahpartners.com Interest in Property: DeveloP .... .....ee....r.. ............. __._............._ ... ..... (e.g. own.m buyer, developer, lessee, architect, etc...) _ ., ... 1 19 V. Property Owner F] Check if Same as Applicant Name: Cirila Emotin, as Trustee Corporation: Consolidated Properties Trust Address: 201 Everglade Drive City, State, ZIP Code: Madison, WI 53717 Phone: 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 an accurate to the best of my knowledge, Applicant: Date: 11/12/2021 (Sign ure) Wyllys Mann (Print or Type Name) 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 associated supporting material. Property Owner: ~ Www Date: (Signature) � I R. t LA C- 6 (Print or Type Name) 20 Affidavit of Ownership COUNTY OF COOK STATE 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 (print name) Subscribed and sworn to before me this day of ,20 Notary Public Signature as of this date. 21 Affidavit of Ownership CIRI 4 �- - U M OT under oath, state that I am (print name) ki the sole owner of the property F1 an owner of the property n an authorized officer for the owner of the property commonly described as -� 0 q and that such property is owned by Subscribed and sworn to before me this 24o+k I day of 0 1 1 btary Public oJ, MT '?K0SP&CTf 11- wovp 0, 1 PJ Uh 0 - E -M OT 10 (print name) & C Signature as of this date, 22 M N dotloop signature verification:. 11 : , Purchase and Sale A14reement This Purchase and Sale Agreement (this "Agreement") is effective as of December r4, 2021, by MVAH Holding LLC, a Georgia limited liability company, or its successors and assigns (the "Purchaser") and Cirila Emotin, as Trustee of Consolidated Properties Trust (the "Seller"). In consideration of the mutual promises and conditions contained in this Agreement, the parties agree as follows: 1. Definitions. Unless otherwise stated in this Agreement, all of the capitalized words in this Agreement have the meanings set forth in the Exhibit A hereof, or in other provision of this Agreement. 2. Property Description. On the day of Closing (defined below) selected by the Purchaser pursuant to the terms of Section 4.1 below (the "Closing Date") and subject to the performance of all conditions precedent contained in this Agreement, Purchaser agrees to purchase from Seller, and Seller agrees to sell and deliver possession to Purchaser, on the Closing Date, all of Seller's right, title, and interest in and to the Property, free and clear of all Encumbrances, except for the Permitted Encumbrances. If necessary, the exact legal description of the Property, in accordance with Section 5.1, shall be substituted for the legal description of the Property attached hereto as Exhibit B and attached to the Deed. Seller agrees that, if any portion of the total acreage of the Property cannot be used due to the existence of any Encumbrance, the legal description of the Property shall be adjusted, and additional unencumbered acreage added so that Purchaser will be able to use the Property for the Purchaser's Intended Use. 3. Purchase Price; Deposit; Prorations. 3.1. Purchase Price. The purchase price for all of Seller's right, title, and interest in and to the Property (the "Purchase Price") is Nine Hundred Fifty Thousand Dollars ($950,000). 3.2. Deposit. Within five (5) business days after the date of this Agreement, Purchaser shall deliver to Greater Illinois Title Company, 120 North LaSalle Street, Suite 900, Chicago, Illinois 60602, or its affiliate chosen by Purchaser, which shall act as the escrow agent for the Closing (the "Title Company"), an earnest money deposit, in the amount of Sixty Thousand Dollars ($60,000), to be held in an account and in accordance with the terms of this Agreement (the "Deposit"). Interest earned on the Deposit shall be considered part of the Deposit, if any. If Purchaser terminates this Agreement in accordance with this Agreement before that date which is five (5) business days following the date on which Purchaser satisfies the contingency set forth in Section 5.1.9 below, the Deposit shall be immediately returned to Purchaser. However, the Deposit shall become non-refundable five (5) business days following the date on which the contingency set forth in Section 5.1.9 below is satisfied except in the event of a Seller default in which event the Deposit shall be returned to Purchaser. If Purchaser purchases the Property, such Deposit shall be applied by Seller as a credit towards the Purchase Price or returned to Purchaser, as determined by Purchaser. If Purchaser fails to perform its obligations, or otherwise terminates this Agreement in violation of this Agreement, Seller shall be entitled to retain the Deposit and any accrued Extension Fees as its sole and exclusive damages under this Agreement. 3.3. Prorations. The balance of the Purchase Price, after application of any credits or prorations set forth in this Agreement and the application of the Deposit, shall be delivered by Purchaser in accordance with Section 4.3 of this Agreement, by certified or official bank check or wire transfer to the order of the Title Company, subject to the prior delivery in escrow of all instruments of transfer and conveyance in accordance with this Agreement. 4. Closine Date; ClosinLy Deliveries; Costs and Expenses. Purchase and Sale Agreement — 2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 1 of 17 dotloop signature verification: dI p, ij/Min K�,J I dt-, 4,1. Closing Date. Subject to the satisfaction of all terms and conditions of this Agreement, the closing under this Agreement shall take place as an escrow closing through the offices of the Title Company on a date that is within thirty (30) days after the expiration of the Inspection Period, as extended pursuant to this Agreement, as determined by Purchaser in its sole and absolute discretion, by providing notice to Seller. 4.2. Seller's Deliveries to Title Company. Subject to the conditions and obligations of this Agreement, Seller shall make the following deliveries to the Title Company or Purchaser, and perform the following acts, at least two (2) days prior to the Closing Date: 4.2.1. A duly executed special warranty deed, transferring to Purchaser any and all of Seller's right, title, and interest in and to the Property (the "Deed"), conveying fee simple, good and marketable title to the Property, free and clear of any and all Encumbrances, other than the Permitted Encumbrances applicable thereto, and containing any and all release of dower, courtesy and/or other marital rights, if applicable, as required by state law. 4.2.2. Closing statement (the "Closing Statement"), prepared by the Title Company, executed by Seller, conforming to the proration and other relevant provisions of this Agreement. 4.2.3. A certificate of Seller certifying the existence of all actions and approvals needed for the execution and delivery of this Agreement and the consummation of the transactions contemplated herein. 4.2.4. A bill of sale, assignment of leases and such other documents as are necessary to convey to Purchaser all of Seller's right, title and interest in and to the Property other than the real property, including, without limitation, the Tangible Personal Property, Reports, Leases and Licenses, free and clear of any and all Encumbrances, other than the Permitted Encumbrances applicable thereto. 4.2.5. An affidavit with respect to mechanics' liens certifying that there are no unpaid bills for services rendered or material furnished to the Property except for those caused by Purchaser, and an agreement indemnifying the Title Company and Purchaser against claims for such set -vices or materials except for those caused by Purchaser. 4.2.6. Any and all other documents and instruments incidental to the transactions contemplated by this Agreement and reasonably requested by Purchaser, any Governmental Authority, or Title Company, including but not limited to: (a) the standard affidavit required by the Title Company for the removal of the standard preprinted exceptions from the title insurance policies; and (b) a Certificate of Non -Foreign Status or other evidence satisfactory to Purchaser and the Title Company confirming that Purchaser is not required to withhold or pay to the Internal Revenue Service any part of the "amount realized" as such term is defined in the Internal Revenue Code of 1986, as amended, and the regulations promulgated pursuant thereto. 4.3. Purchaser's Deliveries to Title Company. Subject to the conditions and obligations of this Agreement, Purchaser shall make the following deliveries to the Title Company or Seller, and perform the following acts, at least two (2) days prior to the Closing Date, unless otherwise noted: 4.3.1. Closing Statement, executed by Purchaser. 43.2. Purchaser shall deliver the Purchase Price, as adjusted by this Agreement, to the Title Company, on or before the Closing Date. Purchase and Sale Agreement — 2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 2 of 17 dotloop signature verification: dI p,w,/2WN i <N/ I d I') 4.3.3. A certificate of the members Of Purchaser certifying copies of. (i) the formation documents of Purchaser; (ii) all requisite resolutions or actions of Purchaser approving the execution and delivery of this Agreement and the consummation of the transactions contemplated herein; and (iii) the signature of each authorized representative of Purchaser. 4.3.4. All other documents and instruments incidental to the transactions contemplated by this Agreement and reasonably requested by Seller or Title Company. 4.4. Costs and Expenses. Seller shall pay for the following expenses relative to this transaction: (i) its own attorneys' fees; and (ii) all costs and expenses of transferring the deed of conveyance not paid by Purchaser. Purchaser shall pay for the following expenses relative to this transaction: (i) the Title Company's closing and escrow fee; (ii) its own financing expenses, if any; (iii) its own attorneys' fees; (iv) all of the premium cost of an owner's policy of title insurance and endorsements; (v) costs and expense of the Survey; (vi) the cost of recording the deed; and (vii) the transfer stamp fee required to be paid to Mount Prospect, IL. 5. Inspection Period; Seller's Deliverables; Seller's Post -Closing Obligations. 5.1. Inspection Period. Purchaser, at Purchaser's sole cost and expense, shall have until 5 p.m. EST on July 1, 2022, or such other date as Mutually agreed upon by Seller and Purchaser (the "Inspection Period"), in which to conduct its due diligence review of the Property, testing, investigations and inspections of the physical aspects of the property, and otherwise to determine the desirability and utility of the Property for Purchaser's intended use, as determined by Purchaser, in Purchaser's sole and absolute discretion, including but not limited to the following: 5. 1. 1. Zoning and Permits. Purchaser shall have confirmed that the Property is zoned to permit the construction of multi -family residential housing units (the "Purchaser's Intended Use"). If the Property must be rezoned for Purchaser's Intended Use, Seller agrees to cooperate with Purchaser in the rezoning process. Purchaser, at its cost and expense, shall have obtained, upon terms and conditions satisfactory to Purchaser, all necessary permits, licenses, variances and approvals (collectively, the "Permits") pertaining to the building, occupancy, signs, utilities, curb cuts, driveways (including ingress and egress to and from public thoroughfares), zoning, use, environmental controls, and any other permits which, in the sole judgment of Purchaser, are necessary for Purchaser's Intended Use. Seller agrees to execute any applications or other documents and make such other appearances as reasonably requested by Purchaser in order to obtain the Permits. 5.1.2. Utilities. Purchaser shall have confirmed that all utilities, including telephone, storm sewer, sanitary sewer, water, gas and electric (collectively, the "Utilities") have been adequately extended within satisfactory easements or rights-of-way to a location on the perimeter of the Property at which Purchaser can tap into and receive service without the imposition of tap -in charges to Purchaser other than tap -in charges which are customarily and normally charged in the locality in which the Property is located. Such Utilities shall be available in a size and pressure appropriate for Purchaser's Intended Use. Seller shall grant, or cause to be granted to Purchaser all necessary utility easements. 5.1.3. Easements. Purchaser shall have obtained at or prior to Closing all other easements or licenses deemed necessary by Purchaser upon terms and conditions acceptable to Purchaser. Seller agrees to reasonably cooperate with Purchaser in obtaining any such easements or licenses. 5.1.4. Survey. Purchaser may obtain, at Purchaser's sole cost, a certified survey, bearing a legal description, made by a licensed surveyor, showing the area, dimensions and location of the Purchase and Sale Agreement — 2030 W. Algonquin Road, Mount Prospect, Cook COLHAY, Illinois 6005 Page 3 of 17 W C14 dotloop signature verification: dI p w,UMii Ki / I � It', Property to the nearest monuments, streets, alleys or property, the location of all improvements, utilities and encroachments, the location of all proposed and recorded easements against or appurtenant to the Property, and not disclosing any condition rendering the Property unusable, in Purchaser's sole judgment, for the intended purpose of Purchaser. The Property shall not be located in a flood plain and the survey shall confirm that the Property totals approximately 2.22 acres free of any easements or restrictions related to wetlands or waterways under the jurisdiction of the Army Corp. of Engineers, the State where the Property is located or any other governmental entity or agency. 5.1.5. Soil Tests. Purchaser shall obtain, at Purchaser's cost and expense, borings, percolation tests, toxic or hazardous substance tests and other tests (collectively, the "Soil Tests") showing that the Property is satisfactory, in Purchaser's sole judgment, for building foundations and the construction, operation and financing of the improvements which Purchaser may wish to make. Seller hereby grants to Purchaser, its agents or contractors, the right to enter upon the Property to make the Soil 'Pests and surveys; provided, however, that the tests and survey shall be conducted so as not to damage Seller's property. 5.1.6. Title Insurance. Purchaser shall have obtained a satisfactory Title Commitment in accordance with Section 6.1 of this Agreement. 5.1.7. Environmental Phase I and Related Testing. Put -chaser, at Purchaser's cost and expense, shall have obtained a current satisfactory all appropriate inquiries Phase I Environmental Audit of the Property and any other environmental testing which Purchaser deems reasonably necessary to evaluate potential environmental risks related to the :Property. 5,1.8. Financial Feasibility. Purchaser must have determined, in its sole and absolute discretion, that the purchase and development of the Property for Purchaser's Intended Use is financially feasible. 5.1.9. Receipt of LIHTC Allocation. The Property shall have received an allocation of Section 42 Low Income Housing 'Fax Credits and/or Historic 'Fax Credits, if applicable, from the appropriate agency in an amount deemed sufficient by Purchaser, in its sole discretion. 5.1.10. Financing. Purchaser shall have obtained a binding commitment for debt and equity financing in amounts and on terms satisfactory to Purchaser in its sole and absolute discretion to use the Property in accordance with Purchaser's Intended Use. This commitment shall be obtained by Purchaser on or before August 31, 2022. In the event that as of August 31, 2022, Purchaser has not (i) terminated this Agreement, (ii) provided a financing commitment, or (iii) asked for an extension beyond August 31, 2022 for this contingency, then this Agreement will be terminated and Seller will retain the Deposit as liquidated damages. 5.1.11. Intentionally Omitted. 5.1.12. Tertnination. If Purchaser determines in its sole and absolute discretion that the Property is not acceptable, Purchaser shall have the right for any reason or no reason either to: (a) terminate this Agreement by written notice to Seller on or before expiration of the Inspection Period, or any extensions thereof as mutually agreed upon by Seller and Purchaser and the Title Company shall immediately return the Deposit and any Extension Fee paid prior to termination to Purchaser and neither party shall have any further rights or obligations to the other under this Agreement, subject to the conditions set forth in Section 3.2 and Section 5.2; or (b) waive the requirements and/or contingencies regarding such due diligence review and proceed with this Agreement. Purchase and Sale Agreement — 2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 4 of 17 dot] oop signature verification: dI I j,wV;1W8ii Ki,, I I dv, 5.2. Extension of Inspection Period. Purchaser shall have the option to extend the Inspection Period for three (3) periods of ninety (90) days each provided Purchaser delivers to Seller a written notice of its exercise of the extension of the Inspection Period prior to the expiration of the Inspection Period, as extended, and deposits with the Title Insurance Company an extension fee in the amount of Forty -Five Thousand Dollars ($45,000) for each extension (each, an "Extension Fee"), which Extension Fee(s) shall become non-refundable but credited against the purchase Price at Closing except in the event of a Seller default in which event the Extension Fee(s) shall be refunded to Purchaser, or as provided in Section 6.1 and Section 12, in which event the Extension Fee(s) shall be refunded to Purchaser. 5.3. As a material inducement to Purchaser's execution hereof, Purchaser and Seller agree that it would be impracticable and extremely difficult to fix actual damages in case of Purchaser's default. Seller agrees that the amount of the Deposit and any Extension Fee paid prior to default or Purchaser's notice to Seller of its intent to default is a reasonable estimate of such damages, and that Seller shall retain the Deposit and any paid Extension Fee as liquidated damages, and its sole remedy against Purchaser. Furthermore, Seller agrees that the amount of the Deposit and any paid Extension Fee is a sufficient remedy for such Purchaser default, Seller shall no longer have any cause of action or claim against Purchaser in law or in equity, including specific performance, and Purchaser shall be fully released from any action of Seller arising out of Purchaser's alleged breach of this Agreement. The parties further agree that the Deposit and any paid Extension Fee is a reasonable sum considering all of the circumstances of the transactions contemplated by this Agreement. 5.4. Seller's Deliverables. Within seven (7) days after the date of this Agreement, Seller agrees to provide Purchaser with copies of any and all environmental reports, wetlands permits, geotechnical reports, concurrency documents, plans and specifications, plans, bids, covenants, construction contracts, aerial photographs, development agreements, warranties, leases and rent roll, topos, correspondence, utility locations and capacity documents, traffic studies, surveys, title work commitments or policies, surveys, soil tests or other inspection reports regarding the Property which are in Seller's possession and any and all reports or information in Seller's possession affecting the Property. Upon request by Purchaser, Seller shall within three (3) business days, shall deliver to Purchaser copies of any and all other due diligence items requested by Purchaser. 6. Title Commitment; Survey. 6.1. Title Commitment. Prior to thirty (30) days before the expiration of the Inspection Period as same may be extended, Purchaser may cause to be furnished to Purchaser, at Purchaser's costs and expense, a title insurance report and commitment for an ALTA Owner's Title Insurance Policy in a coverage amount equal to the amount of the Purchase Price, from the Title Company (the "Title Commitment"), in which the Title Company commits that upon delivery and recordation of the Deed and other documents provided for in this Agreement, the Title Company will issue, at its usual rate, an ALTA Owner's Title Insurance Policy, insuring access to the Property and such other endorsements as Purchaser may request (the "Title Policy"). Title to the Property shall be good and marketable in fee simple in the name of Seller, as determined in accordance with the standards of the state bar association where the Property is located and free and clear of all Encumbrances other than Permitted Encumbrances. If the Title Commitment or the exceptions show that title is unmarketable, then Purchaser shall notify Seller of Purchaser's objections prior to the expiration of the Inspection Period. Seller shall undertake, with due diligence, to have the defects identified by Purchaser eliminated. If Seller is unable or unwilling to eliminate defects identified by Purchaser within fifteen (15) days, Seller shall notify Purchaser in writing, and Purchaser shall have the option, within fifteen (15) days of the written notice by Seller, to be exercised in Purchaser's sole discretion, to: (i) proceed with Closing of this transaction subject to such title defects; or (ii) terminate this Agreement, in which event the Title Company shall return to Purchaser the Deposit and any Extension Fee(s). Notwithstanding the foregoing, Purchaser shall have the right to Purchase and Sale Agreement — 2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 5 of 17 00 C14 dot] oop signature verification: dI p uUVMi i KN7 1-th, object to any new title exceptions which are identified between the date of the Title Commitment and the Closing Date. 6.2. Survey. Prior to thirty (30) days before the expiration of the Inspection Period as same may be extended, Purchaser may cause to be delivered to Purchaser, a survey of the Property, at Purchaser's cost and expense (the "Survey"). Representations by Seller. As of the date of this Agreement and as of the Closing Date: 7.1. Title to Property. Seller represents that Seller has good, marketable and indefeasible fee simple title to the Property, free and clear of all Encumbrances of any nature except Permitted Encumbrances. The Property constitutes all of the Property necessary and sufficient to conduct the operations of the Property in accordance with Seller's past practices. On the Closing Date the Property shall be unoccupied and free of any lease or other right of possession or claim of right of possession by any person or entity other than Purchaser. No easements or other encumbrances affect the Property which would interfere, prevent or frustrate the use of the Property for Purchaser's Intended Use. 7.2. Authority and Organization. Seller represents that it has all requisite power and authority to carry on its business as it is presently being conducted. Seller represents that Seller has obtained or will obtain all necessary approvals to authorize the transaction and consummate the transfer of the Property as herein contemplated. 7.3. Enforceability. Seller represents that this Agreement has been duly authorized and approved by Seller, has been duly and validly executed and delivered by Seller and is a valid and legally binding agreement of Seller, enforceable against Seller in accordance with its terms, except to the extent that such enforcement may be limited by bankruptcy, insolvency, reorganization, moratorium or other laws relative to or affecting the rights and remedies of creditors generally and by general principles of equity (regardless of whether in equity or at law). The execution and delivery of this Agreement have been duly authorized and validly executed and delivered by Seller, and will not: (i) constitute or result in the breach of or default Linder any oral or written agreement to which Seller is a party or which affects the Property; (ii) constitute or result in a violation of any order, decree or injunction with respect to which Seller and/or the Property is bound; (iii) cause or entitle any party to have a right to accelerate or declare a default tinder any oral or written agreement to which Seller is a party or which affects the Property; and or (iv) violate any provision of any municipal, state or federal law, statutory or otherwise, to which Seller or the Property may be subject. 7.4. Transfer of Property; Compliance with Laws. Seller represents that on the Closing Date, Seller will transfer the Property and possession of the Property to Purchaser. Seller represents to her knowledge that the Property is in good standing and in compliance with all applicable covenants, conditions, restrictions, easements, laws, regulations, rules affecting the Property and for which the Property is subject. Seller represents that neither Seller nor the Property has received any notice of and there exist no known proceedings or investigations by any Governmental Authority against or affecting the Property. 7.5. Continued Compliance with Laws. The continued compliance with all legal requirements relating to the Property is not dependent on facilities located at any other property; and compliance by any other property with any legal requirements applicable to the other property is not dependent on the Property. 7.6. Property Rights. Other than Seller's lawn maintenance contract that will be terminated at Closing, Seller represents that other than this Agreement, there are no outstanding options, contracts, Purchase and Sale Agreement — 2040 W Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 6 of 17 dot] oop signature verification: d 1 0,,/ ( dftl, commitments, warranties, pledges, agreements or other rights of any character entitling any Person to acquire any or all of the Property. Further, all service and maintenance contracts with respect to the Property will, unless Purchaser notifies Seller in writing during the Inspection Period that Purchaser intends to assume the same, be terminated by Seller, at Seller's cost, at Closing. 7.7. Litigation. There is no pending or threatened litigation, arbitration, administrative action or examination, claim, or demand whatsoever relating to the Property. No attachments, execution proceedings, liens, assignments or insolvency proceedings are pending or threatened against Seller or the Property or contemplated by Seller. Seller is not contemplating the institution of insolvency proceedings. 7.8. Eminent Domain. Seller has no knowledge of any pending or contemplated eminent domain, condemnation, or other governmental or quasi -governmental taking of any part or all of the Property, including, but not limited to, any action that would compromise access to the Property due to changes in public roads or impact the availability of utilities to the Property. Seller has no knowledge of any pending moratorium or other action which would impact construction on the Property. 7.9. Assessments/Tax Appeals. Seller has not been notified of any possible future improvements by any public authority, any part of the cost of which might be assessed against any part of the Property. Seller has not appealed the Current tax valuation of the Property and has no knowledge of any existing or potential changes in the tax value of the Property. 7.10. Environmental. To the best of Seller's knowledge, Seller: (i) has not used the Property for the storage, treatment, generation, production or disposal of any toxic or hazardous waste, material or substance nor does Seller have knowledge of such use by others; (ii) has not caused or permitted and has no knowledge of the release of any toxic or hazardous waste, material or substance on or off site of the Property; (iii) has not received any notice from any governmental authority or other agency concerning the removal of any toxic or hazardous waste, material or substance from the Property; and (iv) has disclosed to Purchaser the location of all underground storage tanks on the Property, if any. No event has occurred with respect to the Property which would constitute a violation of any applicable environmental law, ordinance or regulation. 7.11. Zoning. The Property is zoned RX 8. Representations by Purcliaser. As of the date of this Agreement and as of the Closing Date: 8.1. Authority and Organization. purchaser represents that it is a Georgia limited liability company, duly organized, validly existing, and in good standing under the laws of the State of Georgia, and has all requisite power and authority to carry out the transactions contemplated by this Agreement and has obtained all necessary approvals to authorize the transaction and consummate the transfer of the Property as herein contemplated. 8.2. Enforceability. This Agreement has been duly authorized and approved by Purchaser, has been duly and validly executed and delivered by Purchaser and is a valid and legally binding agreement of Purchaser, enforceable against Purchaser in accordance with its terms, except to the extent that such enforcement may be limited by bankruptcy, insolvency, reorganization, moratorium or other laws relative to or affecting the rights and remedies of creditors genet -ally and by general principles of equity (regardless of whether in equity or at law). 8.3. No Conflict. The execution, delivery and performance of this Agreement by Purchaser will not breach any statute or regulation of any Governmental Authority, and will not conflict with or Purchase and Sale Agreement —2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 7 of 17 dotloop signature verification: ck I p u,,//W8n 10,,/ 1 dt5 result in a breach of or default under any of the terms, conditions or provisions of any order, writ, injunction, decree, agreement or instrument to which Purchaser is a party. 9. Covenants of Seller. Prior to the termination of this Agreement or the Closing Date, Seller covenants and agrees that: 91. Except Linder the terms and conditions of Section 33 of this Agreement, Seller shall not enter into any contract or agreement for the sale, lease, transfer, mortgage, easement, lien, encumbrance, hypothecate, pledge, encumber or assign any of the Property or Seller's interest in the Property or the interest in Seller. 9.2. Seller shall promptly notify Purchaser of any event, condition or circumstance occurring from the date hereof to the Closing Date that would constitute a violation or breach of this Agreement by Seller. 9.3. Seller may, solely in connection with and as a necessary step in permitting the contemplated transaction to qualify as an Internal Revenue Code Section 1031, Like -Kind Exchange, restructure the manner in which the Property is field, provided, however, such restructuring shall not occur without the prior written approval of Purchaser. 9.4. Except under the terms and conditions of Section 33 of this Agreement, Seller shall not enter into any contracts or other commitments regarding the Property, either with any Governmental Authority (including, but not limited to, zoning changes, site plan approvals, density shifts, or platting or replatting) or with any private person or party, without having first obtained the prior written consent of Purchaser thereto in each instance. 10. Indemnification. Each party to this Agreement shall indemnify and hold harmless and shall reimburse the other party to this Agreement and its respective officers, members, agents, and employees, for, any loss, liability, claim, damage, expense (including but not limited to, costs of investigation and defense and attorneys' fees), whether or not involving a third party claim, arising from or in connection with: (a) any material inaccuracy in any of the representations and warranties in this Agreement; or (b) any failure to perform or comply with any Agreement to be performed or complied with by it in this Agreement. IL Remedies. 11.1. If Seller should fail to perform in accordance with this Agreement, or otherwise breach any of the terms, covenants, agreements, representations or warranties contained in this Agreement, then: (i) Purchaser may terminate this Agreement and upon such termination, the parties hereto shall be released from any and all obligations arising hereunder or as a result of their course of dealings and the Deposit and any Extension Fee(s) shall be immediately delivered to Put -chaser; (ii) Seller agrees to reimburse Purchaser for all actual expenses and costs of Purchaser in connection with its due diligence regarding this Agreement and the purchase of the Property; and (iii) Purchaser may pursue any and all remedies available to Purchaser under law or equity, including the right of specific performance of the obligations of Seller hereunder. To the extent that Purchaser files a lawsuit to enforce its remedies under this Agreement, Seller shall have the right to countersue to enforce its remedies under this Agreement. 11.2. If Purchaser should fail to perforin in accordance with this Agreement, or otherwise breach any of the terms, covenants or agreements contained in this Agreement, then Seller may terminate this Agreement and upon such termination, the parties hereto shall be released from any and all obligations arising hereunder or as a result of their course of dealings and the Deposit and any Extension Purchase and Sale Agreement — 2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 8 of 17 T— M dot loop sign attire verifliation: d I p,wsliWoRin Fee paid prior to breach shall be immediately delivered to Seller, such sum being agreed upon as the sole damages for the failure of Purchaser to perform the duties, liabilities and obligations imposed on it by the terms and provisions of this Agreement. Seller agrees to accept and take the Deposit and paid Extension Fee as its total damages and relief as Seller's sole remedy hereunder. 12. Condemnation; Destruction. If, prior to the Closing Date, all or any significant portion of the Property is taken by eminent domain (or is the subject of a pending of- contemplated taking which has not been consummated) or if a material part of the Property, including any means of ingress thereto or egress therefrom is damaged or destroyed by fire or other casualty prior to the Closing Date, Seller shall notify Purchaser of that fact, and Purchaser shall have the option to terminate this Agreement upon notice to Seller and not later than ten (10) days after receipt of Seller's notice; in which case, all obligations of Seller and Purchaser hereunder will be extinguished and the Deposit and any Extension Fee(s) shall be immediately delivered to purchaser. 13. Assi[Ininent. Purchaser may assign its interest or rights or obligations in this Agreement to an affiliated entity of Purchaser, without the consent of Seller. Purchaser must obtain the consent of Seller to assign Purchaser's interest or rights or obligations in this Agreement to any individual or entity which is not an affiliated entity of Purchaser. 14. Notices. Either party may change its address by notice to the other party. Any notice provided of - permitted to be given under this Agreement must be in writing and may be served: (i) by depositing the same in the United States mail or with a reputable nationwide delivery service, addressed to the party to be notified, postage prepaid, and overnight, registered or certified with return receipt requested; or (ii) by delivering by a national courier service. Notice given in accordance with (i) above shall be effective three (3) days after mailed. Notice given in accordance with (ii) above shall be effective upon delivery by the national courier at the address of the addressee. Notwithstanding the foregoing, notice pursuant to Section 5.1.12 may be provided to Seller and its representative via email. For purposes of notice, the addresses of the parties shall be as follows: Seller: Cirila Emotin, as Trustee of Consolidated Properties Trust 201 Everglade Drive, Madison, Wisconsin 53717 Attention: Telephone: Email: with a copy to: Farrell, Tracy & Farrell 10610 S. Cicero Avenue Oak Lawn, Illinois 60453 Attention: John N. Farrell Telephone: 798.499.0998 Email: Purchaser: MVA1-I Holding LLC 9 100 Centre Pointe Drive, Suite 210 West Chester, 01-145069 Attention: Brian McGeady Telephone: (513) 964-1141 Email: Briau.McGeady,i �rnvahpLiL 11i . _ Purchase and Sale Agreement— 2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 9 of 17 dotloop signature verification: w I/VMi i Kl,,/ I dt I, with a copy to: Strauss Troy Co., LPA 50 E. Rivercenter Blvd., Suite 1400 Covington, Kentucky 41011 Attention: Pete A. Smith, Esq. Telephone: (513) 768-9734 Email: pi!sLi LitlICa) ,,strauss �L L�o__ycn_ _I 15. Entire A14reenient and Amendments. This Agreement, together with the schedules and exhibits hereto, each of which is deemed to be a part hereof, contains the entire understanding between the parties hereto concerning the subject matter hereof and it is understood and agreed that all negotiations and agreements heretofore had between the parties are merged herein. 16. Amendment; Waiver. This Agreement may be amended, modified or supplemented only by an agreement in writing signed by all parties hereto. The parties agree that there are no oral agreements, understandings, representations or warranties that are not expressly set forth herein. Neither the failure nor any delay on the part of any party hereto in exercising any right, power or remedy hereunder shall operate as a waiver thereof, or of any other right, power or remedy; nor shall any single or partial exercise of any right, power or remedy preclude any further or other exercise thereof, or the exercise of any right, power or remedy. Except as expressly provided herein, no waiver of any of the provisions of this Agreement shall be valid unless it is in writing and signed by the party against whom it is sought to be enforced. 17. Successors and Assigns. The agreements and representations herein shall inure to the benefit of and shall be binding upon the heirs, executors, administrators, successors, and assigns of the respective pat -ties. 18. Time of Essence. Time is of the essence of all provisions of this Agreement. 19. Governing Law. This Agreement shall be governed by and construed in accordance with the laws of the State where the Property is located, without regard to conflicts of laws principles of that state. In the event of the bringing of any action or suit by either party against the other arising out of this Agreement, the party in whose favor final judgment shall be entered shall be entitled to recover from the other party all costs and expenses of suit, including reasonable attorney's fees. 20. Counterparts; Facsimile. This Agreement may be executed in any number of counterparts, each of which when so executed and delivered, shall constitute an original, but all of which together shall constitute but one instrument. Signatures transmitted by facsimile shall have the same effect as original signatures. 21. Severability. This Agreement is intended to be performed in accordance with, and only to the extent permitted by, all applicable laws, ordinances, rules and regulations. If any provision of this Agreement or the application thereof to any person or circumstance shall, for any reason and to any extent, be invalid or unenforceable, but the extent of such invalidity or Unenforceability does not destroy the basis of the bargain among the parties as expressed herein, the remainder of this Agreement and the application of such provision to other persons or circumstances shall not be affected thereby, but rather shall be enforced to the greatest extent permitted by law. 22. Captions and Headings. The captions and headings of this Agreement are for convenience of reference only and shall not define or limit any of the terms or provisions hereof. Purchase and Sale Agreement -2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 10 of 17 dotloop signature verification: c It I I m .OVVMt MO [ (11 1, 23. Multiple Sellers. If two or more persons constitute this Agreement each as a seller, the word "Seller" shall be construed as if it reads "Sellers" throughout this Agreement. 24. Acceptance. In the event this Agreement is not signed simultaneously by Purchaser and Seller, it shall be considered to be an offer made by the party first executing it. 25. Interpretation, No Presumption; Survival. This Agreement has undergone drafts with the negotiated suggestions of all parties and therefore no presumption shall arise favoring any party by virtue of the authorship of this Agreement or any of its provisions. The parties hereto have been advised by their respective legal counsel regarding the form and substance of the provisions contained herein. The use of the word "including" in this Agreement means including, without limitation, the items following. All of the representations, warranties and covenants made in this Agreement shall survive the Closing. 26. Date of Performance. If the date for performance of any act under this Agreement falls on a Saturday, Sunday or federal holiday, the date for such performance shall automatically be extended to the first succeeding business day that is not a Saturday, Sunday or federal holiday. 27. Pre-ClosinjZ Marketinjz. Seller acknowledges that Purchaser will be applying for an award of Section 42 Low Income Housing Tax Credits, Senior Independent Living Tax Credits and/or Historic Tax Credits (the "Credits") to assist Purchaser in its purchase and/or operation of the Property. At such time as Purchaser may be awarded such Credits, Seller agrees that Purchaser may begin to promote and market the property by reasonable means that do not unduly interfere with the Seller's operation or ownership of the property, including the placement of signage upon the Property and the open marketing of the Property for Purchaser's Intended Use. 28. Apportionments. Adjustments to the Purchase Price paid hereunder shall be made between Seller and Purchaser and shall be prorated as applicable upon the Closing Date. For purposes of all prorations provided for herein, Seller shall be responsible for all days prior to the Closing Date and Purchaser shall be responsible for the Closing Date and all days on or after the Closing Date. All prorations shall be made on a 365 -day calendar year basis and the actual number of days in the month of the Closing Date. 28.1. All income and expense, including but not limited to applicable prepaid expenses, rents, cash adjustments, and accrued liabilities, attributable to the ownership of the Property, measured and prorated between Seller and Purchaser on an accrual basis until the Closing Date will be for the account of the Seller and on or after the Closing Date are for the account of the Purchaser. 28.2. Seller shall pay or credit against the Purchase Price all unpaid real estate taxes, including penalties and interest, for all tax years preceding the Closing Date, and shall credit a portion of such taxes for the tax year in which the Closing is held, prorated through the Closing Date. The proration of such taxes shall be based on a 365 -day year and on the most recently available rate and valuation and the amount so computed and adjusted shall be final. Seller shall pay any special assessments which: (a) are a lien on the Property on the Closing Date, whether such assessments are past due, then due or thereafter to become due; or (b) are not a lien but are then known and will be payable in whole or in part after the Closing Date. 28.3. Seller is responsible for the payment of any and all agricultural tax recoupment charges and/or deferred real estate taxes for the Property. 29. Brokers. Except for Michael Galvan, Coldwell Banker Realty (the "Seller's Broker") and Wyllys Mann, MVAH Development LLC (the "Purchaser's Broker"), the parties acknowledge that no real estate Purchase and Sale Agreement -2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 11 of 17 dot] oop signature verification: �h I pm,RW& 6 I I (W� agent, broker or company has been used in this transaction by either party and no party has taken any actions which would give rise to a claim for any commission. Put -chaser and Seller each covenant and agree to defend, indemnify and save the other harmless from any actions, damages, fees, real estate commissions, costs and/or expenses (including reasonable attorneys' fees) resulting from or claimed to be due on account of the purchase and sale of the Property due to the acts of the other party, except for claims arising from the Seller's Broker or the Purchaser's Broker. These reciprocal indemnities shall include the costs of discharging any lien and the cost of defending any litigation, including reasonable attorney's fees (the party to be indemnified shall have the right to choose its own counsel). 30. Operations Pendinji Closing. Seller, at its expense, shall use reasonable efforts to maintain the Property until the Closing or sooner termination of this Agreement, substantially in its present condition and pursuant to Seller's normal course of business (such as maintenance obligations but not including extraordinary capital expenditures or expenditures not incurred in such normal course of business), subject to ordinary wear and tear, damage by fire or other casualty and condemnation. 31. Environmental Review. Notwithstanding any other provision of this Agreement, Purchaser shall have no obligation to purchase the Property, and no transfer of title to the Purchaser may occur, unless and until Illinois Housing Development Authority has provided Purchaser and/or Seller with a written notification that: I. It has completed a federally required environmental review and its request for release of federal funds has been approved and, subject to any other contingencies in this Agreement, a) The purchase may proceed, or b) The purchase may proceed only if certain conditions to address issues in the environmental review shall be satisfied before or after the purchase of the Property; or 2. It has determined that the purchase is exempt from federal environmental review and a request for release of funds is not required. Illinois Housing Development Authority shall use its best efforts to conclude the environmental review of the Property expeditiously. Notwithstanding the foregoing, nothing in this Paragraph 32 shall modify Seller's right to payment of the Deposit and Extension Fees as set forth in Paragraphs 3.2 and 5.2 herein. 32. Voluntary Acquisition. Purchaser is interested in acquiring property for a proposed project which may receive funding assistance from the U.S. Department of Housing and Urban Development (HUD). Purchaser does not have authority to acquire property by eminent domain. In the event Purchaser and Seller cannot reach an amicable agreement for the purchase of Property, Purchaser will not pursue this proposed acquisition. Purchaser believes that the Purchase Price set forth in Section 3.1 represents the current market value of Property. In accordance with the Uniform Relocation Assistance and Real Property Acquisition Policies Act (URA), owner -occupants who move as a result of a voluntary acquisition are not eligible for relocation assistance. Tenant -occupants displaced as a result of a voluntary acquisition may be entitled to URA relocation assistance and must be so informed per 49 CFR 24.2(a)(15)(iv) — Initiations of negotiations, and 49 CFR 24 Appendix A - 24.2(a)(15)(iv). Notwithstanding the foregoing, nothing in this Paragraph 32 shall modify Seller's right to payment of the Deposit and Extension Fees as set forth in Paragraphs 3.2 and 5.2 herein. 33. Right to Continue Marketing; Backup Offers. Seller shall have the right to continue to market the Property to any prospective purchaser (a "Backup Purchaser"). Seller's right to continue marketing the Property terminates on February 11, 2022 (the "Marketing Termination Date"). After the Marketing Termination Date, Seller shall not in any way actively market the Property for sale. Notwithstanding the foregoing, at any time during this Agreement, Seller is entitled to accept backup offers on the Property. Any accepted backup offer shall be fully contingent on termination of this Agreement, and the Backup Purchaser shall not have any contractual rights with respect to the Property Purchase and Sale Agreement— 2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 12 of 17 dotloop signature verification: (R I I),(, ;/7VV8i i I0 ,/ I �M, unless and until this Agreement is terminated. Furthermore, Seller agrees that the Backup Purchaser under any backup offer shall not have the right to complete due diligence activities that involve Backup Purchaser or its agents, employees, or representatives, entering the Property without the express written consent of Purchaser. [Signatures on the Next Page.] Purchase and Sale Agreement -2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 13 of 17 co dotloop sIgnature verificatlon: (ffip w,1YVV8n- I IIR1, Purchase and Sale Agreement Signature Page IN WITNESS WHEREOF, Seller and Purchaser have executed this Purchase and Sale Agreement as of the date listed above. Seller: Cirila Emotin, as Trustee of Consolidated Properties Trust dodoop wrffi�d 12/14/214:18 PM CST By: RENT-KLRR-DHOO-MCD, Print Name: Cirfla. Ernotin Title: Trustee -------- - ----- Purchaser: MVAH Holding LLC, a Georgia limited liability company By: Print Name: Brian McGee5l/ Its: Authorized Signer [End ofSignalures] Purchase and Sale Agreement -2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 14 of 17 ti dotloop sIgnature veriflcad on: (R I I ,.w,/ZMi -f,: I s7 1, d f I, Purchase and Sale A14reement Exhibit A Definitions For the purposes of this Agreement, the following terms shall have the following meanings: "Appurtenances" mean all rights, privileges, easements, hereditaments, tenements and rights-of-way appurtenant to, or used in connection with, the beneficial use and enjoyment of the Property, including, without limitation, all fight, title and interest, if any, of Seller in and to all water rights, open or proposed highways, streets, roads, roadways, avenues, alleys, sidewalks, easements, strips, gores or rights-of-way, ingress and egress, in, on, across, under, in front of, Contiguous to, adjacent to, abutting, adjoining or otherwise benefiting the Property, both public and private. "Property 'means that certain 2.22 acres of real property, net of any wetlands or waterways, located at 2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 60056, known as parcel no. 08-15-400-047-0000, and more particularly described in Exhibit B, together with all Improvements, Appurtenances, together with all of Seller's right, title and interest in and to the following: (i) the Tangible Personal Property; (ii) any and all signage, identifying names and all marketing materials of or associated with the real property; (iii) any and all Licenses; (iv) any and all Records; (v) goodwill, trademarks, trade names, service marks, telephone and facsimile numbers regarding the foregoing real property; (vi) all such other tangible or intangible property used or useful in the ownership of the Property; and (vii) any and all contracts, agreements, and other arrangements relating to the ownership of the foregoing real property, including any existing lease and any and all service contracts relating to third party service providers of the foregoing real property, as determined by Purchaser during the Inspection Period. "Encumbrance" means any lien, pledge, mortgage, charge, deed of trust, security interest, claim, lease, charge, option, right of first refusal, easement, servitude, encroachment or other survey defect, transfer restriction, easements and restrictions related to wetlands and waterways, or other encumbrance of any nature whatsoever. "Governmental Authority" or "Governmental Authorities" mean any government or political subdivision thereof, whether federal, state, local or foreign, or any agency or instrumentality of any such government or political subdivision, or any court or arbitration body, having authority over the Property. "Improvements" mean all improvements, buildings, Structures and fixtures currently located on the Property or to be located on the Property as of the Closing Date, excluding any fixtures owned by tenants, including, without limitation, all heating and air conditioning systems, parking facilities and services, refrigeration, ventilation or other utilities, facilities or services located on the Property or owned by Seller and used in connection with the Property. "Leases" mean each and every lease of space at the Property and any amendments thereto (a) in full force and effect as of the Effective Date and/or (b) executed by Seller after the Effective Date in compliance with the terms and provisions of this Agreement. "Licenses" mean all of the following owned by Seller, any and all licenses, permits, certificates, consents, registrations, certifications, approvals, operating rights, service contracts, intellectual property, waivers and other authorizations, whether issued or granted by any Governmental Authority or by any other Person, with respect to the property. Purchase and Sale Agreement— 2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 15 of 17 00 M dotloop signature verification: dt I I rw,17V,(8i[ Ki,,/- I dL5 "Permitted Encumbrance" means: (a) any mortgage or related security documents on the Property to be released on or before the Closing Date; (b) easements and restrictions of record which do not interfere in any material respect with the ownership of the Property for Purchaser's Intended Use; (c) liens for real property taxes not yet due and payable; and (d) other exceptions approved in writing by Purchaser. "Person" means any individual, corporation, partnership, limited liability company, firm, joint venture, association, joint-stock company, trust, unincorporated organization, or other organization, whether or not a legal entity, and any Governmental Authority. "Records" mean any and all books, lists, leases, documents, manuals, marketing information, databases, and specifications, architectural renderings, warranties, blueprints, floor plans, mylars, forms and records used in connection with the Property and/or any Improvements on the Property. "Tangible Personal Property" means all furnishings, fixtures, furniture, artwork, apparatus, appliances, tools, machinery, accessories, equipment, and other tangible personal property of any type or description owned by Seller and used or held for use in connection with the ownership of the Property, if any. Purchase and Sale Agreement — 2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 16 of] 7 dotloop signature verification: ddp.(j,/-ZVM, i Q / 1 (1(1, Purchase and Sale Agreement Exhibit B Legal Description of the Property 'I CO )YO k 11, A I 14 I, IN k IIA,I. J i "I, 04�"' ""d A,P";ll 11"'11H uF IIA k A, 0, i, t) if I , A N,, I ", I H Y' A, i f j i p i Purchase and Sale Agreement — 2040 W. Algonquin Road, Mount Prospect, Cook County, Illinois 6005 Page 17 of 17 Legal Description THE EAST 107.15 FEET OF THE WEST 692.40 FEET (MEASURED ALONG A LINE PARELLEL WITH THE NORTH LINE) OF THAT PART LYING SOUTH OF THE NORTH 388.70 FEET OF LOT 2 IN EDWARDS BUSSEE'S DIVISON OF PART OF THE SOUTHEAST % SECTION 15 AND PART OF THE NORTHEAST % OF SECTION 22, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THRID PRINCIPAL MERIDIAN, (EXCEPT FROM THE AFORESAID TRACT OF LAND THE NORTH 315.00 FEET THEROF), IN COOK COUNTY, ILLINOIS 40 REAL ESTATE TRANSFER TAX 04•Mar-2020 COUNTY: 0.00 ILLINOIS: 0.00 TOTAL: 0.00 08-ISAOD-047-0000 202002019267755 I 0-2Ai -989-ar36 PREPARED BY/ RETURN TO: Nathan Neff Neff Law Group PC 414 N. Orleans, Suite 210 Chicago, IL 60654 Quit Claim Deed 11,1111,ti f I � ti 11gj # �; i1� idl 0 64152 _a -,I, � RHSP FEE:S5.98 RPR' FEE: s1.89 EDPARD N, l7DADy COOK COUNTY RECORDER OF DEEDS DATE_ $3184!2828 12:29 PM PG: 1 OF 2 THE GRANTORS, MICHAEL PELFRESNE, DONALD PELFRESNE AND CHARLES PELFRESNE, lobose address is for and in consideration of Ten and 00/100 Dollars ($10.00) in hand paid, CONVEYS and QUIT CLAIMS to Cirila Emotin, as Trustee of Consolidated Properties Trust, who address is 201 Everglade, Madison Wisconsin, all interest in the following described Real Estate situated in the County of Cook in the State of Illinois, to reit: THE EAST 107.15 FEET OF THE NVEST 692.40 FEET (MEASURED ALONG A LNE PARALLEL WITH THE NORTH LINE) OF THAT PART LYING SOUTI- OF THE NORTH 388.70 FEET OF LOT 2 IN EDWARD BUSSEE'S DIVISION OF PART OF THE SOUTHEAST '1 SECTION 15 AND PART OF THE NORTHEAST '/ OF SECTION 22, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, (EXCEPT FROM AFORESAID TRACT OF LAND THE NORTH 315.00 FEET THEREOF), N COOK COUNTY, ILLINOIS. Commonly known as 2040 W. Algonquin Road, Mt. Prospect, Illinois PIN: 08-15-400-047-0000 Grantors release and waive all rights under and by virtue of the Homestead Exemption Laws of the State of Illinois_ TO HAVE AND TO HOLD said premises individually. Exempt under provisions of Paragraph e, Section 31-45, .Property Tax Code. IN WITNESS WHEREOF, this instrument was executed, signed and delivered on this the 1`�;7day ofd r, 4' 9:. •,t� .,_w�G`:�=a�µ.y. «raei'"�....^. ;f::�-'"i .fir'-, ti.,. This instrument was acknow OFFICIAL SEAL LAURA L BELMONTE NOTARY PUBLIC - STATE OF ILLINOIS MY COMMISSION EXPIRES:03109/23 before me on this //7� day of �lvot r rur>I>� r Printed Name My commission expires: 7Cv� iu n .LG•. (�' 0C1 10 OVA 41 I- 1 Commonly known as 2040 W! Algonquin Mid, Mt. Prospect, Illinois PIN. 08-15400-047-000 : € 1 GRANTOWGRANTE� AFFIDAVIT! STATEMENT BY GRAN 1, As t2E][RED B1' § u.Cs &3-50,20 (from Ch. 34, 34 GRANTOR SE TION "Grantor'.used herein is befiried below The RANT R or her/his j �-- �_ agent, affi s thati, to the b I st of her/his [mowiedge, the nary on the deed or assignment of benefici 1 interest (ABI) in' a land trust is either a natural pE corporation or foreign corporation autf6rizedlodo business or acquire and hold title to r: partnership authorized to do business or,acgpire and hold tide to real estate in Iffinois or as a person and authorized to do busTess or, acquire a 1 d hold title to real estate under tJ t DATED: , 20 SIGtATURE GRANTOR NQLTARY SECTION: Thebe segtoir is to be catnpieied by the NOTARYwha withesses.f Subscribed and sworn to befo me Name of Notary Public: v, L� : e By the said (Name of Gmntory le ? c S On this date a€', 20. NOTARY SIGNATURE: --- GRANTEE SECTIQN The GRANTEE or herlhis agent affirms and verifies t of beneficial interest (ABI) in a land t is either a n< authorized to do business or acquire a d hold'':iitle to acquire and hold title to real estate in. II Inois of other , acquire and hold title to real estate undPrthe laws of, DATED:. —7 jel 1.20 GRANTEE NOTARY sECTI N. The below sermonis to be Subscribed and sworn to beforerne, Nrame of N, By the said (Name of Grantee), On this date of. 1 , 20; V NOTARYSIGNATURE: ..' 1 E Q w Pursuant to Section 85 ILLS gQA statement concerning th i0entity of a for the FIRST OF SE, and of a (Attach to D orABl to be provisions of re Illinois R, "Grantor" herein means D. PELFRE11 NE, AS. TRU KNOWN AS TRUST NUMBER 483 1. AND GRANTEE of the GRANTEE shown ;on, an Illinois I estate in Illinois, a zother entity recognized . laws ofthe State of Illinois. GRANTOR orAGENT GRANTOR D. PELFRESNE ie GRANTOR sFgnatiae. 1 Fi A't- S 1 KEE t E � 1 n c "7� GF 1` ! ! vOis V'�1�'s n -i he name of thy, GRANTEE shown on the deed or assignment it person, an Illinois corporationorforeign corporation estate in lllinoi, a partnership au sthorized to do business or y recognized as a person: and adthorized to do business or sate of llfinois. SIGMATURE: ►lstei by the NOTARY whp wt e; Public: { GRANTEE orAGENT t the GRANTEEstgnaU, 'M l af i l� A 7st A TIMM Public Wisconsin S _LABILITY NOTICE I ., Any person who knawingl submits a false shall be guilty of a E C MISDEAL=AIV , M- 1S E EANOf - _for subseguent offenses_ in Cook County, Illinois if ex6mpt under f UNDER TRUST AGREEMENT I rev. on 10,17.2016 TED APRIL 8, 1997 AND 42 1?/15121, 5-A PM Cook County Treaswrier - Property Tax Payment pq-111 III Illiq III I I zncr r�� Payment may 1pe withdrawn from your account as soon as tomorrow or the next banking business day, It is important that you have money in your Wrik account to cover this payment. Thank you for using the Cook County Treasurer Property Tax electronic payment system, Please keep a record of your Confirmation Nwrl or iiirirlt this page for your records, Coofirmation Nurriblot,., cc"rPTXO04998S25 2 Dec -,15-2021 05:40.33 PM . . .. ..... Your Payment Detail An:'ilourW $9,296w 1,4 B i I lYt Pr' 2020 Propr',M/ fridox Nurnbef (Pfhj)S 08-15-400-047-0000 V(31UMW 049 Pr(,,)pko1y 2040 W AL,GONQU1N RD MOUNT'PROSPEc r, xi.. 60056-0000 Imiling A(ldni 201, EVERGLADE DR MADISON, WE SM7-1113 0010ftO ()UW$9,296.14 ray, jypo0 h -')X Mllr� 2020 Your Account Detail [Unk Routing Nurrlbori 081518045 nu.-'ir* A(x-,(,)unt Nuinbcjf XXXXXXXXXXXXX7668 (�'Ionk Accownt TypoN Checking bank Aca")ont Cotor olii Business Z11,111111 I'll, 11;11 1 0-nialll Addri cirilace@griiall.com Please keep a record of your Confirmation Number, or p_rjrLt this page for your records, T I https:tlwvvw,ppyconnexion,cprnlpr,PnWoh1publiclpaymenVconfirmPayment-input-ar,tion 1/143 LOCATION MAP SURVEYOR'S NOTES P ARE ET ANP ..'EENN ENOL¢ FEANINFI uFnsua IN. ENTREss1M(FIR 1c ', 11E 1E 11 Fl 1EEN IL .10.1-11 AN PLAT OF SURVEY LEGAL DESCRIPTION rvEEITa p(F N.°o(�(`EIT FI 1, 0 0E 1 RE 0106 ONE 1E TIE N66T. 11A El 0F�1T L 1 FllF F T�E�1 199"I �L�o( p'%FIT OF LOU P " _ 1E a m ao 0 PIN 09-15-400-04. N GRAPHIC SCALE mo 171FN BASIS OF BEARINCS tie a5;` EMA06`w�,E� EM(1N5=�1�6�LI SURVEY PREPARED FOR O o I ✓sAN os' �or mxro[�[ 9JRVEYOR mt saTF of iwNois � s 1011TY of 1„111, j IT i�o lJNAL No oae oo l r1HY J WUgq. u'EN Ew 6Es NarE 1 To. zon � tiJ y 4 LAP NO 28.0 �'tieAgO; ll\\M,t or 1 uvR.uPILo, oa . Toc �v aut 2040 W. ALGONQUIN ROAD a n h a rd.. V C01471111,111111111 111,1KC WM PARTNERS LINE FF LOT 2 11 _ Lux auxv E 9100 CENTER POINTE ORNE, SURE 210 WEST CHESIER, OHIO A5089 �xpL* p E LEGEND Q a.,�RERN� EETRR, I o -«a> ❑ E.6IItiLAIN ovwLxL TSNL'l�T El aa s g m - © - FORSE6 m.n „ PART OF LOT 2 e g e - ❑n a a <" a` EDWARD BUSDIVISION N F a. s,RF❑ L� T a=o� Q o 3: PEa oo� s�sms w P �w� _ o a 6,1MN61s1A�NEM d o C= o awe �a PROPERTY AREA 6 90,966 56 FT a11-2669 ACRES, o PROPERTY ADDRESS N 1111 NFF,RT PROSPECT NILLINOIS 60056 O o I ✓sAN os' �or mxro[�[ 9JRVEYOR mt saTF of iwNois � s 1011TY of 1„111, j IT i�o lJNAL No oae oo l r1HY J WUgq. u'EN Ew 6Es NarE 1 To. zon � tiJ y 4 LAP NO 28.0 �'tieAgO; ll\\M,t or 1 uvR.uPILo, oa . Toc �v aut 2040 W. ALGONQUIN ROAD a n h a rd.. V C01471111,111111111 111,1KC MOUNT PROSPECT, ILLINOIS PLAT OF SURVEY LOCATION AlAP BASED ON NAVD 88 DATUM (GEDD18). ELE-ONI DATU-NA—GEOID 18 SITE BENCHMARK 1: CUT CROSS ON THE — SIDE OF CMCRETE LIGIT POIJE BASE APPROXIMATELY 39 FEET NORTH OF THE CENTERUME OF ALWNQUIN ROAD AND APPROXIMATELY 87 FEET EAST OF THE CENTERUNE OF BIRMSTME COURT. ELE-692.24 DATU-N-8-DECH) 18 4.139 DATU-N-8-GEDD 18 REM WORK COMPLETED ON 11/18/2021 TOPOGRAPHIC SURVEY LEGAL DESCRIPTION REfflU OF LOT 2 EDY,%RD WaSE'S 0 n9 n S. OD AA Y - .,A rcnouxmary C, X, " I 1 1 14 rn: STE BENCHMARK 2 F; Y Izx UTILITY NOTES I ITRYELL"I"I"I.1, lllTEA_lLlTlyllR'R.11M,lTlE .11 D RAD A ATlKLl,`RHMODAB,0F%GR,�,D AT THRE 11 THR.131 I RA ­R11 E IT 2 UNDERG"'UND UTLTES NCLUDNG, BUT NOT Ll- T. ATHIN 1.1 IAR T -T ­­, -TIR DALI TILI N, ALL _T', __ �, _O_ A, RA Ll A IRDDI THES SHO. HEIE.N H- EEIH LOCATED EAOID �H -1 .1 122� A�E IALTLS y E __ LA A 1 IIHJIL IILD 11 1111LI -1111 I , ENO REE, j 0 ITT I ATLAIEI Flll IR IATE I LOG./ III I IALITEI ALL_' MA_ L. U11-11 THAT TO' -IRL-HOD UL .. .. 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T NL) EI IINILllY HINHOLE (I.H) 'AN IIRY F IERDIE `0V'AT­ RE �,EIF�11 'T�RNINLIFII" E R A �: Ll�%IILLIE LINE MASERT p El ILIEET LIRHT El -LAI oaw E U `K`DU.oRT'ED"N` H`lH IT UN El El I'll ELE-TIIN aQe R Nor+, VLAIER'll E o �El='PE IHLIR RE LEE DUTLL IN L" ID 11LATER PLAITID HIRE E � BILTIMIN- I -ENT M= IX 11-ITE.wARrvwc - DETAIL "A" 1. A I , 1 6q,, j`p'RH�LIl%NA7 `III LAND O EU'VE YI, L-ECIPIr- I/l�l 77 1-111 ./22 OF 2040 W. ALGONQUIN ROAD Manhard. ... cul4sill lill ill I N c MOUNT PROSPECTILLINOIS , 71 TOPOGRAPHIC SURVEY January 21, 2022 Ann Choi Development Planner Community Development Department Village of Mount Prospect 50 S. Emerson Street, Mount Prospect, IL 60056 Re: Letter of Intent to pursue a PUD for 2040 Algonquin Rd Mount Prospect, IL Ms. Choi, MVAH Partners intends to pursue a zoning map amendment and a PUD for the property known as 2040 Algonquin Road in to facilitate the development of a 53 -unit multi -unit building restricted to residents 55 years of age and older. MVAH is a nationally recognized developer of workforce and senior housing with over 13,000 units in 15 states. MVAH has 7 residential housing projects in Illinois, including a recently completed senior building near Midway Airport in Chicago. Over 95% of portfolio was developed by MVAH and to -date MVAH has only sold one property it developed. We are long term property owner operators with the goal of building homes so that people can live where they work. In order to make this property developable for MVAH, or any other multi -family project, a PUD will be required. This is a unique property that is only 100 feet wide, but over 800 feet long. These dimensions provide a challenging footprint and we were unable to achieve a financially viable project with the traditional multi -family zoning, R-4. Our proposed project will be far less than the 48 units per acre allowed under the PUD for the 2.09 -acre site and fall in line with the density of neighboring developments, Brownstone Court Apartments and Greens Apartments. Our proposed project is consistent with the current Comprehensive Plan, particularly policy 3.1.3 which encourages senior housing developments. The area is also experiencing demographic changes that suggest that the already robust demand for senior housing will only grow. The location is ideal for this type of development because it is well connected to amenities and public transportation. We believe it addresses a need in the community to have age -in-place options. To develop our PUD application, we worked closely with staff to balance competing needs for open space, parking, stormwater detention, and fire access. While our project does seek variances from the code for building height, parking, and open space we believe those variances are required to have a viable project that meets the demands of the community and our stakeholders. We are eager to begin construction on this project in Mount Prospect and hope you will look favorably on our PUD application. Sincerely, Wyllys Mann Vice President of Development Upper Midwest Region 9100 Centre Pointe Drive, Suite 210 West Chester, Ohio 45069 (513)-964-1140 46 The proposed Project, Prospect Sr Lofts, complies with all of the Applicable Standards outlined in the Application for a zoning map amendment. 1. Compatibility with existing uses in the general area of the Subject Property; The property is bordered on 2 sides by multi -family projects of similar density and the broader neighborhood has many similar developments. We believe that a multi -story apartment building on this site is the highest and best use. 2. Compatibility with the zoning classification of properties within the general area of the Subject Property; Both of the adjacent properties are zoned R4 on the West and R-4 PUD on the East. Our request is to be rezoned to a PUD that will allow us to build an independent living senior apartment building similar to the adjacent properties. There are also several R4 zoning classifications with similar size and density on the south side of Algonquin Rd. 3. The suitability of the Subject Property with regards to the uses permitted under the property's existing zoning classification; The current zoning is RX, for single family home development. This parcel is not well suited to single family home development. The density of the surrounding properties is so much greater that a single family would feel out of place on this lot. There are also very few single-family homes in the area that would inhabit a lot this large. 4. Consistency with the trend of development in the general area of the Subject Property, including changes that have occurred under the existing zoning classification; Many of the surrounding properties have been rezoned to allow for greater density, either through a change to R4 or to a PUD that ultimately led to density similar to that of the proposed Prospect Sr Lofts. S. The compatibility of the surrounding property with the permitted uses listed in the proposed zoning classification; This project is completely compatible with the permitted uses of a PUD. 6. The objectives of the current Comprehensive Plan for the Village and the impact of the proposed amendment on the said objectives, We believe that this project is consistent with the current Comprehensive Plan. Policy 3.1.3 of this plan clearly encourages development of housing for seniors in the village. Most development along Algonquin road has prioritized family development and there are no age restricted properties nearby. The Comprehensive Plan also mentions "Currently, eight percent (8%) of the population are seniors and seven percent (7%) are elderly. As the baby boomers and generation X which make up forty-one percent (41%) of the population age over the next 30 years, the number of seniors and elderly in the community will grow drastically. Ensuring that there are adequate housing options for these cohorts to age in place will be important, as will providing for the housing needs of the next generation of residents". 7. The suitability of the property in question for permitted uses listed in the proposed zoning classification. This project is suitable for permitted uses of a PUD. 9100 Centre Pointe Drive, Suite 210 West Chester, Ohio 45069 (513)-964-1140 47 Response to Conditional Use Requirements 2040 Algonquin Road, Mount Prospect Zoning Map Amendment and Conditional Use Application 8. Standards: No conditional use shall be recommended for approval by the planning and zoning commission unless it finds: a. That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare; The proposed residential building, its maintenance, nor its operation will be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare. b. That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located; The proposed building 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. c. 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; The proposed building will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district. d. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided; The proposed Site Plan provides adequate access to public utilizes, drainage, and all necessary facilities have been provided. No access roads are being created, but a driveway will be provided if a cross access easement with one or both adjacent properties is being sought. e. 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; Despite the constraints of the site, the proposed Site Plan provides the only option for access to the property from the public street. A cross access easement with one or both of the adjacent properties is being sought to provide ingress and egress that will minimize traffic congestion. f. That the proposed conditional use is not contrary to the objectives of the current comprehensive plan for the village; and The proposed project is consistent with the current comprehensive plan. 48 g. That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the planning and zoning commission. The proposed project will conform to the applicable regulations of the zoning district in which it is located, except for will require five waivers that are being sought as pan` of this preliminary PUD. The proposed height of the building is 13 feet higher than allowed by R- 4 zoning, the proposed lot coverage is 58.5%, instead of the 50% required by R-4 zoning, the proposed parking count is 61 as opposed to the 117 that would be required, The FAR of 0.6 exceeds the allowable FAR of 0. 5, and finally the parking setback along the west lot line is only 9.5 feet or six inches short of the required 10 feet. None of these waivers creates a conditional use that endangers the community or adjacent neighbors free and unfettered use of their property. Nor do these requested waivers violate any of the foregoing provisions of 14.203.F.8.a through f. 49 Response to PUD Standards 2040 Algonquin Road, Mount Prospect Zoning Map Amendment and Conditional Use Application (revised January 21, 2022) A. General Standards: 1. 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. Prospect Sr Lofts complies with all regulation of the R-4 zoning district underlying the PUD, except for building height, parking, parking setback, lot coverage%pen space requirements, and FAR. This infill lot has been vacant for many years because it is very narrow and presents a challenge to viable development because of its difficult dimensions. In consultation with Village staff, we balanced the need for parking, open space, FAR and stormwater detention against the financial feasibility of the project and determined that it is necessary to build a 48 -foot tall, 4 - story elevator building, one story, or 13 feet, taller than possible under the R-4 zoning regulations. The proposed project will also need to exceed the FAR allowed by the underlying zoning requirements in order to be financially viable and support full-time staffing. These proposed physical variances approved as part of this PUD would allow us to accommodate adequate parking and open space for the residents. Our proposed project will be designated for the 55+ senior market and will contain many single -person households. Together with staff we determined that this project would not need the full 2:1 parking, as required by the R-4 zoning district. With the 4 -story building, we are able to fit 61 parking spaces for our 53 -unit building. The goal was to achieve more than 1 parking spaces per unit. Our project complies the 40% open space required by a PUD, but there was not enough developable land to meet the 50% required by the underlying R-4 zoning district. 2. 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. We believe that this project is consistent with the current Comprehensive Plan. Policy 3.1.3 of this plan clearly encourages development of housing for seniors in the village. Most development along Algonquin road has prioritized family development and there are no age restricted properties nearby. The Comprehensive Plan also mentions "Currently, eight percent (8%) of the population are seniors and seven percent (7%) are elderly. As the baby boomers and generation X which make up forty-one percent (41 %) of the population age over the next 30 years, the number of seniors and elderly in the community will grow drastically. Ensuring that there are adequate housing options for these cohorts to age in place will be important, as will providing for the housing needs of the next generation of residents" 3. The proposed planned unit development is in the public interest and is consistent with the purposes of this zoning ordinance. The proposed planned unit development will provide much needed senior housing for Mount Prospect residents to age in place. As is demonstrated by the Comprehensive Plan, the number of seniors in Mount Prospect is expected to increase dramatically and many of those seniors will 50 need ADA accessible options, others will simple no longer want or need a single-family home. Furthermore, this ordinance was designed to allow for flexibility in the development of difficult and unusual sites. This site being over 800 feet deep and only 100 feet wide is certainly difficult to develop. The proposed project will bring development to a site that has been vacant for years, if not decades, and generate tax revenue for the Village. 4. The streets have been designed to avoid: There are no new streets proposed as part of the project. a. Inconvenient or unsafe access to the planned unit development; b. Traffic congestion in the streets which adjoin the planned unit development; c. An excessive burden on public parks, recreation areas, schools, and other public facilities which serve or are proposed to serve the planned unit development. B. Standards For Planned Unit Developments with Use Exceptions There are no Use Exceptions included in this request for a PUD. C. 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: 1. Any reduction in the requirements of this chapter is in the public interest. The proposed building height, parking, parking setback, FAR and lot coverage%pen space exceptions are required to allow for this important development to be feasible, and as stated above, we believe that the development is in the public interest. The proposed planned unit development will provide much needed senior housing for Mount Prospect residents to age in place. As is demonstrated by the Comprehensive Plan, the number of seniors in Mount Prospect is expected to increase dramatically and many of those seniors will need ADA accessible options, others will simply no longer want or need a single-family home. 2. The proposed exceptions would not adversely impact the value or use of any other property. The proposed building height, parking, and open space exceptions will not impact the value or use of either of the multifamily buildings on the adjacent lots. Both adjacent lots appear to be less than 50% open space and the density of our development will not feel out of place among the neighbors. Prospect Sr Lofts will include a permanent walking path to connect our neighbors to the local school, the permanent codification of a practice many residents already use. The permanent walking path will increase the value of our neighbor, Mount Prospect Greens, and provide a safe, well-maintained path for school children. Nearby business will benefit from an increase in consumers in the area, particularly as seniors are known to shop locally, and the local schools will not come under increase burden because there will be no school age children at the development. 3. 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. 51 Based on careful consideration and close collaboration with Village staff, we determined that the full parking ratio of 2 parking space per unit was not necessary for this type of development. We worked closely with staff to evaluate several building configuration options. An exception to the building height requirements allowed us to increase parking, exceed the open space requirements of a PUD, and create an outdoor recreation area onsite for our residents. In consultation with staff, we decided that these trade-offs made for a better development for residents and the community and had no adverse impact on nearby properties. 4. 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. This project does not exceed 48 units per acre. There are 53 units on 2.09 acres which equates to 25 units per acre. 5. 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: All front, side and rear building setbacks on the perimeter of the development meet the requirement of the R-4 zoning underlying the PUD. Both of the adjacent properties have the same zoning designation and are subject to the same setbacks. With the four-story building, we are able to exceed the open space requirements and have included a walking path with age- appropriate exercise equipment and an outdoor gazebo/patio. a. 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. All front, side, and rear yard building setbacks comply with the underlying zoning designation of the property, which are equal to the setback requirements of the adjacent apartment buildings. b. All transitional yards and transitional landscape yards of the underlying zoning district are complied with. All transitional yards and landscapes will comply with the underlying zoning district. A final landscape planning showing detailed planting will be provide as part of the Final PUD. c. 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; All Structures are setback from the perimeter of the lot in a manner consistent with the underlying zoning providing sufficient distance to protect the privacy of the adjacent properties. (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. There are no structures located on the perimeter of the of planned unit development. 52 d. The area of open space provided in a planned unit development shall be at least that required in the underlying zoning district. The Open Space that is provided will support the Village goal of providing privacy to adjoining properties. D. Open Space Requirements For Residential Planned Unit Developments The proposed project exceeds the minimum open space required for a Residential PUD. E. Changes In The Planned Unit Development We will follow the appropriate procedures for any changes to the requested PUD F. Schedule of Completion A development schedule has been provided as a separate document. 53 2 1 54 I 54 Iml Exhibit 6 Impact Assessment Population and Demographics Mount Prospect has a population of 54,604 and has had more than 50,000 residents since the mid - 1970's. The Census Tract where the proposed project is located has a population of 6564 people. The proposed property will add residential accommodations for 53 senior households (aged 55+), which will equate to between 53 and 75 residents. This represents an increase in Mount Prospect's population of 0.14% and an increase in the Census Tract's population of 1.1%, an amount that is unlikely to be noticed by the average person. Mount Prospect's population is currently declining at a rate of -0.74% annually so these increases in population may help to offset that loss and indicate that the community infrastructure in Mount Prospect should be sufficient to serve the residents of the proposed building, many of whom will likely be Senior residents of Mount Prospect already. As of 2021, 28.23%, or more than 15,000, of Mount Prospect population is above the age of 55. Due to the size of the baby boomer generation, that percentage should continue to grow over the coming years. An increase of less than 75 residents, or less than one half of one percent of the current Mount Prospect population, will have only a de minimis impact. We plan to market the units to current Mount Prospect seniors who are beginning to age out of their single-family homes but want to stay in the area. This will allow younger individuals and families to move into the homes our new tenants are moving out of. We believe that there will be no negative impact to the potential population increase and it appear our building will make a positive contribution by bringing new residents to Mount Prospect or allowing those that want to stay in Mount Prospect an alternative affordable option. Taxes This property is projected to pay $42,000 per year in property taxes. Over half of those taxes will go to fund Harper College, High School District 214, and School District 59. 11% of those taxes will go directly to the Village of Mount Prospect and 6% will go to the Mount Prospect Park District. Increased tax revenue represents a positive impact of the proposed project. Schools Our residents will not have school age children that live with them in the building, therefore it will not add any additional burden on the local schools. The completion of this project will, however, make public and permanent an easement allowing access from the adjacent property to southeast and those 55 IMI our neighbors farther southwest access to John Jay Elementary via the path they already use without any formal permission. A portion of the property tax proceeds will also support the local school district. Clearly, taken together this represents a positive impact to the area schools. Parks There will be no negative impacts to the local parks. The closest, Kopp Park, is designed as a walking park, ideal for our resident's use. Busse Woods is also close by. Closer to home than those two open space recreation areas, our residents will have a walking path and outdoor exercise equipment and a gazebo onsite. Prospect Sr Lofts will pay over $42,000 in property taxes, 6% or those taxes funds the Mount Prospect Park District and 1% of those taxes fund the Cook County Forest Preserve. Community Facilities Given the de minimis impact our proposed project will have on the Population of Mount Prospect we believe there is sufficient capacity in the Community Facilities and Amenities in the area. There are weekly groups that meet at City Hall Farley Community Room that appear to have capacity to absorb those of our residents that are interested, and the library is a hub of community activity that has more staff than our building will have residents. Mount Prospect is blessed to have dozens of Community Groups and Organizations as well as religious institutions for all faiths that serve its residents, from the Post 1337 of the Veterans of Foreign Wars to the Community Band and Bike Club. Our project will have a preference for leasing to veterans, but even with that in place our residents are unlikely to overwhelm Post 1337 or any of these community amenities. The Mount Prospect Public Library has 171 full and part time staff in a facility that is more than 100,000 square feet. They offer numerous classes and programs across a wide range of topics and have an operating budget that approaches $10 million. The library has over 50 computers available on site and the E -Net computer lending program, along with several special search terminals and Large Print/Text- to-Speech terminals for the those with special needs. The addition of a 53 -unit 55+ independent living apartment building will not have an impact on such a large and valuable community facility, but 7% of the property taxes will go help fund the library. Public Transportation According to Regional Transportation Authority Mapping and Statistics, the 606 Northwest Limited bus that stops in front of our project and connects our residents to the wider community had more than 1500 rides per year pre-Covid and 500 to 700 rides Post Covid. That's about average for PACE bus line, but busiest lines exceed 6000 rides per day pre-Covid. Even if all of the proposed residents of Prospect Senior Lofts were to take one outgoing and incoming bus ride every single day that would be less than 2% increase of the post-Covid ridership and less than one half of one percent of the Pre-Covid ridership. These ridership numbers indicate that the 606 Northwest Limited has sufficient capacity and will not be negatively impacted by our project. Rosemount Transportation Center is only 4 stops away, which provides access to multiple bus lines and the Blue Line O'Hare Train and 100,000's of rides per day. W IMI Fire Our project will add fire protection to a now vacant lot, including 2 new fire hydrants. One of those fire hydrants will also serve our neighbor to the east which is currently underserved. Our building will have a state-of-the-art fire suppression system and fire alarm and pose no greater fire risk to the community than any other project that would be developed at this location. By increasing the fire hydrant coverage for the community our project would have an overall positive impact. Public Safety Our project will have a positive impact on security by providing onsite staffing, security cameras, and "eyes on the street" to what is now a vacant lot. At the moment the land parcel is empty and has no security monitoring of any kind. Once our project is completed there will 360 -degree video surveillance outside the building, including coverage of the entire parking lot, rear recreation area, and the school access path which will be formally open to the public. These cameras will be monitored both onsite and offsite and will provide both a deterrent to bad behavior and crime and a means for Mount Prospect police to investigate any wrongdoing on the property or even on adjacent properties within range of the cameras. 57 Sam Schwartz �U � f a� 11"'I'll 223 W. Jackson Blvd., Suite 1101 .a, Chicago, IL 60606 (773) 305-0800irr�� samschwartz.com IL To: Wyllys Mann, MVAH Partners From: Sara Disney Haufe, PE, PTOE, and Kyle Sant, PE, PTOE Date: January 28, 2022 Re: Prospect Senior Lofts — Technical Trip Generation Memorandum Sam Schwartz Consulting, LLC, (Sam Schwartz) was retained by MVAH Partners to prepare a technical memorandum detailing the projected traffic characteristics for Prospect Senior Lofts, an affordable senior - living development proposed on the northeast corner of Algonquin Road (IL 62) and Brownstone Court/Briarwood Drive in Mount Prospect, Illinois. An aerial view of the study area can be seen on Figure 1. Under the proposed development plan, a single four-story building would be constructed providing a total of 53 dwelling units, including 41 one -bedroom units and 12 two-bedroom units. All units would be designated as age -restricted affordable housing units. The development would also include 69 total parking spaces (including six accessible spaces) in an on-site parking lot. A concept site plan is attached at the end of this memorandum. The following memorandum documents Sam Schwartz's methodology and projections for the traffic characteristics of the proposed site. The contents of this memorandum reflect typical industry practices for estimating traffic for developments of this nature. Trip Generation Projections Using the Institute of Transportation Engineers (ITE) manual Trip Generation, 11th Edition, trip generation data was referenced for ITE Land Use Code (LUC) 223 — Affordable Housing. Within LUC 223, the ITE manual provides data for a variety of land -use subcategories, including Senior developments. Given the age -restricted nature of the planned affordable housing community, the Affordable Housing LUC with a Senior land -use subcategory most closely matches the subject development. The ITE manual also provides data for a variety of settings, including General Urban/Suburban, Dense Multi -Use Urban, and Center City Core. Given the auto -oriented nature of the surrounding area, data for the General Urban/Suburban setting was utilized for the purposes of this evaluation. However, this subset of Affordable Housing remains relatively unstudied from a traffic generation perspective, with only two studies informing ITE trip generation rates. Given the limited data available for LUC 223, Sam Schwartz also considered trip generation data for LUC 252 — Senior Adult Housing — Multifamily, which has a larger sample size of studies provided in the ITE manual and offers trip generation data for more time periods than LUC 223. This category corresponds to independent living developments that have specific age restrictions for its residents, typically a minimum of 55 years of age for at least one resident of the household. Residents in these communities are typically considered active and require little to no medical supervision. Accordingly, developments of this type typically lack centralized dining and on-site health facilities. Given the proposed development's lack of communal food and healthcare amenities, LUC 252 was determined to closely describe Prospect Senior Lofts. S wf n GYRI+ eMR`..u'm PVd,wirpPeA °ing i'')FIC a if,"'ff@ ld::)drw Ou Y ;"7"Ype,fM r-ro,j',WILnu WV faaP�",, )n dfflcff MP nn'`,im�os, rwd ,I,r rks IO I!�*✓f"f ��:" I�"Yf � n::."�".7?�W� rYY �, t"!:'�Y'f fY J�d`Rl J�ry�� ! � v �:':h11+ W ��Y `r."��."✓' i e�Fp IAIYi lfiifd��wfe� d� � a7 tfP7i � �:.�'f qr1+", Y��"��. n'�°�:fl"Yf R M� oP"�.1��"Mt�r f r �f �w!;� 87Pf pdri'�:':�W�';hr ��—^,� r"��?!`'�';i d e rYYPi ��'iV n",31�r'1;.",' n! COS,V to th V;➢ Of iro !?oht or of�, (N) Not to Scale 111rri SC11Wa"T"'tZ Figure 1 Site Location M59 Prospect Senior Lofts — Technical Trip Generation Memorandutn January 28, 2022 i cli""t.wc,"l�:"° Z While the land use description for LUC 223 (Affordable Housing — Senior) most closely matches the proposed development, data for LUC 252 (Senior Adult Housing — Multifamily) was utilized for the purposes of this study given its more robust dataset. It can be noted, however, that the available trip generation data for LUC 223 is equal to or less than that of LUC 252, and so the evaluation in this memorandum can be considered conservative. The ITE data that was referenced from this land use category for the purposes of this study is presented in Table 1 for the weekday morning and evening peak hours, coinciding with the peak periods of adjacent street traffic. Table 1. ITE Trip Generation Data: Weekday Land Use' ......................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... Daily Morning Peak Hour Evening Peak Hour Senior Adult Housing — T = 2.89(X) + 24.82 T = 0.19(X) + 0.90 T = 0.25(X) + 0.07 Multifamily (LUC 252) 50% in / 50% out 34% in / 66% out 56% in / 44% out 'Both land uses classified as General Urban/Suburban settings T = Trips generated X = Number of dwelling units Using the data presented in Table 1, vehicular trip generation projections were developed for the proposed site. It should be noted that despite the provision of bus service in close proximity to the site (eastbound and westbound Pace Route 606 bus stops at the intersection of Algonquin Road and Brownstone Court), most residents, visitors, and employees were assumed to access the site via personal vehicles. Sam Schwartz performed a conservative analysis by not reducing trip generation projections to account for carpooling or other non -automotive means of site access. This methodology may be conservative as car ownership rates among residents of affordable housing developments are typically lower than other market -rate multifamily developments. Daily trip generation estimates were rounded to the nearest ten, while peak hour volumes were rounded to the nearest five. The resulting projections are shown in Table 2. Table 2. Site -Generated Trip Projections: Weekday As shown, the proposed affordable senior housing development is expected to generate approximately 180 total trips (inbound and outbound combined) throughout a typical weekday. This site -generated traffic would represent approximately 0.6 percent of daily traffic on Algonquin Road, which had an Average Daily Traffic (ADT) of 29,600 according to the most recent data on the Illinois Department of Transportation (I DOT) website. During the weekday morning and evening peak hours, 10 and 15 total trips are anticipated, respectively. It can be noted that trip generation projections for LUC 223 would be equal to or less than that presented in Table 1, with 10 trips during the morning peak hour and 5 trips during the evening peak hour. ,.),Irnsr I wv ar[z coin Page 3 of 5 60 Morning Peak Hour Evening Peak Hour Land Use Size Daily .................... .................. In Out Total In Out Total Senior Adult Housing 53 Dwelling — Multifamily Units 180 5 5 10 10 5 15 As shown, the proposed affordable senior housing development is expected to generate approximately 180 total trips (inbound and outbound combined) throughout a typical weekday. This site -generated traffic would represent approximately 0.6 percent of daily traffic on Algonquin Road, which had an Average Daily Traffic (ADT) of 29,600 according to the most recent data on the Illinois Department of Transportation (I DOT) website. During the weekday morning and evening peak hours, 10 and 15 total trips are anticipated, respectively. It can be noted that trip generation projections for LUC 223 would be equal to or less than that presented in Table 1, with 10 trips during the morning peak hour and 5 trips during the evening peak hour. ,.),Irnsr I wv ar[z coin Page 3 of 5 60 Prospect Senior Lofts — Technical Trip Generation Memorandum f� January 28, 2022 i c w u1�`0l t" c," l I Z Similarly, ITE data was also referenced for the subject site under weekend conditions during the Peak Hour of Generator (the highest trip -generating hour of the site). Daily and peak hour trip -generation rates for Saturday and Sunday periods are outlined in Table 3. Table 3. ITE Trip Generation Data: Weekend 'Both land uses classified as General Urban/Suburban settings T = Trips generated X = Number of dwelling units Again, using the rates summarized in Table 3, trip generation estimates were performed for the peak hour of generator for both Saturday and Sunday conditions, as summarized in Table 4. As previously outlined, non -auto mode reductions were not applied to the Saturday or Sunday estimates for a conservative estimate. Table 4. Site -Generated Trip Projections: Weekend Saturday Sunday LandUses ......................................... Size Peak Hour Daily Peak Hour Daily Peak Hour Senior Adult Housing T=2.33(X)+31.21 Ln(T) = 0.93Ln(X) - 0.81 T = 2.01(X) + 52.51 Ln(T) = 0.78Ln(X) - 0.08 — Multifamily 50% in / 50% out 54% in / 66% out 50% in / 50% out 51 % in / 49% out 'Both land uses classified as General Urban/Suburban settings T = Trips generated X = Number of dwelling units Again, using the rates summarized in Table 3, trip generation estimates were performed for the peak hour of generator for both Saturday and Sunday conditions, as summarized in Table 4. As previously outlined, non -auto mode reductions were not applied to the Saturday or Sunday estimates for a conservative estimate. Table 4. Site -Generated Trip Projections: Weekend As shown, daily Saturday and Sunday trip -generation estimates are expected to be similar to the projected weekday total of 180, with 150 and 160 total daily trips, respectively. The weekend peak hour of generator is also expected to be the heaviest hourly generator overall, with 20 total trips during both the Saturday and Sunday peaks. Given Algonquin Road's status as a Minor Arterial and the comparison of daily site traffic to ADT provided previously, it is anticipated that the peak hour trips generated by this development would not have a significant impact on area traffic operations. ,.),IrnscI wv ar[z coin Page 4 of 5 61 Saturday ................... Sunday Land Use Size Peak Hour Sunday Peak Hour Daily Daily In Out Total In Out Total Senior Adult Housing 53 Dwelling 150 10 10 20 160 10 10 20 — Multifamily Units As shown, daily Saturday and Sunday trip -generation estimates are expected to be similar to the projected weekday total of 180, with 150 and 160 total daily trips, respectively. The weekend peak hour of generator is also expected to be the heaviest hourly generator overall, with 20 total trips during both the Saturday and Sunday peaks. Given Algonquin Road's status as a Minor Arterial and the comparison of daily site traffic to ADT provided previously, it is anticipated that the peak hour trips generated by this development would not have a significant impact on area traffic operations. ,.),IrnscI wv ar[z coin Page 4 of 5 61 Prospect Senior Lofts — Technical Trip Generation Memorandum f� January 28, 2022 i c w u1�`0l t" c," l I Z Vehicular Site Access The concept site plan shows a single vehicular access point to Algonquin Road located approximately 115 feet east of Algonquin's existing signalized intersection with Briarwood Drive, measured center -to - center. This driveway position would leave approximately 45 feet between the westbound stop bar on Algonquin Road and the edge of the driveway, space for approximately two passenger vehicles to queue at a red light before blocking the site access. Given the heavy volume of traffic on Algonquin Road, it is anticipated that the westbound queue would frequently surpass two passenger vehicles (or would include a longer truck) and block access to/from the proposed development. Furthermore, this access location would overlap the existing westbound left -turn lane, leaving no room for an inbound left -turn lane and enabling a challenging weaving maneuver for outbound site traffic wishing to make a left turn from Algonquin Road onto Briarwood Drive. Finally, this proposed location could create confusion for drivers on Algonquin Road by placing an unsignalized driveway in close proximity to the signalized intersection, where drivers are not expecting to encounter conflicting vehicles. Due to each of these characteristics of the proposed site access location, best access management practices would recommend that the subject driveway be restricted to right-in/right-out only movements. As an alternative, it is recommended that the development team explore cross -access with the existing developments to the east and/or west of the subject site. This strategy would allow the subject site to connect to existing full -access driveway, conforming to the best access management practice of consolidated driveway locations. Village staff has indicated a preference for this cross -access strategy that would eliminate the request for a new curb cut on Algonquin Road, and also expressed a desire for site traffic to access the site via the existing signal at Algonquin Road/Briarwood Drive/Brownstone Court. Access to the existing signal would require the approval of the adjacent property owners at Brownstone Court Apartments to gain cross -access. Improvements to the existing signal equipment would also be required, since Brownstone Court does not currently have any signal heads to permit outbound traffic from this private driveway onto Algonquin Road. If direct access to Algonquin Road is pursued as part of this development, it will be necessary to prepare a full Traffic Impact Study (TIS) in order to seek an IDOT access permit. Internal Circulation & Pedestrian Access Within the property, one-way counterclockwise circulation is proposed for the on-site parking lot. Per Village request, design vehicle exhibits prepared by Manhard Consulting are attached to this memorandum. If cross -access to an adjacent property is provided in lieu of or in addition to the access driveway to Algonquin Road, this one-way counterclockwise vehicle circulation could be maintained with the redistribution of some parking spaces. Within the site, a dedicated pedestrian walkway would be provided between the primary parking aisles. This walkway would extend the length of the parking lot, connecting via high -visibility crosswalks to existing sidewalk on the north side of Algonquin Road and to the development's primary pedestrian access. These markings conform to industry best practices for implementing visible pedestrian crossing locations, which is advisable given the lower walking speeds of seniors when traveling on foot. As currently proposed, internal pedestrian circulation would not be impacted by the proposed driveway to Algonquin Road, located to the south of the parking area. If cross -access is proposed to the east or west of the site, it may be appropriate to explore further measures to alert drivers to pedestrian crossing locations within the site for enhanced safety. ,.),imScIwV a1"[z com Page 5 of 5 62 ,A e iiiri d Iii x Concept Site Plan Design Vehicle Exhibits (by others) Trip Generation Data S""),I-nScJhvvaI,[z com 63 Site Plan s""),I-nscJhVVaI,[z com 64 w uuuuuuuuuuuu w U CL flflumuuuflfl 1 i p E umflfluuuflfl cn IIII �uuuu u uuuu "I ! 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IIIIIIIIIIIIIIIIIIIIIIIIIIIII � ilii � IIIIIIIIIIIIIIIIIIIIIIIIIIIII IIIIIIIIIIIIIIIIIIIIIIIIII ��� so 65 I f'B{� Sp N� b � 1 �.,,\ uuuuulu 65 �\ �,, ;. uuuuuuuuuuuuuuuuuuuuulu �����, T C2 0 2 cn III" um�uumu uuuuuuuum uuuuuuuuuuuu +—� U CL umuuul Q E le 01,11111, uuuuuuuuuuuuuul uuuuuuuuuuuuu 014\\ 4 IIIIIIIIIIIIIIII c II IIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIIII 6 � 67 N uuuuuuuuu cn uuuuuuuuuuuu .-� U CL umuuul Q E le 01,11111, C) N C2 Design Vehicle Exhibits (by others) c'onl 71 "'Pa""'ax ar,•:��e.ax n """e. .�ne.o 119IHX3 Mnlolnv !'7 'i n "'�ii ""'ISIONIIII �103dSOHd 1Nnow d0 30tllIlA Jp"'JNUDII'd&'�#. SldOl kiOIN35103dSOtld r "'Pa""'ax ar,•:��e.ax n """e. .�ne.o 119IHX3 Mnlolnv !'7 IIID ,,, ii SIONIIII �103dSOHd 1Nnow d0 30tllIlA 1 1 i~ Jp"'JNUDII'd&'�#. SldOl kiOIN35103dSOtld TT—% GV I L I �— I I— '— n� I II II I— ° I II I II i o I II I— 6;; mNm I II I I o��m I II i wm� i a I I I I I I I I I— � 1 El r�— III I ¢ 1 111 I �I�yqI�I� I I n% I I I ' I I b I II I I— II I II �— I I I I— I I I �— I o I 1= 0 -;d- o o 0 ;d -000 j= Q) CO CO c0 N I �— I LO 1,-Fri O co0 ~ e CP —i Q o O CD GD)L_ DO+ C \ p O ��0ccn "'Pa""'ax ar,•:��e.ax n """e. .�ne.o 119IHX3 Mnlolnv !'7 'i n "'�ii ""'ISIONIIII �103dSOHd 1Nnow d0 30tllIlA 1 1 i~ JO-JNUDIIA&'�#. SldOl kiOIN35103dSOtld CYi I I I L II I I I '— I k 1 I- li I— ° I II I it i o I II I— wm� II i I a I I I I I II I ° I I- I I I I I— � I I I I 1 El r�— I III I } I Al I ° Iy I� I I- I J; \ II I I I � I I I I— I I I m Ln O� O 0-), 03 CO CO 7 I— o co II II I r_ II I O 1— cv O Q) EL 0 _ C (D 00 0 \ CO U) \ \ d u OO Trip Generation Data S""),I-nscJhVVal,[z coln 75 Land Use: 223 Affordable Housing Description Affordable housing includes all multifamily housing that is rented at below market rate to households that include at least one employed member. Eligibility to live in affordable housing can be a function of limited household income and resident age. Multifamily housing (low-rise) (Land Use 220), multifamily housing (mid -rise) (Land Use 221), and multifamily housing (high-rise) (Land Use 222) are related land uses. Land Use Subcategory Data are presented for three subcategories for this land use: (1) sites with income limitations for its tenants (denoted as income limits in the data plots), (2) sites with both minimum age thresholds and income limitations for its tenants (denoted as senior in the data plots), and (3) sites designed for and occupied by residents with special needs, such as persons with physical and mental impairments, single mothers, recovering addicts and others living in a group setting. Additional Data For most study sites contained in this land use, all dwelling units in the development are classified as affordable units. For residential study sites that provide a mix of market value and affordable units, the study sites with at least 75 percent of the dwelling units designated as affordable are also included in this land use database. It is expected that the number of bedrooms and number of residents are likely correlated to the trips generated by a residential site. To assist in future analysis, trip generation studies of all multifamily housing should attempt to obtain information on occupancy rate and on the mix of residential unit sizes (i.e., number of units by number of bedrooms at the site complex). The sites were surveyed in the 1980s and 2010s in California, Ontario (CAN), and New Jersey. Source Numbers 237, 918, 1003, 1004, 1046, 1057 itu�' General Urban/Suburban and Rural (Land Uses 000-399) 337 76 Affordable Housing - Senior (223) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Setting/Location: General Urban/Suburban Number of Studies: 3 Avg. Num. of Dwelling Units: 124 Directional Distribution: 58% entering, 42% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.18 0.04-0.53 0.23 Data Plot and Equation 50 40 U) 30 C W N a F i H 20 10 00 X Study Site Fitted Curve Equation: Not Given 100 X = Number of Dwelling Units - - - - - Average Rate R2= — 200 it UAW General Urban/Suburban and Rural (Land Uses 000-399) 355 77 Affordable Housing - Senior (223) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies: 2 Avg. Num. of Dwelling Units: 148 Directional Distribution: 61% entering, 39% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.09 0.06-0.17 *** Data Plot and Equation V) W a F u H 20 10 00 X Study Site Fitted Curve Equation: Not Given Caution — Small Sample Size X X 100 X = Number of Dwelling Units 356 Trip Generation Manual 11th Edition • Volume 3 - - - - - Average Rate R2= — 200 .tom 78 Land Use: 252 Senior Adult Housing—Multifamily Description Senior adult housing—multifamily sites are independent living developments that are called various names including retirement communities, age -restricted housing, and active adult communities. The development has a specific age restriction for its residents, typically a minimum of 55 years of age for at least one resident of the household. Residents in these communities are typically considered active and requiring little to no medical supervision. The percentage of retired residents varies by development. The development may include amenities such as a golf course, swimming pool, 24-hour security, transportation, and common recreational facilities. They generally lack centralized dining and on-site health facilities. The dwelling units share both floors and walls with other units in the residential building. Senior adult housing—single-family (Land Use 251), congregate care facility (Land Use 253), assisted living (Land Use 254), and continuing care retirement community (Land Use 255) are related land uses. Additional Data The technical appendices provide supporting information on time -of -day distributions for this land use. The appendices can be accessed through either the ITETripGen web app or the trip generation resource page on the ITE website (https://www.ite.org/technical-resources/topics/trip- ................................................................................ . and -parking -generation/). ...................................... The sites were surveyed in the 1980s, the 1990s, and the 2000s in Alberta (CAN), California, Maryland, New Hampshire, New Jersey, Ontario (CAN), and Pennsylvania. Source Numbers 237, 272, 576, 703, 734, 970, 1060 414 Trip Generation Manual 11th Edition • Volume 3 .tom 79 Senior Adult Housing - Multifamily (252) Vehicle Trip Ends vs: Dwelling Units On a: Weekday Setting/Location: General Urban/Suburban Number of Studies: 6 Avg. Num. of Dwelling Units: 72 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 3.24 2.59-4.79 0.53 Data Plot and Equation 800 soo C � W N a � F 400 i u � , i i 200 � , i , X X , 0 0 100 200 300 X = Number of Dwelling Units X Study Site Fitted Curve - - - - - Average Rate Fitted Curve Equation: T = 2.89(X) + 24.82 R2= 0.99 itu�' General Urban/Suburban and Rural (Land Uses 000-399) 415 Senior Adult Housing - Multifamily (252) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 7 and 9 a.m. Setting/Location: General Urban/Suburban Number of Studies: 9 Avg. Num. of Dwelling Units: 73 Directional Distribution: 34% entering, 66% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.20 0.13-0.27 0.04 Data Plot and Equation 30 X i i X i i 20 X N X W a X u � i X 10 i i i 'X i i X 0 0 100 200 X = Number of Dwelling Units X Study Site Fitted Curve - - - - - Average Rate Fitted Curve Equation: T = 0.19(X) + 0.90 R2= 0.85 416 Trip Generation Manual 11th Edition • Volume 3 itu�' 81 Senior Adult Housing - Multifamily (252) Vehicle Trip Ends vs: Dwelling Units On a: Weekday, Peak Hour of Adjacent Street Traffic, One Hour Between 4 and 6 p.m. Setting/Location: General Urban/Suburban Number of Studies: 9 Avg. Num. of Dwelling Units: 73 Directional Distribution: 56% entering, 44% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.25 0.16-0.36 0.06 Data Plot and Equation 40 X X 30 X W U) F 20 X X 10 X X X 0 0 100 200 X = Number of Dwelling Units X Study Site Fitted Curve - - - - - Average Rate Fitted Curve Equation: T = 0.25(X) + 0.07 R2= 0.84 itu�' General Urban/Suburban and Rural (Land Uses 000-399) 417 82 Senior Adult Housing - Multifamily (252) Vehicle Trip Ends vs: Dwelling Units On a: Saturday Setting/Location: General Urban/Suburban Number of Studies: 8 Avg. Num. of Dwelling Units: 76 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 2.74 1.84-4.07 0.62 Data Plot and Equation 500 400 300 C W N a u 200 100 0 0 100 200 300 X = Number of Dwelling Units X Study Site Fitted Curve - - - - - Average Rate Fitted Curve Equation: T = 2.33(X) + 31.21 R2= 0.90 420 Trip Generation Manual 11th Edition • Volume 3 .tom 83 ♦♦ X ♦ ♦ ♦ ♦ ♦ ♦ , ♦ ♦ X ♦♦ ♦ , v , ♦ X .� , X , X , X X 0 0 100 200 300 X = Number of Dwelling Units X Study Site Fitted Curve - - - - - Average Rate Fitted Curve Equation: T = 2.33(X) + 31.21 R2= 0.90 420 Trip Generation Manual 11th Edition • Volume 3 .tom 83 Senior Adult Housing - Multifamily (252) Vehicle Trip Ends vs: Dwelling Units On a: Saturday, Peak Hour of Generator Setting/Location: General Urban/Suburban Number of Studies: 9 Avg. Num. of Dwelling Units: 84 Directional Distribution: 54% entering, 46% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.32 0.23-0.50 0.09 Data Plot and Equation 60 40 F i H 20 0 0 100 200 300 X = Number of Dwelling Units X Study Site Fitted Curve - - - - - Average Rate Fitted Curve Equation: Ln(T) = 0.93 Ln(X) - 0.81 R2= 0.87 itu�' General Urban/Suburban and Rural (Land Uses 000-399) 421 84 Senior Adult Housing - Multifamily (252) Vehicle Trip Ends vs: Dwelling Units On a: Sunday Setting/Location: General Urban/Suburban Number of Studies: 8 Avg. Num. of Dwelling Units: 76 Directional Distribution: 50% entering, 50% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 2.70 2.15-4.25 0.62 Data Plot and Equation 500 400 300 C W N a F u H 200 100 0 0 100 200 300 X = Number of Dwelling Units X Study Site Fitted Curve - - - - - Average Rate Fitted Curve Equation: T = 2.01(X) + 52.51 R2= 0.91 422 Trip Generation Manual 11th Edition • Volume 3 .tom 85 Senior Adult Housing - Multifamily (252) Vehicle Trip Ends vs: Dwelling Units On a: Sunday, Peak Hour of Generator Setting/Location: General Urban/Suburban Number of Studies: 8 Avg. Num. of Dwelling Units: 76 Directional Distribution: 51% entering, 49% exiting Vehicle Trip Generation per Dwelling Unit Average Rate Range of Rates Standard Deviation 0.34 0.25-0.55 0.11 Data Plot and Equation 60 X i i i i i i i X 40 X -6 W a - r u i i i i�X 20 ' 7C i X 0 0 100 200 300 X = Number of Dwelling Units X Study Site Fitted Curve - - - - - Average Rate Fitted Curve Equation: Ln(T) = 0.78 Ln(X) - 0.08 R2= 0.80 itu�' General Urban/Suburban and Rural (Land Uses 000-399) 423 MAYOR Paul Wm. Hoefert TRUSTEES Agostino S. Filippone Terri Gens John J. Matuszak Peggy Pissarreck Richard F. Rogers I Colleen E. Saccotelli Village of Mount Prospect 50 S. Emerson Street, Mount Prospect, Illinois 60056 January 31, 2022 Wyllys Mann, Senior Vice President MVAH Partners 9100 Centre Pointe Drive, Suite 210 West Chester, OH 45069 Via e-mail: wyllys.manngmvahpartners.com VILLAGE MANAGER Michael J. Cassady VILLAGE CLERK Karen Agoranos Phone: 847/392-6000 Fax: 847/392-6022 www.mountprospect.org Re: PZ -25-21 / Conditional Use - PUD / Zoning Map Amendment / 2040 W. Algonquin Road / Review Comments Dear Mr. Mann, The Village of Mount Prospect has reviewed the following documents submitted on 01/21/2022 regarding the redevelopment of a vacant lot on the subject property located at 2040 W. Algonquin Road, and has the following review comments: 1. "Preliminary Site Plan, Floor Plans, Signage, and Other Architectural Drawings" — 12 sheets, dated 01.21.22, and prepared by MVAH Partners. 2. "Colored Elevations" — 1 sheet, Sheet 07, dated 01.21.22, and prepared by MVAH Partners. 3. "Landscape Plans" — 7 sheets, Sheet Ll to L7, dated 01/17/2022, and prepared by Manhard Consulting Ltd. 4. "Preliminary Engineering Plans" — 8 sheets, dated 01-21-22, and prepared by Manhard Consulting Ltd. 5. "AutoTurn Exhibits" — 3 sheets, dated 01-14-2022, and prepared by Manhard Consulting Ltd. 6. "Photometric Plan" — 1 sheet, dated 12/16/21, bearing the latest revision date of 1/13/22, and prepared by WLS Lighting. 7. "Photometric Cut Sheets" — 4 pages, received by the Village on 01/21/2022, and prepared by WLS Lighting. 8. "Technical Trip Generation Memorandum" — 29 pages, dated January 28, 2022, and prepared by Sam Schwartz Consulting, LLC. 9. "Letter of Intent" — 1 page, dated January 21, 2022, and prepared by MVAH Partners. 87 Village of Mount Prospect I Page 2 10. "Responses to PUD Standards" — 4 pages, bearing the latest revision date of January 21, 2022, and prepared by MVAH Partners. 11. "Response to Review Comments" — 3 pages, dated January 21, 2022, and prepared by MVAH Partners. 12. "Development Schedule" — 1 page, undated, received by the Village on 01/21/2022, and prepared by MVAH Partners. 13. "Impact Assessments" — 3 pages, undated, received by the Village on 01/21/2022, and prepared by MVAH Partners. Building Division: 1. The proposed bulk building regulations appear to meet the requirements of the 2015 International Building Code. However, the Village will be adopting the 2021 International Codes in the first quarter of 2022. As this project may not be approved by the Planning and Zoning Commission and the Village Board prior to the adoption of the new building codes, it would be prudent for the applicant to verify the calculations still hold true according to the 2021 International Codes. A full building department review will be completed once the project is approved and the complete construction documents are submitted for permit. But there do not appear to be any glaring issues with the preliminary design as it is submitted in its generic form. 2. Architecturally the building has been improved with the further development of the masonry building base and overall development of the north end of the building. This building is more in line with the recent senior home appearances and material percentages that have been approved by the Village. 3. The freestanding sign as proposed appears to meet the Village code. A separate sign permit will be required for any and all exterior signage once the project is approved by the necessary Boards. Public Works Department: 4. Eng/PW has no objections to the requested Conditional Use. No variations or exceptions were indicated or approved; all improvements associated with the proposed use shall meet all Village Codes. 5. Items to be addressed before a Building Permit can be issued: 6. Sheet 3 of the Site Plans notes "Engineered Landscape" material for the fire lane along the west side of the building. This material will have to support emergency vehicles, and have an IDOT Structural Number of at least 2.5. Materials for which a Structural Number cannot be verified will not be approved. 7. Per Section 502.3 of the Illinois Accessibility Code, diagonal parking spaces may not share access aisles; provide an access aisle for the southernmost diagonal accessible parking space. S. Show the public sidewalk to be installed thru the driveway along Algonquin Road. 9. In addition to needing a Village permit, permits will be required from IDOT, MWRD, and IEPA. M. Village of Mount Prospect I Page 3 Planning Division: General Comments: 1. The zoning request is for a conditional use for a residential planned unit development (PUD) of fifty-three (53) senior apartment units within a single building and includes a rezoning of the subject property from the R -X district to the R-4 district, including certain code exceptions. The request is for the review and approval of a Preliminary PUD. 2. Submit a list of all code relief requests (development code exceptions being sought) and a corresponding explanation why each is necessary as well as identifying the hardship. 3. Provide a Site Data Summary table that lists the following information: proposed lot coverage and FAR. 4. Staff prefers to see the proposed curb cut on Algonquin eliminated and requests that cross access be established with the adjacent neighbors. Site Layout Plan: 5. The graphic scale on the site plan is incorrect. 6. Staff calculates the proposed lot coverage as 58.5%, not 48%. Planned Unit Development Requirements: Section 14.503.B, Preliminary Plan Submittal Requirements, provides for the following documents/exhibits that are missing from your application: 7. The letter of intent should be revised to correct the placement holders and typos. Architectural Drawings: 8. The building elevations and wall sections shall include a schedule of materials including manufacturer specifications, color, and type of all exterior building facade materials. Provide a separate sheet noting the material, manufacturer, and size of the material. Be specific as these will be tied to the Final PUD approvals. Please note that the Village typically requires exterior facade samples during the Final PUD review. Off Street Parking and Loading: 9. See Comment #7. Landscape Requirements: 10. Per Section 14.2303.A, the landscape plan shall include all principal and accessory structures, including fencing and screening walls, and freestanding signs. The preliminary landscape plan shall also include, but not limited to, the following: the proposed treatment of all ground surfaces, location of exterior lighting, including parking lot lighting, methods to protect plants and planted areas, irrigation plan, grading and drainage plan, and a proposal to protect existing trees during and after construction. A final landscape plan can be deferred as part of the Final PUD submittal. 11. Per Section 14.2303.A.9, an irrigation plan is required. However, the irrigation plan can be deferred as part of the Final PUD submittal. Village of Mount Prospect I Page 4 12. Per Section 14.2303.13.1, the plant material schedule shall include botanical names, common names, caliper or height, and quantity. The proposed planting schedule is too vague. A final landscape plan can be deferred as part of the Final PUD submittal. 13. Per Section 14.2303.13.2, a plant material schedule of all trees (4 inch caliper and above) to be removed shall list the botanical names, common names, caliper or height, and quantity. 14. The preliminary landscape plan shall also include, but not limited to, the following: the proposed treatment of all ground surfaces, location of exterior lighting, including parking lot lighting, methods to protect plants and planted areas, irrigation plan, grading and drainage plan, and a proposal to protect existing trees during and after construction. 15. Section 14.2304.C.6 requires that all plant materials along the perimeters of parking areas and rights of way to be salt hardy. Revise the landscape plan to demonstrate compliance with the code. 16. Per Section 14.2306.A.2, landscape parking islands shall consist of a mixture of evergreens, shrubs and perennials. It is unclear if the combination proposed meets this requirement. 17. Identify all trees to be removed (if any), provide a tree removal permit application, and follow the steps provided in Section 14.2308 of the Village Code, including providing a tree preservation plan. A tree preservation plan can be deferred as part of the Final PUD submittal. Photometric Plan: 18. The submitted photometric plan shall be stamped and sealed by a professional engineer. A photometric plan that is stamped and sealed by a professional engineer can be deferred as part of the Final PUD submittal. 19. No preliminary lighting information, such as fixture cut sheets and light pole details, were submitted as part of the resubmittal. Refer to 14.503.B.2.1. Include any architectural facade lighting and lighting around the outdoor amenity. 20. Per Section 14.314.13.1, the proposed development exceeds the maximum foot-candle reading along the east lot line. The development is required to comply with all applicable Village Code lighting requirements. 21. Per Section 14.314.13.3, the proposed development does not meet the minimum and maximum average illumination levels for the parking lot. The development is required to comply with all applicable Village Code lighting requirements. Sri: 22. See Comment #3. Fences and Walls: 23. The applicant has verified there are no fences or walls proposed for the development. Fire Department: Please advise the petitioner of the following comments from the Fire Department must be addressed before it will grant planning approval: 90 Village of Mount Prospect I Page 5 24. Additional fire hydrants are required for this project. 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 (west and east side). An additional fire water loop will be required based on the configuration around the building. Final fire hydrant and water main configuration will be determined by the Fire Department during the site submittal review. Additional modification may be required. 25. The fire lane located on the East side of the building does not connect the front and rear of the building. Please provide a fire lane connecting the front and rear of the building. The fire lane should be a minimum of 13 feet wide. Final fire lane configuration will be determined by the Fire Department during the site submittal review. Additional modification may be required. 26. Provide an emergency vehicle/apparatus turning radius diagram for all parking lots, fire lanes, and turnaround points. Final parking lot configuration will be determined by the Fire Department during the site submittal review. Additional modification may be required. Please advise the petitioner the following items must be included in the building/site plans submittal: 27. A fire sprinkler system and standpipe system in accordance with NFPA 13 and NFPA 14 will be required for this project for all buildings. Ensure fire sprinkler shop drawings, hydraulic calculations, and equipment cut sheets are submitted for review. Village of Mount Prospect Fire Prevention Code, 24.202 28. A fire alarm system will be required for this project for all buildings. Ensure fire alarm shop drawings with point to point wiring diagrams, battery load calculations, and equipment cut sheets are submitted for review. Village of Mount Prospect Fire Prevention Code, 24.204 29. All new sprinkler risers and associated equipment shall be located in a separate room with a minimum of two hour construction. 30. A fire pump and standpipe system(s) will be required for this building. Please ensure drawings are submitted for these systems. 31. Fire hydrants are shown to be supplied from water mains throughout the new development. Water flow calculations will be required to verify that the new proposed water main sizes can meet the required fire flow GPM demand. The minimum fire flow for a residential occupancy is 3000 gallons per minute at 20 PSI residual pressure. This documentation must 91 Village of Mount Prospect I Page 6 be provided to the Village of Mount Prospects Public Works Engineering Department for review and approval along with a copy to the Mount Prospect Fire Department. Village of Mount Prospect Fire Prevention Code, 16.403 C 32. A minimum of three feet (3') clear space shall be maintained around the circumference of any new or existing fire hydrant, fire department connection, fire protection control valve or any other fire protection system component. 33. An egress plan must be provided for the space. This plan must include occupant loads, travel distances, egress widths and common path of travel distances. An egress plan will be required when the building plans are submitted for review. Additional exits may be required. 34. All egress doors are to use keyless locksets on the egress side. No flush bolts, dead or draw bolts, etc. will be allowed. Life Safety Code, 7.2.1.5.1 Please make the changes as noted above and submit one copy of the revised drawings, a point -by -point response letter, and a compact disc (CD) or USB with the revised and requested additional drawings saved as a pdf file. You may e-mail the digital copy. Feel free to contact me at (847) 818-5314 / achoi@mountprospect.org if you have any questions. Sincerely, Ann Choi Development Planner c: File Community Development 92 JJ Mount Prospect NOTICE OF HEARING BEFORE THE MOUNT PROSPECT PLANNING & ZONING COMMISSION NOTICE IS HEREBY GIVEN that on Thursday, February 10th, 2022 at the hour of 7:00 p.m., there will be a virtual public hearing concerning the following: CASE NO. PZ -25-21 COMMONLY KNOWN AS: 2040 W. Algonquin Road PIN#: 08-15-400-047-0000 PETITIONER: Wyllys Mann, MVAH Partners 9100 Centre Pointe Drive, Suite 210 West Chester, OH 45069 OWNER: Cirila Emotin, Consolidated Properties Trust 201 Everglade Drive Madison, WI 53717 NATURE OF REQUEST: Petitioner is seeking a zoning map amendment and a conditional use to allow for a preliminary planned unit development, and other relief from the Village of Mount Prospect Village Code as may be required for this project. All interested parties are invited to attend a virtual public hearing of the Village's Planning and Zoning Commission. Those interested in participating in the meeting should visit the Village's website (www.mountprospect.org) 2 hours prior to the meeting to access the meeting code. Interested parties are encouraged to submit written questions or comments to the Village prior to the meeting that will be included in the discussion. Comments may be emailed to achoi&mouniprospect.org. Persons having questions may call the Community Development Department of Mount Prospect at (847) 818-5328. The Planning & Zoning Commission will make a recommendation based on the information discussed at the meeting; the Village Board's decision is final for this case. Dated at Mount Prospect, Illinois, this Wednesday, January 26, 2022. Joseph P. 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Areas with limited accessibility due to fixture location or where heavy pedestrian or vehicle traffic makes maintenance difficult are ideal applications. The high wattage/lumen output allows the fixture to be used for parking, restaurant, quick service, shopping centers or general area lighting applications. CONSTRUCTION -The heavy-duty housing is constructed of cast aluminum with heat dissipating fins. The optical assemblies are sealed in place using a silicone gasket for weather tight protection. Modular LED system for ease of maintenance. ETL listed for wet locations (IP65). Each fixture can accommodate advanced wireless control, management and reporting systems for outdoor lighting when ordered with the CLAARM mounting (required). FINISH- A corrosion -resistant epoxy E -Coat layer that forms a uniform and all-encompassing protective barrier is applied to the fixtures prior to electrostatically applying a super durable powder coat finish. Standard colors available: Black, Bronze, US Green and White. Custom colors available on request. OPTICAL SYSTEM - Made with state of the art UV stabilized acrylic high performance refractive optical assemblies that use high transmissivity materials to achieve precise photometric distributions. Available in Type II, III, IV, IV Automotive, Automotive Frontline Wide, IVTennis, V Medium and V Wide Beam configurations. Optics may be ordered rotated 90 degrees for perimeter lighting or walkway applications (optics are not field rotatable). Star Light friendly (meets or exceeds Dark Sky requirements) in the horizontal position. ELECTRICAL SYSTEM -Available in up to a 60,000 lumens output LED system in 5000K Cool White (+/- SOCK) or 4000K Neutral White color temperature. Available with 120-277 50/60 Hz power supply. LED's rated for over 50,000 hours at 25°C ambient temperature. 480V and 347V input option available. 0-10V dimming. Built-in surge protection up to 10 kV. Built-in Active PFC Function >95%/Full load. LED Power Supply conforms to UL8750 standards. MOUNTING- Proprietary slide -on mounting system allows for quick installation. The CLA can be ordered with an aesthetically pleasing arm mount (CLAARM - required for integrated dynamic control systems), a 2" adjustable slip fitter (CLA2AF) for mounting on a standard 2-3/8" OD tenon and an entire compliment of pole brackets with integrated quick mount technology. CLASM for direct mounting to poles in single (1 @90°) or D180 (2@ 180°). LISTINGS- Complies with UL8750, ETL listed for damp locations. Meets US and Canadian safety standards. -40°C to 50°C ambient operation. RoHS Compliant. FIXTURE WEIGHTS (APPROXIM/CtO 2 BRICK 4 BRICK 6 BRICK Weight (Ibs) 141bs 201bs 281bs Project Name: Date: Location: 1919 Windsor Place Fort Worth, TX 76110 Notes: 800.633.8711 et o ivt o ��d www.wislighting.comI 55 REV. 08/20 Specifications subject to change without notice. 123 CLA SERIES LEO AREA Example: WLS-CLA-N-25L-T5W-1-B-PCR7-BZ 1 Multi -Volt is an auto ranging power supply from 100V to 300C input. 2 Custom RALcol or matching is available. Contact your sales professional for additional information. 3 Slide mount adaptor for direct pole mounts cannot be used when mounting fixtures at 90° increments. 4 Order one for 8L -20L units. two for 25L -40L units, three for 45L -60L units. 5 Accessory mounting device must be ordered for each luminaire to provide mounting means. CLAARM Decorative Arm Mount (0.3 EPA, 3.5 lbs.) with Slide Mount Adapter III 2" Adjustable Slip Fitter with Slide Mount Adapter WLS SIVGSNiEIMS CLASM Slide Mount Adaptor NOTES 6 PCR7 photocell receptacle must be oriented in the field so that the light sensor on the control is facing North. When using with the CLA2AF, the fixture must be in a downward facing position (<90° tilt). Use ofthe PCR7 with a fixture in an upward facing position will void warranty. 7 8L, 10L, 12L, 15L, 25L, 30L and 45L are the only Nominal Lumen Packages available in a Warm White color temperature. All other lumen packages are only available in Cool White or Neutral White. PC2 480V Twist -Lock Photocell PC6 Multi -Tap (105-285V) Twist -Lock Photocell I �J 1 EPA's shown include both the fixture and the mounting apparatus. 2 QMSCM Quick Mount only available for fixtures with up to 4 bricks. 3 Order one per LED brick. Field installed. 4 PCR7 photocell receptacle must be oriented in the field so that the light sensor on the control is facing North. PCR74 7 -Pin Twist -Lock Photocell Receptacle ANSI C136.41 and Receptacle Shorting Cap LUMINAIRE EPA CHART- CLAM EACH COLUMN TO FORMULATE ORDERCODE. NG INFORMATION SELECT Refer . below. APPROPRIATE CHOICE FROM PRODUCT C0LOR7EMP NOMINAL LUMENS OPTICS VOLTAGE,©PTIONS- FINISH AC[ES*ORIES CLA C Cool White (5000K) 8L 8000 Lumens' T2 Type II 1 Multi -Volt' PCR7 7 Pin BZ Bronze 1 2" Adjustable Slip Fitters N Neutral White (4000K) 10L 10,000 Lumens' T3 Type III 2 347-480 (HV) Twist -Lock BK Black PC2 480VTwist-Lock Photocell W Warm White (3000K)' 12L 12,000 Lumens' T4 Type IV PhotocellGR US Green PC7 Multi -Tap (105-285V) Twist -Lock Photocell 15L 15,000 Lumens' FAW Frontline Auto Wide Receptacle WH White CLAARM Decorative Arm Mount (0.3 EPA, 3.7 Ls)' 20L 20,000 Lumens T4T Type IVTennis ANSI Cl 36.41 &Receptacle SP Special CLASM Slide Mount Adaptor"' 25L 25,000 Lumens' TSM Type V Medium Shorting CLAARMR Decorative Arm Mount for Round Poles (0.3 EPA,3.7 lbs) 30L 30,000 Lumens' TSW Type V Wide Cap' CLAARMFSP Arm with Integrated PIR Motion Sensor 35L 35,000 Lumens S215 Angled Back Light Shield 40L 40,000 Lumens TLWSFSIR Remote Hand held Sensor Configuration Tool 45L 45,000 Lumens' TLWSFSIR-L2 360' Lens, Maximum Coverage 48' Diameter From SOL 50,000 Lumens 8' Height 55L 55,000 Lumens TLWSFSIR-L3 360' Lens, Maximum Coverage 40" Diameter From 60L 60,000 Lumens 20' Height TLWSFSIR-L4 360' Lens, Maximum Coverage 60" Diameter From 40' Height TLWSFSIR-L7 360' Lens, Maximum Coverage 100" Diameter From 40' Height CLAHT238 Horizontal 2-3/8" OD Tenon Mount ORDER: WLS-CLA Example: WLS-CLA-N-25L-T5W-1-B-PCR7-BZ 1 Multi -Volt is an auto ranging power supply from 100V to 300C input. 2 Custom RALcol or matching is available. Contact your sales professional for additional information. 3 Slide mount adaptor for direct pole mounts cannot be used when mounting fixtures at 90° increments. 4 Order one for 8L -20L units. two for 25L -40L units, three for 45L -60L units. 5 Accessory mounting device must be ordered for each luminaire to provide mounting means. CLAARM Decorative Arm Mount (0.3 EPA, 3.5 lbs.) with Slide Mount Adapter III 2" Adjustable Slip Fitter with Slide Mount Adapter WLS SIVGSNiEIMS CLASM Slide Mount Adaptor NOTES 6 PCR7 photocell receptacle must be oriented in the field so that the light sensor on the control is facing North. When using with the CLA2AF, the fixture must be in a downward facing position (<90° tilt). Use ofthe PCR7 with a fixture in an upward facing position will void warranty. 7 8L, 10L, 12L, 15L, 25L, 30L and 45L are the only Nominal Lumen Packages available in a Warm White color temperature. All other lumen packages are only available in Cool White or Neutral White. PC2 480V Twist -Lock Photocell PC6 Multi -Tap (105-285V) Twist -Lock Photocell I �J 1 EPA's shown include both the fixture and the mounting apparatus. 2 QMSCM Quick Mount only available for fixtures with up to 4 bricks. 3 Order one per LED brick. Field installed. 4 PCR7 photocell receptacle must be oriented in the field so that the light sensor on the control is facing North. PCR74 7 -Pin Twist -Lock Photocell Receptacle ANSI C136.41 and Receptacle Shorting Cap LUMINAIRE EPA CHART- CLAM FIXTURE 2 BRICK EPA's' CONFIGURTION 4 BRICK EPA's' 6 BRICK EPA's' 1 @ 90' 0.8 0.9 1.1 2@180' 1.5 1.7 2.1 2@90' 1.4 1.5 1.7 3@90' 2.1 2.3 2.6 4@90'or4@70' 2.2 2.5 2.6 1919 Windsor Place Fort Worth, TX 76110 800.633.8711 www.wislighting.com Project Name: Date: Location: Notes: 55 REV. 08/20 Specifications subject to change without notice. 52154 Angled Back Light Shield CLAHT238 Horizontal 2-3/8" OD Tenon Mount with Slide Mount Adaptor 124 CLA SERIES IES INDOOR REPORT PHOTOMETRIC FILE NAME: CLAC60LT3 Type 111 Optical Assembly 60,000 Lumen, Cool White 465W CTL LED Color Temperature: 5,000 K LED AREA 1919 Windsor Place L 16 H 1 I N G Fort Worth, TX 76110 SYSTEMSWIS 800.633.8711 www.wislighting.com IES INDOOR REPORT PHOTOMETRIC FILE NAME: CLAC60LT5M Type V Medium Optical Assembly 60,000 Lumen, Cool White 465W GTL LED Color Temperature: 5,000 K CLA - Not to Scale 1 0.56. ✓ 4.00 0.% 1.66 f 10 — 2.50 Project Name: Date: Location: Notes: 55 REV. 08/20 Specifications subject to change without notice. 125 CLA SERIES LEO AREA COOLWHITE 1919 Windsor Place Fort Worth, TX 76110 C T C M1 C J 1 J i C' I J SYSTEMS WISL 800.633.8711 Deliveredtumens Amperage Draw QwtpwtlD Nominal Lumens ' systorn L70 ' II III IV Wattage 250 c Type Type Type Type 4T FAW Type 5M Type 5W 120V 208V 240V 277V 347V 480V 7034 7675 7105 7591 7065 7850 7254 8L8,000 68 >50K 0.57 0.33 0.29 0.25 0.25 0.15 B2 UO G3 B3 UO G3 B3 UO G3 B3 UO G1 B2 UO G2 B3 UO GI B3 UO G2 9446 10311 9541 10195 9488 10542 9741 10L 10,000 93 >50K 0.78 0.45 0.39 0.34 0.27 0.20 B3 UO G3 B3 UO G3 B3 UO G3 B3 UO G2 B3 UO G2 B3 UO GI B3 UO G2 11021 12030 11132 11895 11070 12300 11366 12L12,000 lOS >50K 0.90 0.52 0.45 0.39 0.32 0.23 63 UO G3 B3 UO G3 B3 UO G3 B3 UO G2 B3 UO G3 B4 UO GI B4 UO G2 13225 14436 13358 14273 13284 14760 13639 15L15,000 135 >SOK 1.13 0.65 0.57 0.49 0.39 0.29 63 UO G3 B3 UO G3 B3 UO G3 B3 UO G2 B3 UO 63 B4 UO 61 B4 UO G2 17194 18767 17367 18556 17271 19189 17731 20L 20,000 159 >50K 133 0.77 0.67 0.58 0.46 0.34 B3 UO G3 B3 UO G3 B3 U0 G3 B3 UO G2 B3 UO G3 114 UO G1 115 UO G3 22310 24352 22534 24078 22410 24899 23007 25L 25,000 B3 UO G3 B3 UO G4 B4 UO G4 B4 UO G2 B3 UO G3 B5 UO G7 B5 UO G3 220 >50K 1.84 1.06 0.92 0.80 0.64 0.46 26450 28870 26715 28545 26568 29519 27276 30L 30,000 265 >50K 221 128 1.11 0.96 0.77 0.56 B3 UO G3 B3 UO G4 B4 UO G4 B4 UO G2 B3 UO G3 B5 UO G1 B5 UO G4 31275 34138 31590 33754 31415 34905 32253 35L 35,000 63 UO G3 E3 UO G4 64 UO G4 B4 UO G2 63 UO G3 65 UO GI 65 UO G4 294 >50K 2.45 1.42 1.23 1.07 0.85 0.62 35918 39206 36279 38765 36079 40087 37041 40L 40,000 320 >50K 2.67 1.54 1.34 1.16 0.93 0.67 B4 UO G5 B4 UO G5 B4 UO G4 B4 UO G2 B4 UO G5 B5 UO G2 B5 UO G4 40032 43696 40434 43204 40211 44678 41283 45L 45,000 400 >50K 3.34 1.93 1.67 1.45 1.16 0.84 B4 UO G5 B4 UO G5 B5 UO G5 B5 UO G3 B4 UO G5 B5 UO G2 B5 UO G5 44409 1 48473 44855 47928 44607 49563 45797 50L 50,000 424 >50K 3.54 2.04 1.77 1.54 1.23 0.89 B4 UO G5 B4 UO G5 BS UO G5 B5 UO G3 B4 UO G5 B5 UO G2 B5 UO GS 49213 53717 49708 53113 49433 54925 50751 55L 55,000 455 >50K 3.80 2.19 1.90 1.65 1.32 0.95 B4 UO G5 B5 UO GS B5 UO GS B5 UO G3 B4 UO GS B5 UO G2 B5 UO GS 53878 58509 54419 58147 54118 60131 55562 60L 60,000 465 >50K 3.88 2.24 1.94 1.68 1.35 0.97 B4 UO G5 B5 UO G5 B5 UO G5 BS UO G4 B5 UO G5 B5 UO G2 B5 UO GS NEUTRALWHITE Delivered Lumen's Amperage Draw (7utpwtlD nfc+minalLumens System L7S}@ Wattage 251 c Type II Type III Type IV Type 4T FAW Type 5M Type 5W 120V 208V 240V 277V 347V 480V 6753 7371 6821 7288 6783 7536 6964 8L8,000 68 >50K 0.57 0.33 0.29 0.25 0.20 0.15 62 UO G3 B3 UO G3 B3 UO G3 B3 UO G1 B2 UO G2 B3 UO G7 B3 UO G2 9096 9899 9160 9788 9109 10121 9352 10L 10,000 93 >50K 0.78 0.45 0.39 0.34 0.27 0.20 B3 UO G3 B3 UO G3 B3 UO G3 B3 UO G2 B3 UO G2 B3 UO G7 B3 UO G2 10580 11549 10687 11419 10628 11808 10911 12L 12,000 108 >SOK 0.90 0.52 0.45 0.39 0.32 0.23 B3 UO G3 B3 UO G3 B3 UO G3 B3 UO G2 B3 UO G3 B4 UO G1 B4 UO G2 12697 13859 12824 13703 12753 14170 13094 15L 15,000 135 >50K 1.13 0.65 0.57 0.49 0.39 0.29 B3 UO G3 B3 UO G3 B3 UO G3 B3 UO G2 B3 UO G3 B4 UO G1 B4 UO G2 16507 18017 16672 17815 16580 18422 17022 20L 20,000 159 >SOK 1.33 0.77 0.67 0.58 0.46 0.34 B3 UO G3 B3 UO G3 B3 UO G3 B3 UO G2 B3 UO G3 B4 UO Gl B5 UO G3 21418 23379 21634 23116 21514 23904 22088 25L 25,000 220 >50K 1.84 1.06 0.92 0.80 0.64 0.46 B3 UO G3 B3 UO G4 B4 UO G4 B4 UO G2 B3 UO G3 B5 UO G1 B5 UO G3 25392 27716 25647 27404 25506 28339 26189 30L 30,000 265 >50K 2.21 1.28 1.11 0.96 0.77 0.56 B3 UO G3 B3 UO G4 B4 UO G4 B4 UO G2 B3 UO G3 B5 UO G1 B5 UO G4 30025 32722 30326 32404 30159 33509 30963 35L 35,000 294 >50K 2.45 1.42 1.23 1.07 0.85 0.62 B3 UO G3 B3 UO G4 B4 UO G4 B4 UO G2 B3 UO G3 B5 UO G 1 B5 UO G4 34482 37638 34829 37215 34636 38484 35560 40L 40,000 320 >SOK 2.67 1.54 1.34 1.16 0.93 0.67 B4 UO G5 B4 UO G5 B4 UO G4 B4 UO G2 B4 UO G5 B5 UO G2 B5 UO G4 38431 41948 38817 41476 38602 42891 39632 45L 45,000 400 >SOK 3.34 1.93 1.67 1.45 1.16 0.84 B4 UO G5 B4 UO G5 B5 UO G5 B5 UO G3 B4 UO G5 B5 UO G2 B5 UO GS 42633 46535 43061 46011 42823 47581 43965 50L 50,000 424 >50K 3.54 2.04 1.77 1.54 1.23 0.89 B4 UO G5 B4 UO G5 B5 UO GS B5 UO G3 B4 UO G5 B5 UO G2 B5 UO G5 47245 51568 47719 50988 47456 52728 48721 SSL 55,000 455 >50K 3.80 2,19 1.90 1.65 1.32 0.95 64 UO G5 B5 UO G5 B5 UO GS B5 UO G3 B4 UO G5 B5 UO G2 B5 UO GS 51723 56457 52243 55822 51954 57726 53339 60L 60,000 465 >50K 3.88 2.24 1.94 1.68 1.35 0.97 64 UO G5 B5 UO GS B5 UO GS B5 UO G4 B5 UO G5 B5 UO G2 B5 UO GS 16 H 1 I N G 1919 Windsor Place Fort Worth, TX 76110 C T C M1 C J 1 J i C' I J SYSTEMS WISL 800.633.8711 www.wislighting.com Project Name: Date: Location: Notes: 55 REV. 08/20 Specifications subject to change without notice awn. u,ux F c�i 1191HX3 Ntlfl101fltl oSIONIIII`133dSOkld 1Nf0W d0 30tlllIA a W W� Sld Ol HONS 103dSOFld p.i \�I I I i %n I II I I I I I I I m I 6 I I 1 I I lyll I i Iwll I �r II II y"uF3 11 ar'u(7 ly'll O � � I I,;II � I �I I I ;I I � III I s. 00 O OOO I O �co-o 0 O II o C) O O O o � Ja \o v O o O O O O +� O \ O O EL���v awn. u,ux F c�i �," 1191HX3 Ntlfl101fltl i� SIONIIII `133dSOkld 1Nf10W d0 30tlllIA 2 oa p W W.S1=101qe HOIN3S 103dSOFld a a! e N \�I I I I I� i 1 I I 1 I I I b li III IIII III II I I II II I "SII ILII II sLLo$ I'�:II I II 0V IB o I 'c II a I i o %I I I I II o I o II C w I j IX II I °II m I I C) o 't- CD 0 0 Fa �I CD CD T o �Q oM \ L C) O CD) � L \ �V \ 0 A awn. u,ux F c�i �," 1191HX3 Ntlfl101fltl i� SIONIIII `133dSOkld 1Nf10W d0 30tlllIA 2 oa p W W.S1=101qe cw,) HOIN3S 103dSOFld a a ! e I I -- i 1 � I I 111 5Lo JN�LLLL I I o I I II o I i 0 11 C w I 011 r � I L- o N-)opo�co Fi0 0o (-0N-) o O ao Q � m - � � a on O JaEll �Q o U �\ a 00 o ���U� CO Choi, Ann From: tina vaughn <tinavaugh@yahoo.com> Sent: Monday, January 31, 2022 8:34 AM To: Choi, Ann Subject: Notice of Hearing Case PZ -25-21 I've tried calling twice on this. Case No. PZ -25-21 2040 W. Algonquin Rd. What exactly do they want to build? We don't need more low income housing (as some like to call it -affordable housing) in the area, and I don't see them squeezing in luxury buildings in between what is there? I thought there had been talk in the past of tearing some of those apartments down? Crime is rising in the area we don't need to bring more in. My home backs up to this area and this really scares me to what they may want to put up. I don't feel there should be relief for this project (units/apartments) from the village. Why don't they make it a park with some nice landscaping? I would like to listen in on the meeting but unfortunately I don't have zoom capability on my computer. Concerned citizen, Tina Vaughn iKTI7 ORDINANCE NO. AN ORDINANCE GRANTING A ZONING MAP AMENDMENT AND A CONDITIONAL USE FOR A PRELIMINARY PLANNED UNIT DEVELOPMENT FOR PROPERTY LOCATED AT 2040 W. ALGONQUIN ROAD, MOUNT PROSPECT, ILLINOIS WHEREAS, The Petitioner, Wyllys Mann of MVAH Partners, ("Petitioner"), on behalf of Cirila Emotin of Consolidated Properties Trust, ("Property Owner"), has filed a petition for a zoning map amendment from R -X Single -Family Residence District to R-4 Multi - Family Residence District and a Conditional Use for a Planned Unit Development (PUD) consisting of a four-story, elevator building with parking lot for property located at 2040 W. Algonquin Road, Mount Prospect, Illinois ("Property") legally described as follows: THE EAST 107.15 FEET OF THE WEST 692.40 FEET (MEASURED ALONG A LINE PARALLEL WITH THE NORTH LINE) OF THAT PART LYING SOUTH OF THE NORTH 388.70 FEET OF LOT 2 IN EDWARD BUSSEE'S DIVISION OF PART OF THE SOUTHEAST 1/4 SECTION 15 AND PART OF THE NORTHEAST 1/4 OF SECTION 22, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, (EXCEPT FROM AFORESAID TRACT OF LAND THE NORTH 315.00 FEET THEREOF), IN COOK COUNTY, ILLINOIS. Commonly known as: 2040 W. Algonquin Rd., Mount Prospect, Illinois Property Index Number: 08-15-400-047-0000 WHEREAS, the Petitioners to develop vacant land to construct a four-story, elevator building with parking lot, consisting of 53 -units of affordable senior housing; and WHEREAS, a Public Hearing was held on the request for rezoning being the subject of PZ -25-21, before the Planning and Zoning Commission of the Village of Mount Prospect on the 10th day of February, 2022, pursuant to proper legal notice having been published in the Daily Herald on the 26th day of January, 2022; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the President and Board of Trustees in support of the request being the subject of PZ -25-21; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given consideration to the request herein and have determined that the same meets the standards of the Village and that the granting of the Zoning Map Amendment and the proposed Conditional Use permit would be in the best interest of the Village. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNT, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS. 514408_3 1 131 SECTION ONE: That the recitals set forth hereinabove are incorporated herein as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The President and Board of Trustees of the Village of Mount Prospect approve a zoning map amendment from R -X Single -Family Residence District to R-4 Multi -Family Residence District and a Conditional Use for a Planned Unit Development (PUD) consisting of one principal four-story, elevator building with parking lot to be used for senior housing as shown on the site plan prepared by Manhard Consulting, Ltd, dated January 21, 2022, a copy of which is attached and made part of this Ordinance as Exhibit "A" and subject to the following conditions: 1. Approval of the preliminary planned unit development is expressly conditioned on the applicant making a good faith effort to pursue and incorporate cross access easement(s) with the adjacent property owner(s) to the west and/or east, as recommended by staff; or the successful IDOT permitting of an Algonquin road access point that has been approved by Village Staff if cross access easement(s) cannot by obtained. The Final PUD drawings shall indicate the required access easements and/or IDOT approved access and be revised to show changes to vehicular traffic flow and emergency access; 2. The Petitioner shall record a Plat of Easement granting pedestrian cross access between the subject property, John Jay Elementary School (District 59), and the property to the east of the subject property, in a form acceptable to the Village; 3. The Petitioner shall address all comments included in the Village review letter dated January 31, 2022; 4. A full Traffic Impact Study, if required by IDOT, shall be prepared and submitted as part of any future application for a Final PUD; 5. Development in general conformance with the plans prepared by Manhard Consulting, Ltd, dated 1-21-22; 6. Submittal of landscape, irrigation, and photometric plans that comply with Village codes and regulations; 7. Compliance with all applicable development, fire, building, and other Village Codes and regulations; 8. Petitioner shall provide a complete building code analysis during the permitting process which shall comply with the requirements set forth in the adopted building codes and amendments as adopted by the Village; 9. All ground and rooftop mounted mechanical equipment shall be screened according to Village Code; 10. All proposed signage shall meet the applicable requirements of Chapter 7 of the Village Code, unless otherwise noted in the PUD request; 11. Elevations and building materials should be noted; 12.All necessary permitting, including but not limited to, IEPA, MWRD, IDOT permits, shall be applied for and obtained. 13. Approval of the zoning map amendment is expressly conditioned on the approval of a Final PUD. If for any reason the Final PUD is not approved, the zoning map amendment shall be repealed, and the zoning shall revert back to the underlying zoning district. 514408_3 2 132 SECTION THREE: This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by law. AYES: NAYS: ABSENT: PASSED and APPROVED this _ day of March, 2022. Paul Wm. Hoefert Mayor ATTEST: Karen Agoranos Village Clerk 514408_3 3 133