HomeMy WebLinkAbout0575_001Minutes
COMMITTEE OF THE WHOLE
April 14, 1992
The meeting was called to order , at 7:40 p.m. by Mayor Gerald L. Farley. Trustees present
included Mark Busse, George Clowes, Tim Corcoran, Leo Floros, Paul Hoefert, and Irvana
Wilks. Also present were Village Manager John Fulton Dixon, Planning Director David
Clements, Finance Director David Jepson, six Village residents and three members of the print
media.
II MR-MIA!
The minutes of the March 24, 1992 Community of the Whole meeting were accepted and filed.
[RIKEWIMAR
Trudie Berndt of 3 West Euclid asked the Committee if there had been any action taken by the
Village Board to stop the construction of a parking lot at a church located at 1 West Euclid.
Mayor Farley stated that the Village Code permits a parking lot under these circumstances, but
that the Village Board will be reviewing this provision in the coming months. Ms. Berndt said
she understood there was a restrictive covenant on the property which prohibited this type of
use. Mr. Dixon responded that a covenant is a private matter and would need to be pursued
in a civil suit. Ms. Berndt suggested that the Village should be sensitive to the concerns of
neighboring property owners in matters like this.
Mr. Ramesh Gandhi, 342 Maple Street, of the Maple Street Townhomes Association stated that
Association members were requesting that the Village lease parking spaces in the Maple Street
Parking Lot to the Association members. The spaces would be used from April 1 - November
30 and during the hours of 7:30 p.m. to 7:00 a.m. Mr. Dixon said this had been discussed at a
Coffee With the Council meeting and that a draft agreement had been prepared. Under the
terms of the agreement, the Association members would pay $1.00 per night for using the spaces.
Mr. Gandhi stated the $1.00 per day rate would total about $160 per year and he asked if the
fee could be based on an annual payment of $90 per space. The $90 is based on the fee that
businesses pay for lease spaces in the Wille Street Lot or on Prospect Avenue.
During the discussion that followed, the Committee members generally agreed that a reduced
fee for the Association members should be considered and that the fee being charged to
businesses should be reviewed to see if it should be increased. The consensus was that an
annual fee of $120.00 based on $.75 per day for 160 days should be established. Trustee Busse
did not take part in the discussions and said he would abstain from any vote because of a
possible conflict of interest.
Village Manager Dixon stated that on April 7, 1992 Governor Edgar proposed eliminating the
municipalities' and counties' share of the Income Tax Surcharge as of July 1, 1992. If the
Legislature enacted the Governor's proposal, the Village of Mount Prospect would lose an
estimated $775,000 in the 1992/93 fiscal year and $250,000 in the 1993/94 fiscal year. As a
contingency measure, Mr. Dixon recommended that the Village Board could use $425,00 from
the Police and Fire Building Construction Fund and then reduce expenditures by $350,000 for
the 1992/93 fiscal year.
The specific expenditures to be reduced included the following:
Defer Kenneth Drive Reconstruction
$100,000
Defer New Phone System
75,000
Reduce Provision for Computer System
50,000
Reduce Street Resurfacing
50,000
Reduce Lineman Road Project
25,000
Eliminate New Technology Projects
50.000
Total
5
Mr. Dixon added that we will not know if the Surcharge funds are to be eliminated until the end
of June, .but that the above steps could be taken if the funds are eliminated.
During the discussion that followed, Mayor Farley and Trustees Busse, Floras and Wilks said
they supported the recommendations. Trustee Hoetert said he would like to reduce the budget
now rather than waiting. Trustee Clowes said he was concerned about delaying the telephone
system and the computer replacement and that he would like to reduce the contingency in the
Police and Fire Building Construction Fund. Mr. Dixon responded that the contingency
remaining was about 10% of estimated costs and he thought we needed this amount. He said
the committee would get an update at the April 28, 1992 Committee of the Whole meeting.
Trustee Corcoran said he would like to delay the acquisition of the Sewer TV Truck and the
improvements to the Senior Center until later in the year. Mr. Dixon said we had planned on
starting the Senior Center Project as soon as possible so it would be closed up before winter.
He said the Public Works Department would do some of the work during the winter months.
Trustee Corcoran said he would like to see hard numbers before we move ahead.
2
Finance Director Jepson stated that by early July, he would be submitting an update of financial
projections for the next several years.
Mayor Farley and Trustee Clowes presenteda, resolution which stated that the name of any
public buildings in Mount Prospect should reflect the functional use of the building.
Additionally, a plaque or plaques containing the names of appropriate priate elected officials and other
individuals could be placed inside the building at the discretion of the Village Board. Trustee
Clowes stated the intention was to eliminate possible confusion by including the functional use
in the name, and Mayor Farley added a building could be dedicated to an individual but it
should not be named after the individual. The Committee members concurred with the intent
of the resolution.
Mayor Farley suggested that the new Police and Fire Building be called the Mount Prospect
Police and Fire Facility and dedicated to the memory of Robert Tiechert. No action was taken.
Trustee Hoefert said he would like to see the building called the Mount Prospect Police and Fire
Station No. 1. Trustee Floras said he would like the building called the Mount Prospect Police
and Fire Building. Trustee Clowes said he would support the Mount Prospect Police and Fire
Building.
Trustee Wilks made motion that the building be called the Robert B. Tiechert Police and Fire
Facility. The motion failed with three yes and four no votes.
Trustee Hoefert's motion to call the building the Mount Prospect Police and Fire Station was
defeated 5 to 2. A motion to name the building the Mount Prospect Police and Fire
Headquarters passed 4 to 3.
Trustee Wilk's motion to dedicate the building to former Mayor Tiechert passed 7 to 0.
Trustee Corcoran's motion to include a plaque recognizing the Citizens' Committee passed 7
to 0.
VII Manager's Report
Mr. Dixon reported that the owners of the Health Spa had appealed the revocation of their
business license.
VIII Other Business
Trustee Clowes stated that the minutes of the Solid Waste Commission were not clear regarding
the response of the Commission to the report of the two container limitation. Additionally, he
mentioned that the minutes for the Sign Review Board were not clear regarding the Bl
Sombrero Restaurant. Trustee Clowes also asked when the zoning of church property would
K
be discussed, and Mr. Dixon said it would be at the Committee of the Whole meeting May 12,
1992.
IX Adjournment
The meeting adjourned at 9:27 p.m.
DCJ/sm
4
Respectfully submitted,
David C. Jepson, Finance Director
Pe!opte
U
W '
Educatin
Box 932,
Prospect
*" a Long -Lasting Environmertt_
MQo
Heights, Illinois,, 60070, U.S.A.
An Illinois Not For Profit Corporation
Project P.E.O.P.L.E. was created by children and a teacher who noticed
that people need to be more aware of Earth's manmade problems, solutions,
and their daily part in putting the solutions into practice. We feel one
person can make a difference. But what if a hundred, a thousand, or a
million people each did their part to preserve and help the environment?
It is our mission to form a chain of education and action to work with
nature to revive the planet and keep it healthy and liveable.
When a family joins, they pay an annual $5 membership fee and get a list
of 80 ways they can help the environment and a periodic newsletter.
Since January 1990, we have over 1,000 members internationally. Our goal
is to unite as many people from around the world as possible.
We have received much local and national recognition. Within eight
months we were personally honored twice by President Bush at the White
House; In November of 1990 we won the President's Environmental Youth
Award for the entire midwest, and in July of 1991 we won the Take Pride
in America Award. Also, we have the endorsements of our local mayors and
chambers of commerce, and we have been positively received by our and
other communities.
In addition to our membership, we have formed an Awards Program which
seeks to recognize those institutions which are doih4 an exceptional job
of promoting and implementing environmentally friendly practices. We
would be proud to recognize businesses, schools, and other institutions
showing initiative in any or all of the following areas: Recyclinq,
Reusing, Reducing, Purchasing, Revitalization, Environmentally Friendly
Substances, and Environmental Awareness. The children have designed a
puzzle in the form of a beautiful plaque, with each category being a
piece. You can apply for one to seven awards. We will then contact you
to arrange a meeting with several children and an adult to work together
and explain our programs.
If a family wishes to join,
for environmentally friendly
eager and industrious group
you. Together, we will make
perpetuation of our planet.
Diana Feingold, Founder
or if an institution wishes to be recognized
practices, please write to us. We have an
of children who look forward to working with
a difference in promoting the safety and
Printed on recycled paper
FOR IMMEDIATE PRESS RELEASE
February 13, 1992
Project P.E.O.P.L.E., People Educating Other People for.a
Long -Lasting Environment, a Chicagoland award-winning children's
environmental organization, was invited on January 27, 1992 to
testify before the United States Senate at a special Children's
Senate Hearings on Global Warming sponsored by Senators John Chafee
and Al Gore. There, the children from 17 of the nation's most
prominent and successful children's; grassroots environmental
organizations formed a coalition to send the very clear message to
President Bush that they expect him to represent The United States at
the Earth Summit in June of 1992. 6th grade Mount Prospect teacher
Diana Feingold, 8th grade student and founding member Ernest Pasion,
and his father Ernesto Pasion traveled to Washington D.C. so that
Ernest could testify before the Senate.
Ernest feels very -strongly that we should be exploring more
ways to harness solar and wind power, among other things. In fact,
filmed at the National Press Club, Ernest was featured on national
news talking about the environment vs. the economy - 2 very relevant
topics! All networks and/or affiliates have this on tape. For your
reference, he is the Philippine American boy with glasses who has
some insightful comments for President Bush and the leaders of our
world.
Cameras from ABC, CBS, NBC, CNN, and Nickelodeon and their
correspondents filmed the children's press conference at the National
Press Club as well as their testimony at the Senate Hearing. The
cameras followed the children to the gate of the White House after
President Bush refused to acknowledge the children's presence nor the
coalition. The children took petitions from over 100,000 children
across America directly to the White House. Each child who signed
e petition promised to try to reduce CO2 by about a ton in a year
and urge President Bush to do the same at the White House as well to
please make a commitment to attend the June 1992 Earth Summit to work
toward global environmental policy.
The children took the petitions to the Senate Hearings to ask
Senators Chafee and Gore to give the petitions to President Bush,
which they promised to do. To date, we still have not received any
response from President Bush. However, Earth Day/Earth Month is
rapidly approaching!
The children of the coalition representing 17 major
environmental children's organizations were featured on ABC and NBC
National News, Good Morning America, CNN Headline News, and
Nickelodeon TV, to name a few, as well as many newspapers across the
country.
We are notifying you again today because in the next month or
so, President Bush will have to make a decision as to whether or not
to attend the Earth Summit. It is then that media around the country
are planning to feature the children's efforts as they represent the
children of America who are concerned about global warming as well as
other forms of pollution and global destruction. We thought that you
would appreciate knowing that one of those 17 groups was founded and
is based here in Chicagoland!
If three environmentalists take their message
to three other people, who contact three more people.
By Anne Mueller
Public Information
RECENT TELEVISION
commercial showed a woman's
face multiplying to 64 images
to illustrate the number of people affected
when she raved about her shampoo to two
friends, who each told two friends, who
in turn told ... well, you get the picture_
Project PEOPLE began by taking that
concept one better. A goal for each of its
members was to make a minimum of three
other people environmentally aware.
Two years after its inception, the group
has evolved. While continuing to spread
the word on environmental education,
Project PEOPLE now focuses attention on
businesses and organizations that have ex-
celled in ecological endeavors and pre-
sents them with awards.
The core group is the same, though,
still interspersing its environmental efforts
with soccer practice, music lessons and
homework.
With an acronym standing for People
Educating Other People for a Long-lasting
Environment, Project PEOPLE is a cam-
paign that started less than two years ago
We've been doing lots more recycling and reusing
since I've joined Project PEOPLE. I feel that it's
important to do that because if even one house isn't
recycling, that would make the environment worse.
— Erin iogala, 11,
Junior Treasurer
in Diana Feingold's sixth grade class at
River Trails Junior High School in Mount
Prospect.
Feingold says during her first two years
as a teacher, she informally covered en-
vironmental concepts in science classes.
It was only during tate 1989-90 academic
year that the class's science textbooks first
featured an ecology chapter. But through-
out her short tenure, it seemed students
often looked to her for environmental ad-
vice and guidance.
"On several occasions, former students
and their siblings came to me, all feeling
they wanted to personally make a differ-
ence in cleaning up the environment but
not knowing how to do so." she said.
"Concurrently, the children in my classes
were also feeling this way.'
believe I can make a difference
individually, but lots of other people can make a bigger
difference, which is what really counts.
— Heather Tabbert, 12
Junior Secretary
She would explain measures each per-
son could take, but soon realized the kids
felt their individual actions wouldn't add
up to much in an undertaking so massive,
Using hand towels instead of paper towels,
for example, seemed fairly futile when the
children were keenly aware of landfill
problems, smog and contaminated
groundwater.
Project PEOPLE's grassroots sprouted
from the students' frustration.
"People feel powerless individually,"
she said. "Even though one person can
make a difference, more people working
together can make an even greater differ-
ence.
"We seek to form a chain of action and
education. Our numbers empower
people."
Now with more than 1,000 members,
Project PEOPLE typifies the snowball ef-
fect. Early in 1990 the sixth -graders met
formaliv for the first time on a weekend
to discuss a way to disseminate environ-
mental information and education. Thev
decided that if each of them were to teach
three others about the environment. their
OUTDOOR HIGHLIGHTS 15
combined efforts would pay back earth- response to the students was "pretty over -
friendly dividends. whelming."
FLEDGLING OUTING last
year had them staffing an infor-
mation booth at the Chicago
Botanic Gardens during the 20th anniver-
sary of Earth Day.
"The children had to quickly learn how
to concisely yet articulately teach basic
facts about the earth, explain what our
group is all about and present logical
reasons why people should join," Feingold
"People expressed a lot of interest, and
we gained widespread recognition," Tab-
bert-Johnson said. "In this region, there
aren't too many that don't know about us."
Membership is open to individuals and
families, with annual $5 dues covering all
family members living in the same house-
hold. Upon signing up, members receive
a list of 80 suggested actions they can take
to improve the environment and are asked
think that Project PEOPLE made it so big
because enough people care about our environment
to make the biggest difference they can.
Caroline Woods, 11
Junior President
said, recalling the day the students signed to comply with as many of them as possi-
up several hundred local residents, some ble.
out -of -staters and even a few international Some suggestions include walking or
visitors. cycling rather than taking a car, carpool -
Soon following were presentations in a ing, planting a tree, avoiding restaurants
variety of forums explaining the Project that offer only disposable containers, and
PEOPLE objectives. Feingold says the requesting stores stock recycled paper
students quickly learned how important a products.
task they had chosen. "It's fairly individualized," Tabbert-
"Once thev started talk:m to adults in Johnson said. An some cases its just a
the community, they felt they were lis- matterofchanging some oftheir habits
tened to." she said. -'The,, take pride in With their enrollment, individual fam-
that " ilk members are asked to educate three
Holly Tabbert-John,on, an assistant other people about the environment.. Art -
vice president at First National Bank o- nual membership also entitles a family tc.
Mount Prospect Aho servcs as the pro -j- recei%e the group's nenksletter, which hay
ect's adult president. says the public, been published only once so far. The
16 OUTDOOR HIGHLIGHTS
newsletter's second edition is scheduled
to be produced later this year.
Tabbert-Johnson says much of Project
PEOPLE's financial resources have gone
for obtaining liability insurance for the
volunteer group, which has registered as
a not-for-profit corporation in Illinois. The
organization also has gone through
copyright and service mark procedures.
'We want Project PEOPLE to be as
commonplace as the Boy Scouts and the
Girl Scouts," Tabbert-Johnson said.
Project PEOPLE already has received
recognition on a national level. Last
November the group was selected by the
U.S. Environmental Protection Agency as
one of 10 national winners of the Presi-
dent's Environmental Youth Award. The
Take Pride in America Awards Program,
administered nationally by the U.S. De-
partment of the Interior and statewide by
the Illinois Department of Conservation,
also has honored Project PEOPLE as one
of its top national winners.
" I knew this would happen," Feingold
said of the accolades the organization has
received. "It was a good plan and I knew
it would come together. I told the kids in
the beginning they didn't know how big
it kkould be."
That beginning. with roots in the class-
room, was a learning experience for both
Feingold and her students.
learned together," said Feingold.
noting that environmental studies weren t
a pan of her teacher's training. "I started
learning when I started teaching."
She now weaves em ironmental studies
into wading, mathematics and other sub-
jects Althou_h they use the science
Project PEOPLE Weans a lot ,to me. It helped me learn
,about the environment and how to save the environment
I want to help because I've learned a lot
since I'vejoined Project PEOPLE.
textbook as a resource manual, she says
her students don't rely on it for ecology
studies.
"One day they asked me, 'Aren't we
ever going to use our book?"' Feingold
recalled. "When I showed them what the
book contained, they said, 'That's nothing
compared to what we've learned!"'
She says her students now do some "act-
ing out" — imagining themselves in dif-
ferent situations and considering possible
options. For instance, one problem -solv-
ing scenario has them simulating a meet-
ing with representatives from the United
Nations. Feingold says such exercises help
the students "see the big picture."
"They come to understand how much
involved in the problem and the solution
we all are," she said.
To help in that understanding* she's in-
novative in her teaching approach.
"Every year I restructure. Its always
different," Fein,_,old said.
Outside the classroom. the Project
— Ernest Pasion, 12
Junior 'Vice President
PEOPLE program has undergone some
changes of its own. Originally set up as
an affiliation program — where a busi-
ness could display a banner advertising its
alliance with the group — Project
PEOPLE has become an awards program
for businesses, schools and other or-
ganized groups practicing environmen-
tally responsible behavior. Although such
organizations cannot become members of
Project PEOPLE, they can receive a
plaque for excelling in one or more of
seven categories — recycling, reusing,
reducing (such as removing their names
from mailing lists), revitalization (plant-
ing a tree or composting, for example),
.,�................ _MMMMMMMMMMMMMMMMMMMMM�,, _.........
FOR MORE INFORMATION,
send a self-addressed, stamped
envelope to: Project PEOPLE,
P.O. Box 932, Prospect Heights, j
111. 60070.
EXPLAINING WHAT their group
is all about to visitors at the Chicago
Botanic Gardens, members of Project
PEOPLE learned how to concisely
teach basic facts about the earth and
present logical reasons why people
should join (far left). Center left, dis-
cussing the group's new awards pro-
gram for environmentally aware
businesses are some of Project
PEOPLE's former and present junior
officers. The organization decided on
a plaque depicting planet Earth sur-
rounded by three arrows, represent-
ing achievement in various environ-
mental categories. Left, practicing
what they preach, students take part
in a local park district cleanup.
Among a list of 80 suggested actions
given to new members are recommen-
dations for regularly picking up trash
in their neighborhoods, recycling,
and avoiding use of toxic pesticides.
purchasing, using environmentally
friendly substances and promoting en-
vironmental awareness.
Created by the students, the plaque is
a type of puzzle — a fixed planet Earth
encircled by removable arrows, which are
based on the universal three -arrow symbol
for recyclable materials. A business re-
ceives the basic plaque for excelling in
one of the seven categories and an arrow
"puzzle piece" for subsequent categories
it achieves. In that way, the plaque can
be reused when another environmental
goal is attained. Feingold says the student
members decided the plaques themselves
should be constructed of a renewable, nat-
ural resource — wood from non -en-
dangered tree species. Recipients make a
donation to Project PEOPLE when
awarded their plaques.
Led by elected student officers, mem-
bers are considering expanding Project
PEOPLE's awards program to include
badges or pins for kids who have dem-
onstrated environmental awareness and
adopted environmentally safe practices.
The group meets once a month to discuss
such organizational business and report on
how things are going for the environmen-
tal education campaign that was deter-
mined to make a difference.
"The kids have gained so much confi-
dence." Feingold said_ "Now they feel
theN can do anything they set their minds
8
OUTDOOR HIGHLIGHTS 17
PROCLAMATION
WHEREAS, in order to maintain a high quality of life, people
must protect the environment for present and future generations;
and
WHEREAS, the effects of manmade problems have created situations
endangering the Earth for all mankind; and
WHEREAS, Project P.E.O.P.L.E. (People Educating Other People for
a Long-lasting Environment) was created by educator Diana
Feingold and members of her 6th grade class at River Trails
Junior High School in Mount Prospect in an effort educate people
of all ages as to the benefits of protecting our environment;
and
WHEREAS, Project P.E.O.P.L.E. has become a successful and
productive program, having received local and national
recognition; and
WHEREAS, it is the intent of Project P.E.O.P.L.E. to increase
awareness of the environmental problems and recommend solutions;
and
9 WHEREAS, individuals and/or families can be an important part of
48 Project P.E.O.P.L.E. by becoming members of the organization in
an effort to share the information relative to the numerous
i methods of saving the environment.
NOW, THEREFORE, I, Gerald L. Farley, Mayor of the Village of
Mount Prospect do hereby congratulate the founders and members
of Project P.E.O.P.L.E. for their dedication in this worthwhile
endeavor and encourage everyone to do their part to insure a
safe environment for future generations.
Gerald L. Farley
Mayor
ATTEST:
Carol A. Fields
�? Village Clerk
VILLAGE OF MOUNT PROSPECT
PLANNING AND ZONING DEPARTMENT
Mount Prospect, Illinois
TO: JOHN F. DIXON, VILLAGE MANAGER
FROM: DAVID M. CLEMENTS, DIRECTOR OF PLANNING AND ZONING
DATE: APRIL 9, 1992
SUBJECT: COMPREHENSIVE PLAN UPDATE
On March 18, 1992, the Plan Commission completed its review of the Comprehensive Plan
and suggested changes to the Plan. By a vote of 7-0, the Plan Commission recommended
approval of the revised Plan. Staff has worked very closely with the Plan Commission and
would also recommend its approval.
As you review the Plan, you will note that certain sections have been shaded and others
have a line drawn through them. The shaded areas represent new text, while those with a
line through them represent areas being deleted.
Although you will be reviewing the entire Plan, staff would like to take this opportunity to
identify the major changes:
A. On pages 12 and 52 language has been added to include housing goals identified in
the Village's new Comprehensive Housing Affordability Strategy, which has been sent
to and approved by HUD.
B. Another item being added is a recommendation, on page 13 that a public facility's
plan be prepared for unimproved areas that have been annexed by the Village.
C. The Plan has also added language on pages 15 and 57 that would encourage the
implementation of the 2010 Regional Transportation Plan in Mount Prospect. This
would include commuter facilities for the Wisconsin Central Railroad.
D. A section on page 18 identifies special neighborhoods that may qualify for
Community Development Block Grant funded projects under certain conditions.
E. In the Downtown Section of the Plan, several revisions are proposed. On page 26,
a statement concerning relocating the commuter station further east has been
deleted, as is a statement on a future grade crossing at Maple Street.
F. On page 27, a multi -family designation for the east side of Maple Street, across from
the bank, has been deleted. This area will be shown as single family on the land -
use map.
John Fulton Dixon
Page 2
April 9, 1992
G. Pages 28, 29 and 30 include an update on the Tax Increment Finance District and
Triangle Redevelopment Area. Also, the Objective and Design Guidelines approved
by the Village Board and B.D.D.R.C. are being added to the Plan.
H. The transportation section, on page 37, identifies the intersection of Rand Road,
Kensington and Elmhurst Roads as a problem intersection
I. Another recommendation being added on pages 37 and 39 is that Busse Road from
Golf to Central be upgraded. You will note that the zoning section, on page 48, has
beeneliminated and a new sentence added that the Zoning Ordinance is now being
updated.
J. Page 57 begins a section on development and redevelopment sites. Most of the items
being deleted are previously vacant parcels that are now developed.
Lastly, along with the work by the Plan Commission on the Plan, I would like to recognize
Planner Michael aims for his efforts on the revisions, and our Engineering Division for
providing the new computer-based maps shown in the Plan.
If you have any questions regarding the Plan you would like answered, please call me.
DMC:hg
MINUTES OF THE REGULAR MEETING OF THE
M,`UNT PROSPECT PLAN COMMISSION
MARCH 18, 1992
CALL TO ORDER
The regular meeting of the Mount Prospect Plan Commission was called to order
by Chairman Weibel at 8:00 P.M. at the Village Hall, 100 South Emerson Street,
Mount Prospect, Illinois.
ROLL CALL
Present upon Roll Call:
Absent:
Village Staff Present:
APPROVAL OF MINUTES
Frank Boege
Thomas Borrelli
Lynn Kloster
Elizabeth Luxem
Carol Tortorello
Louis Velasco
Donald Weibel, Chairman
William Navigato
Thomas McGovern
Michael Sims, Staff Planner
Mr. Velasco moved, and seconded by Mrs. Luxem, to approve the minutes of
March 4, 1992 as submitted. All members voted Aye. Minutes approved.
SUBDIVISIONS
Ncne
CCM IITTEE REPORTS
A. Community Development: No report
B. Comprehensive Plan: No report
C. Development Code: No report
D. Text Amendment: No report
OLD BUSINESS
Continuation of 29MEehensive Plan Public Hearigg from Feb 51 1992
TY:e public hearing on the Comprehensive Plan update which was begun on February 5,
1992 was continued at 8:10 P.M. A petition signed by 59 residents living on Maple
and Elm streets was submitted to the Plan Commission. The petition opposed the
changing of Maple Street north of Northwest Highway and south of Centralto multi-
family homes but that it should remain Residential Neighborhood for single family
hcmes.
13
PIAN CObMISSION MINUTES PAGE 2
MEETING OF MARCH 18, 1992
Many of the signers of the petition were present at the hearing and Chairman
Weibel suggested that this item in the Comprehensive Plan be considered first.
Several of the residents in attendance expressed their opposition to the change
in the Plan to multi -family housing on the east side of Maple Street. This area
is currently all single family homes and David Alexander of 9 South Maple Street
asked why the Plan was changed. Mr. Weibel explained that htis part of the e-
hensive Plan was part of the Downtown Development Plan which was prepared in 1976
and became part of this Plan in 1988. The thinking was that as the down town area
develops in the future, this area would become appropriate for multiple family
development. This may not happen in the near future or ma,y never happen but in
any event a change in zoning would be required before any development change
coule take place. Discussion followed and the attendees, by a show of hands,
indicated that they were against a change in the designation for the area.
Mr. Velasco moved, and seconded by Mr. Borrelli, to omit from the Comprehensive
Plan, including the general land'use map, those parts referring to the east side
of Maple Street north of Northwest Highway as designated for medium density
residential units. The vote was 7 Aye; 0 Nay. Motion passed.
Discussion followed concerning the designation in the Comprehensive Plan for
Office/Governmental on the wast side of Maple Street. Mr. Alexander expressed
the opinion that the treatment on the west side should be no different than on
the east since the west also had single family homes. It was pointed out that
there are are houses on only a portion of this area along with other uses. The
bank is currently located there and in the Downtown Development plan this area,
bounded by Main, Central, Mstple and Northwest. Highway, was considered to be best
SU.,;'ted for office/g:vernmeltal in the long tern, play.
Mr. Borr,�__li moved; and seconded ty Mr. Boege, that the paragraph on page 26 of
the draft of the Comprehensive Plan referring to the area between Northwest High-
way, Main, Central and Maple Streets and desiganted to contain governmental,
professional and other office activities to be deleted. The vote was 4 Ayes; 3 Nayes.
Motion failed for lack of 5 aye votes. Voting nayes were Kloster, Weibel and Boege.
Further review of the Plan update was made by the Commission members with a number
of changes made. The public hearing was closed at 10:11 P.M.
Mr. Borrelli moved, and seconded by Mrs. Luxem, that the Comprehensive Plan update,
including the generalized land use map, as submitted to the Plan Commission on
March 18, 1992, and as corrected, be accepted and recommended to the Village Board
for adoption. The vote was 7 Aye; 0 Nay. Motion passed.
Chairman Weibel and the Commission members expressed their thanks and complements
to Mike Sims and the Staff for a job well done on the update of the Comprehensive
Plan. In his response, Mr. Sims said he wished to take special note of Helen
Giordano's efforts on the Plan update.
There being no further business the meeting was adjourned at 10:15 P.M.
Respectfully submitted
Lynn M. Kloster, Secretary
MINUTES OF THE RBOXA R MEETING OF THE
MOUNT PROSPECT PLAN COMMISSION
FEBRUARY 5, 1992
CALL TO ORDER
The regular meeting of the Mount Prospect Plan C.xn,:ission was called to order
by Chairman Weibel at 8:00 P.M. at the Village Hall, 100 South Emerson Street
Mount Prospect, Illionis.
ROLL CALL
Present upon Roll Call:
Frank Boege
Thomas Borrelli
Lynn Kloster
Elizabeth Luxem
Thomas McGovern
William Navigato
Carol Tortorello
Louis Velasco
Donald Weibel, Chairman
Village Staff Present: M:.chael Sims, Staff Planner
APPROVAL OF MINUTES
Mr. Velasco moved, seconded by Mr. _�vern, that theminutes of January 15, 1992
be approved as submitted. All members voted Aye and Mr. Weibel declared the
minutes approved.
SUBDIVISIONS
None
COMMITTEE REPORTS
A. Ccmmunity Development
B. Comprehensive Plan:
C. Development Code:
D. Text Amendment:
OLD BUSINESS
Deferred to later in the agenda
DEferred to later in the agenda
No report
No report
Mr. Weibel referred to a question raised earlier as to whether the Village was
operating any wells in the Village water system. He said he had been informed
that five stand-by deep wells are being maintained.
NEW BUSINESS
Continuation of Com rehensive Plan Public Hearing from January 15, 1992
The hearing was opened at 8:10 P.M. Mr. Sims stated that Staff was recommending
the hearing be ccntinued to the March 18, 1992 meeting. This would allow the
PLAN CCMMISSION MINUTES PAGE 2
MEETING OF February 5, 1992
Village Board to complete its current budget deliberations before considering
the Comprehensive Plan up -date.
Several residents living on Maple Street were in attendance at the hearing.
David Alexander of 9 South Maple stated that the Comprehensive Plan was new
to him and he wondered why they were'nt made aware of it. He believes' the area
should remain single family and is against rezoning it. Mr. Weibel explained
that the Comprehensive Plan has been in existance for quite a number of years.
It was revised in 1981 with the aid of an outside consultant firm and has had
several updates , mostly of a technical nature, since then and all through
public hearings.
Patti Moro of 109 South Maple said she had put her house up for sale but the
potential buyers backed out when it was learned that the development plan for
downtown, which included Maple Street, was considered appropriate for new
housing such as multiple family development. She felt she hadn't been adequately
informed on the zoning and long range plans concerning her property. In her
opinion Maple Street should remain single family as it always has been and that
the street should not be turned into a thoroughfare.
Rev. Kurt Grotheer of 21 South Maple also spoke against redeveloping Maple
Street area. he thought it would be terrible if the present single family
neighborhood would be broken up through multi family or other type revelop-
ment of Maple Street.
From the discussion, it was apparent that there was a misunderstanding on the
function or purposes of comprehensive plans and zoning codes. Mr. Sims explained
the differentiation between them emphasing that a comprehensive plan does not
change zoning, only a change in the zoning code can do this.
A number of unsettled issues in the comprehensive plan update were reviewed
and decisions made by the commission members. These will be incorporated into
the final draft. Mr. Weibel recommended that Staff study the stopping point
of ccmmuter trains to see if a reduction in blocked street time is feasible.
The hearing was continued at 9:50P.M. to the meeting of March 18, 1992.
Community vela' nt Block Grant Fiscal Year 1992 'Ndget Hearin
IT e public hearing was opened at 9:50P.M.
Mr. Boege referred to a news item in the Daily Herald concerning the facade
program and street improvements in the downtown area no longer being eligible
for C.D.B.G. funding. He said the news article was misleading particularily
the title and believed the paper should be notified of it. All agreed that
the article was misleading but the general feeling was that a formal notifi-
cation wasn't warranted.
The proposed C.D.B.G. funding items were reviewed and final agreement reached
for recommendation to the Village Board.
The public hearing was closed at 10:20 P.M.
e4
PLAN COMMISSION MINUTES PAGE 3
MEETING OF FEBRUARY 5, 1992
Mr. Velasco moved, and seconded by Mr. Borrelli, to approve the C.D.B.G.
fiscal year 1992 funding as negotiated with Staff. The amounts approved
were:
Illinois Prairie Girl Scout Council
Senior Program & Advocacy Program $ 23,000
Suburban Primary Health Care
Access To Care Program 16,000
Single Family Residential Rehabilitations 152,253
Rental Rehabilitations 42,000
Administration 45,000
Total $278,253
All members voted Aye and Chairman Weibel declared the motion passed.
Mr. Sims remarked that due to the economic situation some additional grant
funds may be coming frau HUD.
There being nc further business the meeting was adjourned at 10:28 P.M.
Respectfully submitted
Lynn M. Kloster, Secretary
COMPREHENSIVE PLAN
VILLAGE OF MOUNT PROSPECT
VILLAGE OF MOUNT PROSPECT
COMPREHENSIVE PLAN AS REWSED
Beceinbex ,
1U mel
BOARD OF TRUSTEES
rr +wrr « w
RIM.�
VILLAGE MANAGER
John F. Dixon
DIRECTOR OF PLANNING AND ZONIN6
David M. Clements, AICP
126000 �7
Michael E. Sims
PLAN COMMISSION
Donald Weibel, Chairman
Lynn Kloster, $044too
Frank W. Boege
Frank Bieitsantetei
Thomas L. Borrelli; 6ecrctary
Thomas McGovern
William Navigato
E. F. Richardsot,
C
Louie Velasco
VILLAGE OF MOUNT PROSPECT
COMPREHENSIVE PLAN AS REVISED
APRIL 8, 1981
MAYOR
Carolyn H. Krause
BOARD OF TRUSTEES
Gerald "Skip" Farley Leo Floros
Edward J. Miller Norma J. Murauskis
E. F. Richardson Theodore J. Wattenberg
VILLAGE MANAGER
Terrance L. Burghard
DIRECTOR -OF COMMUNITY DEVELOPMENT
Kenneth H. Fritz
PLAN COMMISSION
Harold Ross, Chairman Marie Caylor
J. C. Busenhart, Secretary Cornelius Drinkwaard
Lynn Kloster Lennart Lorenson
Thomas McGovern Louie Velasco
Donald Weibel
POLICY REVIEW COMMITTEE
Mayor and Board of Trustees
Vince Najdowski
Gilbert Basnik
Marilyn O'May
J. C. Busenhart
Harold Predovich
Marie Caylor
Harold Ross
Anita S. Cutts
Martin Schaer
Dolores Haugh
Michaele Skowron
Lennart Lorenson
Louie Velasco
Marion Lorenz
Marvin Weiss
William Maloney
TABLE OF CONTENTS
1.
INTRODUCTION
The Comprehensive Planning Update Process
The Planning Strategy
Benefits of the Planning Program
2.
GOALS AND OBJECTIVES
Village Identity
Housing and Residential Areas
Commercial Development
Industrial Development
Transportation
Community Facilities and Services
Parks and Recreation
3.
LONG-RANGE PLAN
Land -Use
Transportation
Community Facilities
Village of Mount Prospect Facilities and Utilities
4.
IMPLEMENTATION PROGRAM
Zoning Ordinance
Capital Improvements Program
Citizen Involvement
Review and Revision
Development Program
Annexation
APPENDIX I
Development Sites and Areas
Page
LIST OF FIGURES AND TABLES
Figures
1. Downtown Plan
2. Thoroughfare Plan
4. Community Facilities Plan
5. Development Areas and Sites
Tables
1. Proposed Functional Classification of Area Streets
2. Existing Public Recreational Areas in Mount Prospect
3. Inventory of Schools in Mount Prospect
4. Inventory of Existing Public Buildings in Mount Prospect
Page
RESPONSIBILITY
COMPREHENSIVE PLAN
The preparation of the Comprehensive Plan and coordination of planning development
within Mount Prospect rests with the Plan Commission of the Village of Mount Prospect.
The Plan Commission is established under authority granted by Article VII of the Illinois
Constitution (concerning Home Rule, adopted 1970) and by Chapter 24, Division 12, of
the Illinois Municipal Code, which reads in part as follows:
"The Plan Commission is authorized (1) to prepare and recommend to the
future development or redevelopment of the municipality. Such plan may be
adopted in whole or in separate geographical or functional parts, each of
which, when adopted, shall be the official comprehensive plan, or part thereof,
of the municipality. The Plan as recommended by the Plan Commission and
as adopted in any municipality in the state, may be made applicable by the
terms thereof, to land situated within the corporate limits and contiguous
territory not more than one and one-half miles beyond the corporate limits
and not included in any municipality. Such plan may be implemented by
ordinances (a) establishing reasonable standards of design for subdivision or
resubdivision of unimproved land (b) to redevelopment in respect to public
improvements and..(c) may designate land suitable for annexation to the
municipality and the recommended zoning classification for such land upon
annexation. (2) To recommend changes, from time to time, in the official
Comprehensive Plan. (3) To prepare and recommend to the corporate
authorities, from time to time, plans for specific improvements in pursuance
of the official Comprehensive Plan. (4) To give aid to the Municipal officials
charged with the direction of projects for improvements embraced within the
official plan, to further the making of these projects, and, generally, to promote
the realization of the official Comprehensive plan...."
INTRODUCTION
Mount Prospect has a strong history, of community planning, with three major
comprehensive planning programs being undertaken since the late 1950's. These prior
planning programs were completed during periods of rapid growth and development within
the Village and greater northwestern suburban area. From 1950 to i9e ,,"T a �, Mount
Prospect grew from a small residential community of approximately 4,000 in a somewhat
rural setting,to an established and diversified community with an estimated population of
52-,634' , in an urban environment.
Mount Prospect is fast approaching maximum development. While little vacant land
remains to be developed, small portions or limited areas of the community are beginning
to show signs of age, and others are characterized by under -utilization and may have
potential for redevelopment. Recent development trends and ch A and econo
pr"=Mls within the areas have resulted in the need to
This document represents an update of the Comprehensive Plan for the Village of Mount
Prospect, Illinois The original plan was updated e " e on April 8, 1981 and updated
Dcceinbei 20, f 988. It had originally been prepared by the Village
with the assistance of a planning consulting firm. It responds to a critical need to guide and
coordinate local development and improvement actions. It includes long-range planning
recommendations for land -use, transportation, and community facilities, and an
action -oriented implementation program. '11111s pilan docurtient is the last in a scries of
papets prepaTed as a part of the p1mming study. ft is based on the conclusions of cai�ii
plans and stvdics, and incoiporated.
THE COMPREHENSIVE PLANNtN6ilH)ATEgtVB"I"'OK,,PROCESS pm
The plan and implementation program represents a significant commitment by Mount
Prospect to guide and control its future. It is based on several months of intense effort by
local residents, officials, and staff to review improvement needs and development
requirements. It reflects strong local consensus concerning what the Village should become
in the future. Key steps in the local planning process are outlined below:
Study Initiation. The overall study began in July, 1980, when Mount Prospect entered
into a contract with a consulting firm for the preparation of a plan and development
program. Early discussions with Village officials focused on the overall planning process
and the identification of major planning issues.
.�i
-7-
Community Planning Advisory Committee. To maximize direct local input into the
program, a 23 -member Community planning Commission was established to participate
in the process on a regular basis. Appointment included members of the Village Board,
Plan Commission, representatives of the business community, and other residents
representing various groups and neighborhood areas. This committee met regularly for
the duration of the program, and worked closely with Village staff and the consultant
team.
Neighborhood Workshops. During the first weeks of the program, a series of
neighborhood dialogue workshops were conducted to discuss the planning process with
local residents and to solicit their views about local issues, problems, and aspirations.
The workshops were undertaken prior to extensive analyses of community conditions
so that residents' views could set the tone and direction of subsequent investigations.
Background Studies. A series of background studies were then prepared by the
consultant and Village staff dealing with various aspects of the community, including
existing land -use, building conditions, community facilities, utilities, traffic circulation,
and economic and population characteristics. These were discussed in detail with the
planning committee and were documented in several background work papers.
Needs and Opportunities. Based on the findings and conclusions from neighborhood
meetings, background studies, and working sessions with the Plan Commission and
Comprehensive Planning Committee, community needs and opportunities were
identified and evaluated.
Goals and Objectives. Based on the conclusions of all previous work activities, a
preliminary list of planning goals and objectives was prepared dealing with various
component parts of the community. These goals and objectives began to define what
kind of community Mount Prospect should be in the future, and provided important
guidelines for planning evaluation and decisions.
Community Questionnaire. A comprehensive community questionnaire was prepared
by the Village and distributed to all households in Mount Prospect, soliciting opinions
on a range of planning and development issues. Approximately 2,700 survey forms were
returned. Responses were tabulated and analyzed by various subject areas, and the
subject areas of consensus and conflicts were identified.
Concept Plans and Strategies. Alternative concept plans and strategies for guiding
future growth and development were prepared and evaluated. The process of
evaluation involved several meetings with and direct participation by the Plan
Commission and Comprehensive Planning Committee members.
Plan and Program Preparation. Based on preliminary consensus reached on preferred
concepts and strategies, draft plan maps and text were prepared and delivered to the
plan Commission, Comprehensive Plan Committee and other governmental
organizations in December, 1980.
THE PLANNING STRATEGY
The Mount Prospect Comprehensive Plan is characterized by a dual focus: a long-range
plan for guiding overall Village development and short-range action plan for implementing
specific high-priority projects and programs.
The long-range plan indicates a general framework for change over the next 20 to 25 years.
It is general in nature and is open to modification and refinement. Its purpose is to
establish long-term targets for development and redevelopment as interpreted at this time.
It can help guide and coordinate day-to-day decisions facing the Village, without precluding
action on unforeseen opportunities or possibilities.
The short-range plan is specific. It designates projects and programs which can be
accomplished during the next five years. It should be perceived as the starting point for
implementation of long-range recommendations. At the end of five years, a second
short-range action plan should be prepared, reflecting local aspirations and priorities at
that time. The Comprehensive Plan is to be updated annually by a sub -committee of the
P g;
Plan Commission in coo eration with the Village staff.
BENEFITS OF THE PLANNING PROGRAM
The overall comprehensive planning program should result in a number of benefits for the
Mount Prospect Community.
For the first time, a wide range of data and materials on local conditions was assembled
and recorded in 1980. The process has encouraged local residents to consider the future
of their community more directly and to actively discuss future options and alternatives.
It has resulted in a plan for future growth and development which represents strong local
consensus.
The plan promotes a balanced and orderly future development pattern which should
enhance the local living environment. It establishes an overall framework for coordinating
both public and private development. It provides guidelines by which the Plan
Commission and Village Board can review and evaluate individual development proposals.
It provides a guide for public investments and can help ensure that local public dollars are
spent wisely for community facilities and services. It clarifies long-range Village policies
so that individual property owners and developers can prepare and coordinate their own
development plans. Most importantly, the updated Comprehensive Plan is evident of the
Village's commitment to planning for its future on a continuing basis.
GOALS AND OBJECTIVES
To be effective, the Mount Prospect planning program must respond to the special needs,
values and desires of local residents. Goals and objectives provide this specialized guidance.
In essence, these transform collective community values into operational statements which
can be used as guidelines for the planning program.
Goals and objectives each- have a distinct and different purpose in the planning process:
-GOALS describe desired end situations toward which planning efforts should be
directed. They are broad and long-range. They represent an end to be sought, although
they may never actually be fully attained.
-OBJECTIVES describe more specific purposes which should be sought in order to
advance toward the overall goals. They provide more precise and measurable guidelines
for planning action.
Collectively, goals and objectives indicate where a community wants to go and what it wants
to become in the future.
The following pages present a listing of goals and objectives in several general categories:
identity, housing and residential areas, commercial development, and parks and recreation.
VILLAGE IDENTITY
Goal
The goal is to provide a strong and positive Village image and identity through distinct
Village features, facilities, and programs.
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Objectives
1. Maintain the attractive appearance of existing residential neighborhoods, while
applying standards to assure the long-term stability of the neighborhoods.
2. Improve the character and appearance of the commercial environment, with
particular emphasis on the downtown area as the center of the Village.
3. Institute a community -wide beautification program including distinctive approach
routes and entrance areas, special boundary features between various land -use districts,
a series of strategically located focal points and open spaces; and improvement in the
condition and appearance of all rights-of-way.
4. Expand programs of cultural and community activities which set a high standard for
such activity and which can be enjoyed by all Village residents.
5. Establish a program of Village events which contribute to the Village's goals and
which contribute to its image and aspirations.
HOUSING AND RESIDENTIAL AREAS
Goal
A housing inventory and living environment which supports the local population,
accommodates a reasonable level of growth, and maintains the overall quality and
character of the environment.
Objectives
1. Maintain the predominant single-family image and character of the Village.
2. Maintain the attractive quality of existing single-family and multi -family residential
neighborhoods and establish a Village -wide program of resident involvement to achieve
this objective.
3. Protect residential areas from encroachment by land -uses which are incompatible
or which may create adverse impacts.
4. Promote the improvement and rehabilitation of deteriorating housing properties.
5. Promote new residential development designed to have a variety of housing types
and prices.
6. Promote new housing for the elderly which is convenient to shopping, Village
facilities and services, and transportation.
Elm
7. Provide hca�r F54d"," ," oithe 4housing needs of low- and moderate- income
residents of the Village.
11. Prevent large concentrations of higher density housing.
COMMERCIAL DEVELOPMENT
Goal
A system of commercial development which secures the Village's regional significance
as a retail center while providing the local residents with adequate local or neighborhood
retail facilities..
Objectives
1. Maintain Village services and facilities which assure the long-term economic strength
of the various commercial centers and areas within the Village.
2. Maintain and expand retail and commercial services in the Village.
3. Ensure that all retail, office and commercial activities are concentrated within or near
areas of similar or compatible use.
4. Initiate programs to encourage improvement of the condition of older existing
commercial buildings and areas.
5. Provide convenient access to, and adequate employee and patron parking in all
shopping areas.
6. Promote new commercial development which will further strengthen and expand the
Village's tax and economic base.
7. Promote redevelopment within select locations along Rand Road and along Northwest
Highway.
8. Minimize conflicts between pedestrians and vehicular traffic in the downtown area.
-12-
9. Define more specific functional roles for the various commercial areas within the
Village.
10. Further implement a comprehensive revitalization program in the downtown area.
11. Design and implement strategies for attracting commercial and industrial
opportunities to Mount Prospect.
INDUSTRIAL DEVELOPMENT
Goal
To develop an industrial base which assures a diversified economy and which
complements other types of local development.
Objectives
1. Maximize the industrial development potentials resulting from the major
transportation facilities within and adjacent to the Village.
2. Provide for the orderly expansion of existing industrial areas and activities.
3. Promote the corrective maintenance of industrial properties in poor condition.
4. Ensure that all new industrial development is concentrated in areas of similar or
compatible use.
5. Minimize the negative impact of industrial activities on neighboring land -uses.
6. Require all industries to meet performance standards for noise, air, odor and other
forms of environmental pollution.
7. Formulate special design and development standards to ensure that new industrial
development complements the overall character of the Village.
8. Encourage the development of new industry that maximizes use of the local labor
force.
TRANSPORTATION
Goal
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To provide a balanced transportation system which provides for safe and efficient
movement of vehicles and pedestrians, reinforces surrounding land development and
enhances regional transportation facilities.
Objectives
1. Reduce congestion on all major arterial streets.
2. Correct localized traffic operational problems.
3. Minimize non -local traffic within residential neighborhoods.
4. Provide for safe bicycle movement within the Village through the development of
bicycle routes and other facilities.
5. lzravide o .� r g , .. d q -9,Upublic transportation within the .
Village and to other adjacent and nearby communities and destinations.
6. Monitor and maintain commuter parking facilities to serve the Chicago and
Northwestern Railroad Station
7. Reduce congestion at and around the Chicago and Northwestern Railroad Station.
8. Increase pedestrian safety throughout the Village.
9. Encourage the development of commuter parking facilities in outlying locations within
the Village and in adjacent communities, and the provision of improved transit service
to and from such facilities and the Chicago and Northwestern Railroad Station.
COMMUNITY FACILITIES AND SERVICES
Goal
To provide a system of community facilities which provides for efficient and effective
delivery of public services required by Village residents.
Objectives
1. To assure an adequate level of fire and police protection throughout the Village.
2. Encourage the availability of high-quality public primary and secondary education.
3. Maintain adequate public water supply, sanitary and storm sewer systems.
4. Maintain adequate sites for Village facilities.
-14-
5 Improve facilities and services for senior citizens �� s
00. ,
6. Promote the viable re -use of schools or other public buildings that may be closed .in
the future for other uses such as day care centers, pre-school, .40 senior citizens
centers and other similar facilities.
7. Increase the Village's ability to plan for and program public improvements.
PARKS AND RECREATION
Goal
To provide an open -space system which satisfies the recreational and leisure -time needs
of Village residents.
Objectives
1. Work with the Park Districts to maintain a local park system which complements the
regional recreational opportunities available in adjacent forest preserves.
2. Develop new recreational facilities and programs which respond to specific desires
of Village residents.
3. Provide small new park sites in neighborhoods where there is insufficient park space.
syste
5. Ensure that parks and recreational facilities are easily accessible from residential
areas and are available at times which coincide with the available leisure time of
residents.
6. Utilize existing park and recreational facilities to the maximum.
7. Ensure that adequate sites for future parks are set aside as a part of new residential
developments.
8. Promote continued cooperation between park and school districts in the provision
of recreational services.
-15-
9. Promote development of recreational facilities as part of large scale planned
developments.
LONG-RANGE PLAN
The Long -Range Plan provides a general framework for improvement and development in
Mount Prospect over the next 20 to 25 years. It establishes long-term targets for key aspects
of the Village consistent with the community's overall goals and objectives. It is specific
enough to guide day-to-day development decisions, yet flexible enough to allow modification
and continuous refinement.
The Long -Range Plan contains three primary components: land -use, transportation, and
community facilities: Planning recommendations for each of these components are
discussed below. Detailed information on existing conditions, issues and alternatives are
covered in the background work papers prepared as a part of the Comprehensive Planning
Program.
LAND -USE
The Village of Mount Prospect covers an area of approximately ten square miles located
20 miles northwest of downtown Chicago. It is bordered on the north by Wheeling and
Prospect Heights, on the east by the Cook County Forest Preserve and Des Plaines, on the
south by Des Plaines and Elk Grove Village, and on the west by Arlington Heights. The
Village is bisected by several major transportation corridors; the Chicago and Northwestern
Railroad, which runs diagonally through the Village from a southeast to a northwest
direction, Northwest Highway (Route 14), which runs parallel to the Chicago and
Northwestern Railroad, Rand Road (Route 12), which also runs diagonally through the
Village from a southeast to a northwest direction in the north half of the Village, and
Elmhurst Road (Route 83), which runs north and south through the center of the Village.
Mount Prospect is an established, essentially built-up community, with relatively new
residential and commercial development occupying the major portion of the Village. Since
most of the community is already committed in terms of land -use, the existing development
pattern significantly influences the type and extent of new .development which will be
possible, and the extent to which redevelopment will be appropriate.
This section presents recommendations for specific land -use areas within the Village.
Plan Recommendations
The Generalized Land -Use Plan provides- a guide for future land -use development
decisions within the Village. It identifies which lands should be utilized for residential,
commercial, industrial, and public land -use activities. The Plan also describes
interrelationships between various land -use areas, and the types of projects and
improvements desirable within each area.
-16-
The Land -Use Plan is based on several overall principles and standards for improvement
and development. These principles, which provide the overall framework for specific
land -use recommendations, include the following:
Mount Prospect is essentially an established, built-up community. Land -use
recommendations should be focused on strengthening existing functional areas and on
promoting desirable new development in selected areas.
The strong residential image and character of Mount Prospect would be maintained and
reinforced. New residential development should reflect quality of design and construction
and should be in harmony with existing development. While housing types and densities
may vary, the overall image of the Village should continue to be that of a single-family
residential community.
The important role of Mount Prospect as a commercial focal point for the surrounding
area should be reinforced. Areas for various types of commercial development, including
community, highway oriented, and neighborhood convenience commercial should be
clearly identified and standards established to guide their development.
The Village should strive to capitalize on opportunities for capturing new office research
and industrial development in highly accessible locations, particularly in the southwestern
area.
Recommendations for land -use areas are presented below. A detailed, parcel -by -parcel
description of land -use recommendations for specific areas subject to change or
intensification is included in Appendix I.
Resid+ ntiall -Areas
Mount Prospect has traditionally been a strong and desirable residential community. While
the local commercial and industrial sectors have experienced rapid growth in recent years,
existing residential neighborhoods still represent one of the Village's most important assets.
The Land -Use Plan attempts to strengthen and reinforce existing residential areas and
promote quality new residential development in select locations.
ring i le and Standards
Several general principles and standards should guide improvement and development within
residential areas:
Existing single-family residential neighborhoods should be maintained and protected and
neighborhood quality must be preserved. Overall environmental and public service
improvements should be undertaken where necessary, and the negative impact of traffic and
non-residential uses on neighborhoods should be minimized.
Existing residential areas showing initial signs of decline should be targeted for corrective
actions.
-17-
New multi -family housing should be developed in selected areas along major streets,
adjacent to major shopping areas, or adjoining existing multi -family development. In special
cases, new multi -family development could also be appropriate adjacent to public parks or
other significant features.
New multi -family areas should be developed as overall, planned residential environments.
Within large development areas, a range of housing types should be promoted with each
area sharing a common character and unified environment.
New housing areas should be served by a safe and convenient circulation system with streets
and roadways relating to and connecting with existing streets in adjacent areas. However,
residential access should be separated from nonresidential traffic wherever possible.
Any significant new multi -family development should include a new public park site
designed to meet the needs of the new residents.
New multi -family development should include a distinctive landscaping and open space
system as an integral part of the overall site design.
Small-scale "infill' residential development should be compatible and in character with
surrounding existing development.
Landscaping or other buffering techniques should be used to screen residential areas from
adjacent non-residential uses.
Special planning and design incentives should be developed to ensure that new residential
areas include a wide range of amenities.
Planning and design innovations in both housing structures and land development should
be actively encouraged through careful use of the Planned Unit Development (PUD)
technique.
Planned Unit Developments should be encouraged in and near the Downtown.
EM
Plan Mgmmendations
The Land -Use Plan indicates three residential categories:
Singlg-&Mily rg5identialv 1 m n would continue to be the predominant land -use within
the Village. This development, essentially in place today, would be concentrated in several
large residential neighborhoods. Existing neighborhoods vary in terms of character and
density, and were developed at different points in time by different developers. Earlier
single-family homes were constructed in the central portion of the Village, conforming to
the basic grid pattern of streets, of an overall density of five to eight units per net acre.
(Net acre as used throughout this Plan refers to the average number of dwelling units on
a building site. Streets, alleys, and common drives, etc. are not included.) Newer
single-family homes were developed on somewhat larger lots in the northern and western
portions of the Village primarily at densities of three to Hive units per acre, with
neighborhoods characterized by curvilinear street patterns.
All existing single-family neighborhoods should be strengthened through a range of
community facility and support service improvements, including expanded park and
recreational facilities where needed. Transportation projects would help reduce through -
traffic within certain neighborhoods, as well as improve operational conditions at problem
intersections in other neighborhoods. Boundaries between neighborhoods and commercial
and industrial areas should be clarified and strengthened, and incompatible land -uses either
eliminated or screened and buffered.
Since all single-family neighborhoods are essentially built-up, few new single-family homes
will be constructed in the Village, except on scattered vacant lots within established
neighborhoods. Infill development on these lots should be of a scale and character similar
to existing homes in the immediate area.
Uw-density multi-f-mily residential ev i ment would be located at certain locations
along major streets and near other activity centers. Existing multi -family development,
reflecting a density of 6 to 16 units per net acre, is located near the intersection of Foundry
Road and Des Plaines River Road, adjacent to the Old Orchard Country Club, and along
the western edge of Boxwood adjacent to Randhurst Shopping Center. Additional
low-density Multi -family development exists at several scattered locations near the Rand
Road corridor, Northwest Highway, and in the southwest portion of the Village.
Low-density residential development may accommodate a range of housing types, including
duplex, townhouse, and two- and three-story apartment buildings.
Medium-dgn5ily Lnulli-f-4mily rgsidgLitial dlevelgpMeLitwould be located near major activity
centers within the Village. Existing medium -density multi -family development,
predominantly reflecting densities between 16 and 25 units per net acre, exist at scattered
locations near Rand, Central, and Golf Roads, and in larger concentrations along and near
the Commonwealth Edison easement in the southwestern portion of the Village.
-19-
Several areas are . recommended for new medium -density multi -family residential
development in the future. The largest includes close -to 2644 acres located
between Dempster and Algonquin, West of Elmhurst Road, adjacent to existing multi -family
development, as well as commercial and light industrial uses
Two smaller vacant areas -arc J
JsJocated adjacent
to existing medium density multi family development on the north and so th attes s
sp, of
Algonquin
Yfflage.
sites.designated for 1TCW C103C.-fil meditrut-deirsity of fO to i6 tinits per net acre, which is a lower
oveyatt density thall C01renfly exists at twit previowly developed in totai, these
The design and development of new medium -density development should be carefully
controlled to ensure a compatibility with surrounding uses, adequate screening and
buffering, and a high-quality living environment.
Commercial Areas
The Land -Use Plan strives to strengthen and reinforce the role and function of existing
commercial areas in the Village and promote viable new commercial development in
selected locations. The plan includes two general types of commercial areas, each with
different characteristics and requirements: community commercial areas, which contain a
wide range of retail and shoppers goods establishments, and which include Randhurst,
Mount Prospect Plaza, other shopping centers, and the downtown; and general business
areas, which contain a range of office, business, and commercial service establishments,
including the Rand Road and Northwest Highway corridors, proposed development along
Elmhurst Road, and several small neighborhood convenience centers which provide for the
day-to-day shopping needs of surrounding residents.
Pringipig andStandards
Several general principles and standards should guide improvement and development within
commercial areas:
In general, new commercial development should complement and relate to major
commercial uses already located in the surrounding area. Increased interaction and
support between uses should be encouraged, particularly in the downtown and community
commercial areas.
Since most commercial areas are located along major thoroughfares, access to
commercial properties should be carefully designed to minimize conflicts with traffic
movement. The consolidation of access for several individual properties should be
encouraged.
Further "strip" commercial development within the Village should be discouraged.
Where possible, new commercial uses along major arterial should be clustered in small
-20-
groupings with shared parking areas, common access drives, and related design and
appearance.
Overall environmental conditions within existing commercial areas should be improved.
The general condition of commercial buildings, grounds, and parking areas should be
improved, especially in several areas along Northwest Highway and Rand Road. Orbs
and sidewalks in certain areas should be repaired.
The relationship between adjoining commercial and residential areas should be improved.
Small neighborhood convenience centers, including food, drugs, and personal service
businesses, should provide for the day-to-day needs of nearby residents. Spillover
commercial traffic and parking on adjacent residential streets should be eliminated.
The overall maintenance and "housekeeping" along alleys and the rear portions of
commercial blocks, particularly along Northwest Highway, should be improved.
Special standards and guidelines for major commercial areas should be-piepared a l
,.grel for landscaping, setbacks, sign control, etc., to help ensure the highest
possible quality of design and development.
Landscaping and other buffering techniques should be used to screen commercial areas
from adjacent residential neighborhoods
Pry...: ,
Developers of major commercial areas should be required to provide thorough market
studies relating to growth trends, shopping habits and effective 4!00§4W income.
Plan Recommendations
The Land -Use Plan indicates two basic types of commercial areas, including community
commercial areas and general business areas. Land -Use recommendations for these areas
are presented below.
CQmmunily comendial argas contain a wide range of retail and shopper goods
establishments, and include the larger concentrations of commercial activities such as
Randhurst, Mount Prospect Plaza, and the downtown. Randhurst is an established
regional shopping center, and Mount Prospect Plaza functions as a smaller, community
shopping center. Both centers should be continually upgraded in physical condition,
appearance, and tenant mix to maintain their competitive positions in the region and
community and to assure their continued economic contribution to the Village. Plan
recommendations are focused on strengthening and reinforcing existing community
commercial areas, including environmental improvements and transportation and public
service projects which could directly or indirectly benefit these important focal points.
No major land -use changes are recommended within most community commercial areas,
and little currently vacant land is indicated for community commercial development in
the future. A strategy for attracting new commercial ventures, utilizing available
resources when appropriate and upgrading existing businesses should be created and
implemented.
-21-
The Land -Use Plan recommends more significant changes within the downtown area.
The plan recommends that the Downtown be strengthened and improved as a focal point
for the community. The Downtown should be reinforced as a multi -use area with
expanded office and convenience shopping districts, key public and semi-public facilities,
and new close -in townhouse and condominium development. Specific land -use
recommendations for Downtown are included in a following section of the
Comprehensive Plan.
Qenf.ral busiDgss arepScontain a range of office, business, and commercial service
establishments, and include primarily linear developments along the Rand Road,
Northwest Highway, and Elmhurst Road corridors. Several functional and operational
problems are present in these three corridors. Small pockets of residential uses still
exist within the commercial strips and are not compatible with surrounding uses.
Residential uses also abut the rear of commercial properties along each corridor. Land
for commercial development or expansion is quite limited. Many commercial uses
provide small on-site parking lots which result in numerous curb -cuts along heavily
traveled streets and promote conflicts between through traffic and vehicles using the
small parking areas. The plan strives to correct a number of these problem conditions,
and strengthen and improve existing commercial corridors in the future.
Rand Road would continue to accommodate a wide range of commercial, office, and
business ses. The plan calls
for eventual development and redevelopment of several currently vacant and
under-utilized land parcels scattered along the street. In general, land -use
recommendations tend to reinforce and strengthen the commercial and office function
of the corridor, while maintaining sound clusters of residential development and public
uses in certain locations. In addition, the plan strives to ensure a compatible relationship
between commercial activities and adjacent residential areas.
The Northwest Highway corridor would also continue to accommodate a wide range of
commercial and office activities, although land for commercial expansion is quite limited.
No major land -use changes are recommended, except in the downtown area. However,
a number of operational improvements should be undertaken, including the consolidation
of vehicular access drives off Northwest Highway, the redesign and possible expansion
of off-street parking areas, and overall appearance and "housekeeping" improvements.
Alleys and the rear portions of buildings should be better maintained, and curbs and
sidewalks should also be improved in several areas.
Elmhurst Road, south of Golf Road, is a major corridor for highway oriented commercial
uses. Plan recommendations tend to reinforce this function, and several vacant land
yeas south of Dempster et P are designated for general business`
development in the future. The scale and intensity o
development should be similar to uses already existing along Elmhurst Road, and new
uses which are related to and supportive of existing activities should be encouraged.
Development areas are of sufficient size to allow for several larger, freestanding facilities,
or the clustering of numerous smaller buildings. Commercial development should be
s►xR
guided by an overall site plan to ensure coordinated development of buildings, access
drives, internal circulation, and parking facilities. Screening and buffering should be
provided between this area and residential development recommended to the west.
Industrial and Office Research Areas
Industrial and office research development, as characterized by the new Kensington
Center f�i , represents a signi.fica t land -use component within the
Village. Several land areas in the southwestern portion of the Village have potential for
similar development in the future. If carefully designed and developed, industrial and
office research uses could create a strong new identity for this area.
Edndples and Slandardl
Several principles and standards should guide improvement and development of industrial
and office research areas within the Village:
"Planned" industrial and office research development should be encouraged wherever
possible to help ensure coordinated lot configuration, building design, access and parking,
and overall environmental features, as well as compatible relationships between new and
existing development.
Within industrial, and office research areas, individual sites should be reasonably level,
well -drained parcels of land capable of supporting large industrial facilities.
All industrial and office research areas should have direct access to a major arterial street,
but access roads should not disrupt the flow of traffic on the arterial.
Internal streets within industrial areas should be functional and easy to perceive and use.
Industrial and office research areas should be designed to allow maximum flexibility, with
larger land areas capable of being subdivided and developed according to specific market
demand.
Individual lots should be relatively regular in size and shape, with depths greater than
widths.
Adequate water supply and waste disposal facilities should be available in all industrial
and office research areas.
Available resources should be used to encourage industrial and office/research
development.
Adequate off-street parking and loading facilities should be provided within all industrial
and office research areas. The consolidation of parking and loading facilities for two or
more individual uses should be encouraged.
-23-
Landscaping, lighting, and signage should be used to provide a visually pleasing environment
and help create a distinct image and identity for industrial and office research areas.
All industrial uses should be required to meet performance standards for noise, odor,
smoke, heat, air and water pollution, and other potentially harmful impacts.
Special care should be taken to screen and buffer industrial areas from other nearby
land -use areas and to ensure that industrial traffic and other related conditioners do not
adversely impact surrounding areas.
Plan Recommendations
The Land -Use Plan differentiates between two basic types of industrial uses: light industrial
and office research activities, which could include a wide range of office, warehousing, and
light manufacturing uses; and general industrial activities, which would include heavy
industrial and manufacturing uses.
Liebt iLidg5trial&ffice rg5earch activities would be concentrated in three primary areas:
(1) The Kensington Center area, situated between Rand Road and Wolf Road, just south
of Foundry Road. This area would be focused around the 300 -acre Kensington Center
planned industrial park:, wifich is catteirtly in the process of deveiopment. Careful
screening, buffering, and site design will be needed in theses areas to ensure that new
development is compatible with nearby residential areas.
(2) The area along the south side of the Chicago and Northwestern Railroad, both
northwest and southeast of the downtown area. Several smaller office and light industrial
operations are already located in this area, and these should be maintained and
monitored to ensure continued compatibility with adjoining residential areas. It is also
recommended that the five -acre triangular land parcel north of Central Road and east
of Lancaster Street, which is currently vacant, be developed for light industry in the
future. Access to this parcel should be from the south, and special screening and
buffering should be used between this area and the single-family neighborhood to the
west.
(3) The southwestern portion of the Village, along Dempster and Algonquin Roads.
This area already includes the United Airlines Service and Training Center, the
Coca-Cola complex, and several smaller industrial and office research operations.
Several other vacant sites have excellent access and visibility characteristics and have
potential for similar development in the future. It is recommended that each of these
areas be developed as part of planned industrial subdivisions to help ensure quality
development and the most effective use of remaining available land. In total,
approximately 40 acres in this area could be developed for light industrial/office research
operations in the future.
Clengral JndusM would be limited to the far southwestern portion of the Village, generally
south of Algonquin Road. This area currently contains the large Mount Prospect Fuel
-24-
Storage Terminal and several smaller general industrial operations. It is recommended
that remaining vacant land be used for light industrial activities in the future. Existing
residential uses, including the mobile home park along Oakton and low -intensity commercial
uses, are not compatible with the industrial character of this area, and it is recommended
that these be phased out in the future to allow for more appropriate new development. As
in light industrial areas, new development should be in planned subdivisions to ensure
efficient and effective use of remaining land. In total, 106 acres could be made available
for general industry in this area.
Downtown
The Mount Prospect downtown area includes a wide mixture of retail, convenience
commercial, office, municipal, auto -oriented, and residential land -uses. The
Downtown -Development Plan, prepared in 1976 under the leadership of the Business
District Development and Redevelopment Commission, reviewed existing problem
conditions and future potentials, and presented a long-range plan for improvement and
redevelopment within the area.
The 1976 plan contains two primary components: The overall planning framework for
guiding downtown development and high priority planning, projects which should be
undertaken in the short-term future. The planning framework provides overall guidelines
for long-range growth and development. It establishes basic standards and requirements
for key parts of the downtown environment, including land -use, movement systems, parking
areas, and pedestrian and open space facilities. Planning projects are more specific
development actions which should be undertaken to revitalize the downtown area.
The basic recommendations of the 1976 Downtown plan have been reviewed and evaluated
as. a part of the Comprehensive Plan update process. In general, these basic concepts have
been endorsed and reconfirmed. The overall land -use recommendations for downtown are
still valid and still appear to reflect local aspirations regarding the downtown area.
The plan organizes downtown into several compact land -use districts (see Figure 1). Each
district would be generally homogeneous in terms of intensity, scale, character, and the
relationship between pedestrian and vehicular movements. Each would contain similar,
compatible, and mutually supportive activities.
The system is anchored by two primary activity centers -- the office district "` :&
center -- located east and west of Main Street. These would be the most intensely
developed parts of downtown. Primary vehicular circulation would be around the periphery
of these districts. Each would contain a compact grouping of related activities focused
around an interior pedestrian oriented environment. Coordinated multi-purpose
development would be encouraged within each area, with unified parking areas, access
points, pedestrian facilities, and beautification improvements. These two primary centers
would be surrounded by other land -use districts, including commercial services, commuter
facilities, and multi -family housing. These improvements have already begun and should be
continued.
-25-
RESIDENTIAL
NEIGHBORHOOD
MAJOR ARTERIAL
}
a
RESIDENTIAL
NEIGHBORHOOD
•E
COMMERCIAL
SERVICE!
The special characteristics of each land -use district are discussed below.
The office/governmental district should be strengthened and consolidated as a major
new activity center between Northwest Highway, Main, Central, and Maple Streets. It
should contain a range of governmental, professional, and other office activities, plus
parking and support services.
New office development, gipn orepresentft one of downtown's
most promising market opportunities, should be strongly promoted and recruited for this
area. Adequate sites should be made available north of Busse between Emerson and
Maple. a
ommercial
potentiaf office asel. as
*.;
Northwest Highway and l
aiOng With leer
frontage along
Primary vehicular circulation should be located on the periphery of the district with
internal streets providing access to individual sites. New pedestrian facilities, landscaping,
and streetscape improvements should be emphasized.
The Area
ver, since irrinieciate maricet opportunities are
t of this district must be sequentiai 4OW
Initial efforts should consolidate. existing retail and
commercial activities. Actions should be undertaken w
existing businesses 9"1*Ver"
ntw�r ng u . New ano improveo snort -term pari i.ng snou a
made available both within and adjacent to this district. Sidewalk and pedestrian
-26-
facilities should be improved to encourage pedestrian movement and shopping within the
area. Strong connections should be created to a n I l Viand -use areas which
catrld �omplement and support commercial to a tvities. Landscaping,
lighting, ;graphics, and other streetscape projects should be utilized to visually unite the
arWU 41 rWay, haveeerdiana. Building facades
df the overall appearance of the area.
These improvements should be continued as resources permit.
As downtown development activity increases, commercial operations in other parts of
downtown should be encouraged to relocate within this district. A compact grouping of
commercial and- retail apo ,s4'�,�a,activities could work together as a unit and provide
mutual support for each other. The group would generate a larger number of total
shopping trips and all stores could benefit.
As new office and housing development takes place, and the existing shopping environment
improves, opportunities for new retail and commercial development may arise. If so, new
commercial development should occur within this district. In the long-range, the district
should function as a small cluster of shopping facilities with primary vehicular circulation
around the periphery. Stores should be so oriented to create a small open -space area, and
with strong pedestrian connections across Main Street to new office and housing areas.
Prospect v nue QQMLnercigI Dislricl
Convenience commercial activities along Prospect Avenue south of the railroad have
developed as a relatively distinct district. Whiie it has littie functional relationship
activitics north of t' . Lail firIC,
This district docs provides important convenience services
to adjacent residents to the south. Existing businesses should be protected and preserved
as important central area economic assets. New and Improved parking areas, building
facade improvements, improved sidewalks and pedestrian facilities, and new landscaping
have been hould be continued to further tt upgrade ofthe
district's overall environment. Fut* hf drf a r itn r v ntt sbbulri.: ill tb bib&
New high-quality central area housing could add significant new life and vitality to the
downtown and help create a built-in market for commercial activities. The plan indicates
several areas which would be appropriate for new housing.
jcdevcioped with quatity tawrdtouses and a new florist shop. fn the r range fature, as
Similarly, the area south of Prospect Avenue
-27-
w
w
New high-quality central area housing could add significant new life and vitality to the
downtown and help create a built-in market for commercial activities. The plan indicates
several areas which would be appropriate for new housing.
jcdevcioped with quatity tawrdtouses and a new florist shop. fn the r range fature, as
Similarly, the area south of Prospect Avenue
-27-
generally between Emerson and Maple Street would be appropriate for small-scale
redevelopment as multi-family housing in the future. Each of these areas would provide
the advantages of being close to downtown services and facilities but would be located on
the periphery as part of a separate and protected residential environment. These sites
would have good access and would create traditional areas between downtown activities and
single -family neighborhoods.
It is critical that any new housing wound downtown #O'be carefully
monitored and controlled to ensure quality of development.
rN 14, COMPHIlletit and be in keeping with adjacem ,
Witit
. The areas
should provide for unique new housing opportunities not now available in the Village.
A range of coordinated public and private actions will be required to revitalize the
downtown area and attract new investment. The creation of the first Tax Increment
Finance District (TIF) adopted by the Village Board action in August, 1985 put in place one
of the primary tools required to carry out physical redevelopment and expansion of the
economic base of Mount Prospect.
In creating the TIF District, the Village took action to create the preconditions required
to attract new private investment. Future projects should focus on correcting key problems
which hamper downtown operations. These should include correcting blighting conditions
throughout the Downtown, which TIF and other studies have identified. Public projects
should improve vehicular access, relieve traffic congestion, and provide adequate and
convenient parking facilities. Public actions should also improve the overall image and
appearance of the area, and make the area more attractive and convenient for people. In
addition, the Village should also help make lands available for new activities and tailor new
zoning and regulatory measures to fit the special needs of a downtown center and thereby
directly encouratze new private develor)ment. I thy„ Dail f 19"99"Ahe `nF "Di
-28-
%*M , , w
-29-
-30-
�1 "
Downtown improvement projects outlined for action in the 1976 Downtown Plan and the
Comprehensive plan of 1981 that ��..
„ r „include:
I IM
Prospect Avenues
Main to Emerson
Pine toWifle
-
Emerson - Northwest Hwy. to Busse
Brick sidewalks, street trees, street lights,
benches, curb, gutter and street
resurfacing
Brick sidewalks, street trees, street lights
-31-
2. Facgde ImV1gvgMgg1,r By t1 over ..storefronts
have been improved through use of HUD Block Grant Program, Village local funds and
private property owners. Architectural design services were provided by a private
consultant at no cost to the property owner. The program has been administered by the
Business District Development and Redevelopment Commission and Economic
D velooment Director. F ixc t ov zti oui b toll'' ' An ee:d+ f . ' d
Dgyt1_Qi2rnentILiggntives. The Village t continue to play a major role in stimulating
new development. Downtown
beautification projects irtentioned previousiy have helped stimulate interest in the broader
scope projects of redevelopment aided by Tax Increment Financing.
Public and Semi -Public Areas
Public and semi-public land areas, including public and private schools, municipal facilities
and churches are distributed throughout the Village. Most of these are in good condition
and are well located to serve the community. Park and recreational areas are also scattered
throughout the community. In general, most areas are adequately served by park land.,
although several deficiencies do exist, and not all park sites are yet fully developed. 11
The Village also has several other public land resources. Cook County Forest Preserve land
borders the Village on the northeast and is a significant visual and recreational resource
available to Village residents. Additionally, there are numerous golf courses in and adjacent
to the Village and several others within a short driving distance. 24dso, the C7orinnonw
Edison casement extends throu h the 30t1thelIT poltion of thc viflage in an east -we
-32-
. ........ - ---------------- --- . ..... .
THE VILLAGE OF
MOUNT PROSPECT, ILLINOIS�
CAMP U1,00NALD R0
<EW�JNGION RG
. . . ..........
F
lt-LIL J-1. 1:
f is
CEN FRA.. D 0
11 L
■ FIJIURE FX;i-N".)QN
Tl�
El
-7
THOROUGHFARE PLAN
MAJOR AR FERIA1.
SECONDARY ARIF.R�Ad-
'01
'A U -LECIOR STFREEI
OAKTON S[
.
Recommendations related to public and semi-public areas are included in the Community
Facilities section of the Comprehensive Plan.
TRANSPORTATION
The Village is now )iu)ste °; developing plans for mass transportation and traffic
circulation.
The transportation system consists of various categories of streets, parking facilities, and
public transit services. The overall system provides for access to Mount Prospect from the
surrounding area and movement of people and vehicles within and around the Village.
The efficiency and convenience of this system significantly affects the quality of life within
the community.
This section presents recommendations for improvement of the thoroughfare system (see
Figure 2). Recommendations are based on review of available information on the physical
characteristics of the existing transportation and traffic data, observations of the impact of
traffic volumes and patterns on the existing street system, and application of accepted
transportation and traffic planning principles and standards. Recommendations have not
been included for changes in Mass transportation service to and within the community, since
a thorough analysis of needs has not been undertaken at this time.
ional_Classification of
The major street system in Mount Prospect is well defined, but little hierarchy is apparent
on certain other streets in the Village. A functional classification of all streets is a necessary
step in identifying problem areas and prescribing improvements.
Streets and related traffic control devices must all be considered as elements of an
inter -related system. This approach requires that the decision to install traffic engineering
measures (e.g., street closure, left turn restrictions, traffic signals, etc.) be considered in
terms of their impact on adjacent streets, intersections, and neighborhoods. Without a
systematic approach to this problem, the result is a mixture of traffic control devices, policies
and operational practices which creates confusion, inconvenience, accidents, and a myriad
of other secondary problems.
The currently accepted approach to "sorting out" the complex inter -relationship between
these elements is first to classify each street in the Village according to the function it
should perform. Each street should fit into a category or functional classification. Decisions
regarding traffic control devices and restrictive measures can then be prescribed in a
relatively straightforward manner to assure that the functions are achieved. In addition, this
procedure permits the identification of deficiencies in the street system and facilitates the
analysis of street system needs.
-33-
Four separate street classifications are identified below. The titles given these classifications
describe the orientation of traffic expected to use the streets.
Major Arterial Streets
A major arterial street is intended to serve vehicle trips oriented beyond the Village
boundaries and adjacent communities. The section of the street within the Village should
serve a significant portion of trips generated by land -uses within the Village. This type of
street has regional importance because of its alignment, continuity, capacity, and its
connection with other regional traffic carriers.
Secondary Arterial Streets
A secondary arterial street is intended to serve vehicle trips generated by land -uses within
the Village and within adjacent communities. This type of street should not serve
long-distance trips (i.e., greater than five miles), but has community importance in terms
of traffic capacity and serving abutting land -use.
Collector Streets
A collector street is intended to serve only vehicle trips generated to and from the
neighborhood it serves. The function of this type of street is to collect and distribute traffic
between the neighborhoods and community and regional streets.
Local Streets
All other streets within the Village could be classified as local streets. A local street is
intended to serve only vehicle trips generated by land -use abutting the street. The function
of this type of street is local access within a neighborhood.
One of the primary benefits derived from creating a functionally classified street system is
that it is then possible to designate "neighborhoods" inside the areas of the network of
major and secondary arterial streets. If these streets are properly designed with adequate
capacity and proper traffic control devices, the traffic in the neighborhood "cells" can be
controlled to exclude through traffic.
In determining the functional classification of streets within the Village, the following factors
were considered:
Length which the street extends continuously beyond the Village boundaries.
Width of pavement.
Type and density of abutting land -use.
Spacing relative to the prevailing grid network of streets in the surrounding communities.
-34-
The functional classification of the proposed street system is presented in Table 1. In
general, the desired design characteristics for the streets should reflect these classifications.
The major arterial streets should have the highest design standards (normally four -lane
divided roadways with separate turn lanes at intersections) and should have priority in
terms of traffic control over the other streets in the system. The secondary arterial streets
also require high design standards and should usually have four lanes for travel. A median
may be necessary on some community streets if the volume of traffic is anticipated to be
significant because of the intensity of abutting development or the condition of parallel
streets. Collector streets will usually provide satisfactory service as two -Lane facilities unless
they provide primary access to high traffic generating land -uses.
-35-
TABLE 1
Proposed Functional Classification of Area Streets
Classification
Street
Major Arterial Algonquin Road
Central Road
Des Plaines/River Road
Elmhurst Road/Main Street
Euclid Avenue
Golf Road
Northwest Highway
Oakton Street
Rand Road
Secondary Arterial Busse Road
Camp McDonald Road
Dempster Street
Kensington Road
Mount Prospect Road
Woff Road
Collector Arthur Street
Burning Bush Lane (from Seminole to Kensington
Road)
Business Center Drive
Cardinal Lane (from Eric to Westgate)
Council Trail
Elmhurst Ave. (from Central to Kensington)
Emerson (from Golf to Central existing and ncm fattz, e)
f0wvft"P*
Goebbert Road (from Algonquin to Golf)
Gregory Street (east to Owen Street)
Huntington Commons Dr. (from Elmhurst to Unneman)
Lincoln Street
Linneman Road
Lonnquist (east to Emerson)
mapic (e ntiai to hincoin-fatme)
Meier Road
Owen Street (from Central to Gregory)
Prospect Avenue
Schoenbeck Road (from Rand to Camp McDonald)
See -Gwen Avenue
Seminole Lane
Westgate (from Cardinal Lane to Central-fattrie
Westgate Road (from Kensington Road to Euclid)
Wheeling Road (from Kensington Road to Rand
William Street (from Golf to Prospect)
Willow Lane
-36-
P blems and Issues
Several transportation related features within Mount Prospect have been identified as
needing improvement, including problem intersections, localized traffic congestion, street
discontinuities, community oriented mass transportation, and parking.
Problem Intersections
Several intersections within the Village are characterized by traffic operational problems.
Intersectional problems exist where north -south major arterial streets intersect with east -west
major arterial streets and where Rand Road and Northwest Highway intersect with
nortb-south and east -west major arterial streets. The most serious problems exist at the
Road,Rand Road firtCL."ction with eential Northwest Highway intersection with Main
Street, �c C,tl art vut �gti� �fG;and at the
Mount Prospect Road intersection' with Rand and Central Roads.
Traffic Congestion
Peak -hour traffic is quite heavy on several street segments in Mount Prospect, and certain
operational problems along these streets are resulting in congestion. Although all major
and secondary arterial streets carry heavy traffic volumes, the commercial corridor streets
of Rand Road, Northwest Highway and Elmhurst Road need traffic operational
improvements to reduce conflicts between different types of traffic and to adequately serve
peak -hour volumes.
Street Discontinuity
Several important streets in Mount Prospect either lack continuity in alignment or are not
fully improved to facilitate efficient traffic flow. Busse Road carries heavy traffic volumes
from the Village limits on the south to Central Road on the north. Although this street
functions as a secondary arterial for its entire length within the Village, only the section
of street south of Golf Road has been upgraded to four lane design standard. Nfeiet Road,
Main Street, Emerson Street, and Mount Prospect Road are the only north -south streets
which cross the Chicago and Northwestern Railway tracks and provide for physical
connections and access between the north and south sections of the Village. All north -south
traffic movement within the Village must use one of these streets or divert on to Central
Road. Major congestion problems occur on these north -south streets when street crossings
are blocked by passing trains. This problem is most pronounced at Main Street in the
downtown area when commuter trains stop to pick up and drop off passengers during peak
traffic periods.
-37-
Through Traffic on Local Streets
A local street is intended only to serve vehicle trips generated by land -use abutting the
street and by circulation from adjacent local streets. The use of local streets by through
traffic is a problem condition in the greater central section of the community where a
uniform grid pattern of streets exist in the immediate vicinity of principal intersections.
During peak traffic periods, through traffic will use local streets to bypass congested
intersections.
Mass Transportation
The Village is served by RA I' , egton bus lines and by the C+Acago—and
NOrthvmstern Railway commuter service. No. trw Bus Lines travel 0'.60
Road between Wondficid Shopping C-entci mid downtown �)es Plaines, and aiong Main
Street and Nothwest Highway bctwcen the Villages of Wheeling and Des Plaines. R -T -A
bases ave Main Stiect and Elmhurst nd R-indlitrist and eak-Brook. WN+
m
c 9FWu talaps, Altnougn rau service in aviount rrospect is goon, it nas some negative
effects. Train activity at the many at -grade crossings disrupts traffic flow on the arterial
system. This is most prevalent during the morning and evening peak traffic periods when
both vehicular volumes and train activity are at their highest.
Parking
Provision of parking to service businesses is of greatest concern in the downtown area
where patrons, employees, and commuters all compete for available spaces. In general,
downtown does not have an overall coordinated parking system. Parking is also a problem
along the built-up sections of Northwest Highway where numeroussmall, inefficient parking
facilities have been provided by business establishments on a scattered basis.
Bicycle Routes
Currently the Village has a variety of existing and planned bikeway facilities. In the
southern portion of the Village, along the east -west section of the Commonwealth Edison
Right -of -Way, there is an off-street bike path which is approximately a mile and 0"
b -quarter long.
fall: An eight (8) mile on -street bike route spans from the northeast corner of the Village
to the southwest comer connecting Prospect Heights with Des Plaines. The route intersects
the Central Business District, and ties together most of the major civic, shopping and park
facilities.
There are various improvements that could be implemented on current bicycle route
facilities. . Bicycle racks in the
CBD need better distribution to allow for safe bicycle lock-up throughout the downtown
area.
-38-
i
Recommended Street System Modifications
The major traffic movement problems within Mount Prospect are related to the overall
system of streets serving the community, the operational characteristics and constraints of
the major arterial streets, the discontinuity of community arterials, and the type of
intersection traffic control in use on the community arterials. Recommendations to alleviate
these problems are summarized below.
Several streets previously identified as collector streets should be reclassified as local streets.
These include Highland Street, Westgate Road (south of Kensington Center), Lonnquist
Boulevard (east of Emerson Street), and Gregory Street (from Owen Street to Rand).
These streets lack continuity and direct connection to either major or secondary arterial
streets.
br,ammazr ).
Busse Road from Golf Road to Central Road should be upgraded to four lanes. iiic
Highway is also re'oftnnel Implementation of this intermediate arr.d-iter rr
improvement fo, Basm " - Y' will provide the Village with an
rc,� physicai fi, between t0 northern and southern sections of the
community, and will provide traffic that is not destined for the Village with an alternate
route for north -south movement.
Meier Road should function as a collector street serving the west side neighborhood in
the Village. This street is currently terminated mid -way between Lincoln Street and
Central Road. The construction of a roadway extension to collector street standards
from the current point of termination to Central Road is recommended.
Business Center Drive between Wolf Road and Rand Road will serve as a major access
road within the Kensington Center area and should be classified as collector street.
Feehanville Drive should also be considered as a major access road.
SCV1,131 iMPLOM11CM3 M, rMorninendcd to afleviate traffic access and congest
Maple Street at -grade raftioad aossing as originally prepared in thc f976 Pi=
-39-
�..• r # w r • r • `w
w# • w w w # iM. • M • A
L►1ilK 1
In general, the intersections of arterial streets should include separate left -turn lanes, and
where warranted a separate traffic signal phase.
All non -local streets should be upgraded to a uniform width along their entire length,
wherever feasible.
,K7► u`lil►` 1►
Community facilities and services are important parts of the Mount Prospect community.
They provide for many of the day-to-day needs of local residents. They include services
which affect the health, safety and well-being of area residents, businesses, and institutions.
Some are an absolute necessity, while others are highly desirable. It is critical that these
be adequately and effectively provided for in the future.
This chapter reviews -existing community facilities located within the Village, summarizes
key issues involved in planning for the future, and presents the recommended Community
Facilities Plan (see Figure 4).
ATIMIN
The parks and recreational system consists of sites, facilities, and programs which perform
several important functions. The most basic function is the provision of recreational services
to local residents; and effective system can create opportunities for a wide range of leisure
time experiences. The system can also help define and delineate neighborhood areas, and
be an important visual feature in the community. An effective parks and recreation system
is particularly important in a traditionally strong residential community like Mount Prospect.
EM
Figure 4
THE VILLAGE OF
MOUNT PROSPECT, ILLINOIS
......:::ti- .__ ...____ mmm......_......___..__.._...........____ ,.
Existing Facilities
Mount Prospect is primarily served by two park districts. The Mount Prospect District,
which serves the area between Kensington, Touhy, Mount Prospect Road, and Meier Road;
and the River Trails Park District, which serves the area between Palatine, Kensington,
Wheeling, and River Road. The Mount Prospect Park District operates 28 park sites of
which 16 are within Village boundaries. River Trails Park District operates 7 parks -,-of
which 6 are located in Mount Prospect. In addition, in Mount Prospect, the Prospect
Heights Park District maintains two park sites, and the Des Plaines Park District maintains
one park site. The total acreage of parks within Mount Prospect is approximately 4-27 F
acres. Table 2 indicates all current park sites within the Village. Residents living in the far
western portion of the Village are served by the Arlington Heights Park District, although
this district has no sites within Mount Prospect. The Commonwealth Edison easement on
the southwest side of the Village is now maintained for recreation purposes by the Mount
Prospect Park District under a lease agreement. The Park District is also operating
recreational facilities on MMSDi property on West Central Road. Known as Melas
Park„ the 70 acre tract is operating jointly with adjacent Arlington Heights Park District on
a 16 year lease. To date, 35 acres have been developed for recreation.
In many communities, public schools also play an important role in providing local
recreational services. School grounds are often available to surrounding residents for active
recreation. Of the total z1f V parks in Mount Prospect, four are located adjacent to public
schools.
Cook County Forest Preserve land, which represents a valuable asset for the Village, is
located to the south and west of the community, and east of River Road. While forest
preserves contain few developed facilities, the wooded areas, trails and bicycle paths provide
a number of leisure time services.
In addition to the public recreational resources, private recreational facilities also play a key
role in Mount Prospect. The Village contains numerous privately operated swimming pools,
tennis courts, club rooms, and playgrounds which help supplement the public system.
Recommended Improvements
In order to maintain its tradition as a strong residential community, Mount Prospect should
strive to maintain quality park and recreational services. While the existing system of sites
and facilities is generally very good, certain improvements should be made in the future.
For instance, Lions Park or Mclas-Park should be more oriented toward entertainment for
adults,tt timet t11cerx .g
l gaidmi,s.
Since there are few remaining vacant land parcels suitable for recreation, the existing park
system must be used most effectively. The use of certain existing parks should be
intensified. New facilities should be developed on existing sites and program offerings could
be expanded. In particular, consideration should be given to the expressed need for teen
and adult social centers.
-41-
Table 2
EXISTING PUBLIC RECREATIONAL AREAS IN MOUNT PROSPECT
Activities and Facilities
Name Location Park Type Site Playground Ballfield Basketball Tennis Swimming Shelter Community Passive ice Bike Football Golf Open
Size Center Rec. Skating Path Course Space
(Acres) and
Paths
Mount Prospect Park District
X
X
X
Busse
Owen and Henry
Community
8A"
X
X
X,
Clearwater
Golf and Busse
Community
44MMI
X
4
Countryside
South Emerson Street
Neighborhood
2.70
X
X.
Emerson
Gregory & Emerson
Neighborhood
2.30
X
Fairview'
Gregory & Fairview
Neighborhood
3.00
X
X
KoppJ44.0*
Dempster West of Hwy. 83Community
34:0M,1
X
2
Lions Memorial2
411 South Maple
Community
24.70
2
8
Meadows
Northwest Hwy.& Gregory Community
17.00
X
3
Mt. Prospect Golf Course
and Comm. Ctr.
Shabonee, W. of Hwy 83
Urban
115.00
Owens
Busse and Owens
Neighborhood
2.30
X
X
Prospect Meadows
Forest and Euclid
Neighborhood
2M40
X
X
X x
Robert Frost'
Lineman Rd. & Frost Dr. Neighborhood
3.00
X
X
Sunrise
Lonnquist & Louis
Neighborhood
11.00
X
X
Sunset
Lonnquist & Wapella
Neighborhood
7:2"
X
X
Wego
Lancaster & Wego Trail
Neighborhood
1.30
X
X
Weller Creek
Weller Cr & Council Tr
Neighborhood
12.00
X
X
Commonwealth Edison
South Comm. Ed. ROW
Community
78.70
'Park and School
2Administrative Offices
X X
X
X
X X
X
is X
X
X
X X
0
X
X
X
X
X
X
X
X
X
X
X
X
X
X X
X
X
X
X
X
X
X
X
Table 2 (cont'd)
EXISTING PUBLIC RECREATIONAL AREAS IN MOUNT PROSPECT
Activities and Facilities
Name Location Park Type Site Playground Balt ield Basketball Tennis Swimming Shelter Community Passive Ice Bike Football Golf Open
Size Center Rec. Skating Path Course Space
(Acres)
and
Paths
Hill Street
Hill near Rand
Neighborhood
1.83
X
X
X
WestBrook'
Central and Weller
Neighborhood
1.0
X
X
Gregory
Gregory and Rand
Neighborhood
8.0
X
Melas
Central and Busse
Community
70.0 -
X
X
X
River Trails Park District
Aspen Trails
Maya & Burning Bush
Neighborhood
4.00
X
2
X
2 X X X
X
Burning Bush Trails'
Burning Bush & Euclid
Neighborhood
10.00
X
2
3
4 X X
Sycamore Trails
Wolf & Kensington
Neighborhood
4.30
X
X
X
4 X X
X
Tamarack Trails
Burning Bush/Kensington Neighborhood
4.90
X
X
X
2 X
Woodland Trails
Wolf & Euclid
Community
48.30
X
X
X
X X X X
X
Evergreen Trails
Boxwood & Dogwood
Neighborhood
0.43
X
X
X
Maple Trails
Feehanville & Business
Commercial/
Center Drive
Neighborhood
2.00
X
X
X X X
X
Des Plaines Park District
Bluett Park
Thayer & Horner
Neighborhood
4.22
X
2
X
X
Prospect heights Park District
East Wedgewood Park
Oxford Street
Playlot
0.50
X
West Wedgewood Park
Rand Road
Neighborhood
1.50
X
X
'Park and School
'Park and School
More extensive use might also be made of public school sites and facilities. The Mount
Prospect Park District has expressed the desire to utilize school facilities more extensively
in the future, especially gymnasiums for day -time recreation programs. The district has
received grants to purchase school sites in the district and should continue to purchase
unused and under-utilized properties. It is strongly recommended that playground and
recreational areas be maintained for public use at school sites recently closed or to be
closed in the future. Even if certain of these schools are reused for non-public activities
in the future, small park sites should be retained.
Other existing land resources with recreational potential should continue to be exploited.
The Commonwealth Edison easement, which cuts through the southwestern portion of the
Village, is providing new recreational opportunities for the large-scale multi -family
development in this area.
Finally, the acquisition of small new park sites in the future should be considered to help
offset park deficiencies in certain areas. The following sites have been identified as possible
future park sites:
A small three -acre site at the northwest comer of Elmhurst and Euclid which is currently
Village owned. A small park in this location could help serve multi -family development
around the country club, if not used for low density multi -family housing similar to that
on Wimbolton Drive.
Any new significant multi -family development should include the provision of new public
park land. fn particalm, intifti-fairrify development in tht, ulca =St Of Rand Road
avath of Kensington eenter, and it The area between Algonquin and Dempster, should
eath include tx,:'small five -acre park site in the future.
Schools
Schools are among the most critical public facilities, especially in predominantly residential
communities such as Mount Prospect. They not only provide educational services, but also
play key cultural, recreational and social roles in residential neighborhoods.
Conditions have begun to change in local school districts during the past few years, and the
implications of these changes must be considered in the planning and community
development program.
-42-
Existing Facilities
Mount Prospect is served by four elementary school districts (Wheeling Township District
No. 21, River Trails School District No. 26, School District No. 57, and School District
No. 59), one public high school district (Township High School District 214), and five
parochial schools. A detailed inventory of all schools located within the Village is presented
in Table 3. Schools Districts 25 and 23 also serve small portions of the Village, although
they have no school sites in Mount Prospect.
Trends in Local School Districts
Conditions within each of the public school districts serving the Village are similar. School
buildings themselves are in very good structural condition. No significant
building improvements or additions are they11W needed or-an'ti;1panted in the near future to
School facilities are generally
well distributed throughout the Village, and most neighborhoods are within convenient
distance of an elementary school. Enrollment in most districts has been rent
and should itinainso duAing the next few-Ye2m.
It is essential that the Village keep abreast of development within each district and
cooperate with district officials to ensure continued high quality educational services. The
Village should work with district officials to find viable new uses for vacant school facilities
which can be of maximum benefit to the community. Similarly, school boards should be
encouraged to consider the re-use of vacant schools for public use, rather than sale for
private use, which may be in harmony with the surrounding area.
As indicated in the Land-Use Plan, it would be most desirable to retain both the land and
buildings of vacant schools as a public use. Other communities have successfully
transformed schools into community centers, cultural facilities, special educational centers,
or offices for municipal or other governmental agencies. Reuse potentials for each of the
four schools that have been closed are summarized below.
bristian Life QQ11ege. This property was closed by Elementary School District 57
because of declining enrollments in the District and has since been purchased by
Christian Life Church, which will also maintain the grounds with the exception of a ball
diamond to be maintained by the Mount Prospect Park District.
Park View School was closed by River Trails School District 26 because of declining
enrollments in the district. The school facility, constructed in 1966, is in good structural
condition and is located on a 7.3-acre site. The school is currently being used as a
Montessori School and #*a
00�00,
0�, add b
should continue to be used for school use.
testy "
�otttit Ptosoo#l ark P##**WW*4
;a and-
-43-
Table 3
INVENTORY OF SCHOOLS IN MOUNT PROSPECT
River Trails School District
Remaining
Euclid
Available
Number
1964, 1965,
Adequacy
"tion in
Capa-
Adequacy
Adequacy
{)=ty
Nipper
Useful
Site
Recreation
of
Current
of
Regulation
bility
of
of Off-
of
Date
Building Life
Size
fer_71"
Class-
Enroll- School
Site
to Service
for
Recreational
Street
Environ -
Name Built
Condition (Years)
(Acres)
40
rooms
ment Capacity
Size
Area
Expansion
Area
Parking
ment
Very Good
Good
3.3
Townshig High School District 214
Good
30
6.36
5.0'
22
-29634
40840
Adequate
Good
Prospect H. S. 1957
Good 26
60
20
92
1,942.5.V 2,500
Adequate
Excellent
Good
Good
Good
Excellent
River Trails School District
No, 26
Euclid
1962 ,
Indian Grove
1964, 1965,
Westbrook
1970,
River Trail jr. High
1965, 1967
� School
1972 19
Nipper
1974
Vacant lot
Undeveloped
chool District No. 57 (Element
Fairview
1952, 1955
8.5
1958, 1973
Lions Park
1955, 1958, 1962
Westbrook
1963, 1964
Lincoln
1949, 1953, 1956
Very Good
1960, 1970, 1991
School District No. 21 (Elementary)
Robert Frost 1%1
Excellent
30
8.5
7.7
21
3 46 40
483
Excellent
Very Good
, Very Good Very Good
Very Good
Good
Very Good
25
8.8
8.0
20
389 VO
498 5
Excellent
Excellent
Excellent
Excellent
Good
Excellent
Very Good
30
8.0
6.2
34
4600
659 M
Good
Very Good
Good
Very Good
Very Good
Excellent
Excellent
40
5.0
4.3
Open Space's
125
Excellent
Excellent
Fair
Very Good
Very Good
Good
3.3
Good
30
6.36
5.0'
22
-29634
40840
Adequate
Good
Good
Adequate
Adequate
Good
Very Good
40
2.85
1.0'
25
3243,42
SW 4
Adequate
Good
Poor
Excellent
Adequate
Good
Very Good
40
11.05
9.0
25
-2393599
Adequate
Good
Good
Adequate
Adequate
Good
Very Good
44
19.38
16.0
41
464
859
Adequate
Good
Good
Adequate
Adequate
Good
Excellent 59 8,Q 6.0 5 -2810 WO 6500 Very Good Very Good Very Good Very Good Very Good VeryGood
'Adjacent to Park District land
Table 3 (cont'd)
INVENTORY OF SCHOOLS IN MOUNT PROSPECT
Useful
Site
Recreation
of
Current
of
Regulation
bility,
of
of Off-
of
Name
Date
Built
Building
Condition
Life
(Years)
Size
(Acres)
i -A
Class-
Enroll-
School
Site
to Service
for
Recreational
Street
Environ -
rooms
meat
Capacity
Size
Area
Expansion
Area
ParUrig
meat
School District No. 59
(ElementUy)
Forest View
1962
Very Good
50
11.31
9
222 _
4+5 W
550
Excellent
Very Good
Excellent
Excellent
Excellent
Excellent
Robert Frost
1%4jW
Very Good
50
3.75
2
18
3�
450
Good
Excellent
Good
Good
Good
Good
John Jay
Oempstei jurtior
1967
1960
Very Good
Vet) Good
50
-so-
6.1
+9.23
4
15
22
385
550
Good
Excellent
Good
POM
Very Good
Good
Very Good
High School
Holmes Junior
High School
1966
Very Good
50
5.3
3
28
699
700
Good
Excellent
Excellent
Good
Good
Excellent
Private Schools
St. Emily Catholic
1961
Excellent
50
11.2
1.6
24
435
800
Very Good
Very Good
Very Good
Very Good
Very Good
VeryGood
St. Alphonsus
1955, 1957
Excellent
50
20.0
8
10
485
350
Good
Good
Good
Good
Good
Good
Catholic School
St. John Lutheran
1973
Excellent
50
17-20
10
Open Area 55
469
Good
Good
Good
Good
Good
Good
St. Paul Lutheran
4924, m
Geed
407--,12
2W
4091
Gmd
Good
Good
Good
Gr! 1
Pre-�ch
St. Raymond
1953, 1954
Excellent
50
24
R4'=
1,250
Good
Good
Good
Good
Good
Good
Catholic School
1957
Christian Life College
1963, 1997
Good
40
14.9
13.0
13
Closed
Winona Photo School
1975
Very Good
40
15
10
3
1800 yr.
2900 yr.
Adequate
Good
Good
Adequate
Adequate
Good
Table 4
INVENTORY OF EXISTING PUBLIC BUILDINGS IN MOUNT PROSPECT
Remaining is Is Is
Date Building Useful Site Size Location Paridag
Name Building Function Built Conditim Life (yrs) Size Adequate Safi ct Adequate Comments
Public Safety Building Police and Fire headquarters 4448 Fair 48 1.03 Ne Yes Ne inatifficient fm police opetatitnt; there are
7.
P101—i— Sq----' Room
Fire Station No. -2
Leeker &eifiiies
Housing for equipment and manpower
Fair
1964 Good
+0 NO *es *et Neetis additional ItN+er faciliti
Infinite .88 Yes Yes Yes
Fire Station No. 3.14
Housing for equipment and manpower
1967 Good
Infinite .78 No Yes Yes More stalls needed for vehicle maintenance
Public Works
Offices, equipment, and material
1 1?eer
40 7.00 No y Ne NO
Headquarters
storage
Oww
UAW
Mount Prospect Library Library services
Village Hall Village administrative offices
Senior Citizen Center Administrative offices, senior
citizen facilities; Health
Department on 2nd Floor
1976 Excellent
30
Yes
Yes
Good
10
Yes
Yes
1950 Good
10
Yes
Yes
Yes
Yes Some offices should be located in closer proxi-
mity to others
Yes
VILLAGE OF MOUNT PROSPECT FACILITIES AND UTILITIES
Fire Department
The Mount Prospect Fire Department has a Class II rating and a combination force
consisting of 66 uniformed firefighters, 32 of whom are also paramedics. They are
supplemented by 20 on-call volunteers. The Department maintains six pumpers, one ladder
truck, one *§ squad vehicles, one chemical fire fighting unit, four ambulances and a
disaster services vehicle. Replacement for the equipment is based on a 20-vear Man. TIS
The Fire Department 0## maintains three facilities: Station No. 13, which serves as
the headquarters, is located at 112 East Northwest Highway; Station No. 12, at 1601 West
Golf Road; and Station No. 14, at 2000 East Kensington. SX11 .+lc�.: i*k
racinttes are in good conctition. ,
es rM. In addition, department officials indicate that two additional stalls for vehicle
maintenance activities would be desirable at Station No. 14 (see Table 4).
Existing fire stations provide adequate protection coverage for the Village at the present
time. However, the Village should continue to monitor conditions in high-value commercial
and industrial areas. It is recommended that a fourth facility be built in the northwest
corner of the Village to adequately respond to potential calls from the Randhurst
Shopping Center and Kensington Center areas.
�% do �,l o 11 b
ti
t t pt t p fa p and, t ttgtgp), Similarly, when significant new office
and industrial development occurs in the southwestern portion of the Village, station
relocation or construction may also become desirable in this area. Adequate sites could
be made available.
Police De arm n
The Village of Mount Prospect Police Department currently employs 89 1 persons,
including 6470 sworn personnel and 25 # civilians.
.r?+wrrMwtirx�r�Mistr�s�*�wi��rwtr�t�n�x«..wrt+�w.a w
-44-
This department now maintains a staff of 55 full time employees, 27 part-time employees
(this includes seasonal part-time employees), and is responsible for maintaining public
grounds, buildings and properties within the Village. The department also maintains all
Village vehicles, except for the Fire Department, which maintains its own.
The Village has constructed a new Public Works facility at the Melas Park site on Central
Road. This facility was planned to meet the long-range Public Work needs of the Village.
The water tower, if feasible and necessary, should also be moved to Melas Park.
Villaie Administrative Offices
Most Village administrative offices are located in the Village Hall at 100 South Emerson.
Although this facility is in good structural condition, and is adequate in terms of overall
size, certain internal operational problems do exist. Several offices and departments which
would operate most efficiently in close proximity are now physically separated. For example,
the Planning and Zoning and Engineering Departments, which often require close working
relationships, are now located on different floors. Several other offices which could benefit
from close proximity are also currently separated. However, Village officials feel that
internal space reorganization and reallocation could . ininol
"
ii
I in the i'mUTZ-7apxreraux tt wsl nit lai to
Public Library
The Mount Prospect Public Library, whose service area is coterminous with Village
boundaries, has been a tax supported institution since 1943. The present facility, located
at 10 South Emerson, was built in 1976 and is in good condition. Operation and
administration of the library is governed by a seven -member board of elected officials.
Currently t76,446 ; volumes are maintained in the Mount Prospect Public Library.
The American Library Association's minimum recommended standard is 3,500 volumes per
1,000 population. .
Mt t t i'x�, ,t lz , 7 to g ,a Ott
In addition to providing traditional library services, it also provides audio-visual software
and hardware, adult education programs, tours, bus trips and feature length films for adults
and children, talking books for the blind and physically handicapped, a TTY for the hearing
impaired, consumer education information, and reading room facilities.
-45 -
Thetatrt� .iii, �e ;Senior Citizen Center, is located at the
northwest corner of Busse and Emerson. The building, which previously housed the Mount
Prospect library, was recently remodelled and is now in good condition. The senior citizen
facility's administration offices, meeting rooms and support facilities are located on the first
floor, with Village Cable Television offices on the second floor. The facility should
adequately serve Village needs �ti ' "" " f .. � . tt + f�i
However, the Village
should closely monitor changing local social and demographic characteristics to ensure that
special needs of the elderly, di 4,1
continue to be provided for in the future.
IIr u�
The public utility systems serving the Village are generally good, and no serious deficiencies
have been identified. However, as growth and development continue, it is essential that
utility needs continue to be adequately met in the future.
WaterSystem
Ul pp t d, Yex,syst obtains all of its water from
Lake Michigan. Prior to 1986, its source for water was wells. Some wells may be kept to
provide a reserve source of water. Even with Lake Michigan water, the Village has had to
continue to enforce its ordinance restricting the use of water because of I.D.O.T. Division
of Waterways requirements.
Additional improvements to the existing system include installation of a new 16 -inch water
main along Busse Road from Central to Willow, another watermain on Evergreen, from
Maple to Elm, and a new water system to replace existing private wells in the residential
area south of the Mount Prosjaect Country Club. Ciitzeit 7 i t pr vt �
E
The existing sewer system throughout the Village, including both sanitary and storm sewer
facilities, is 0 managed by two different utility districts The separate districts are
Citizens Utilities and Mount Prosnect. TrdatrrierA:' bf affl ih&-
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-46-
systeul.
Retention ponds and creeks throughout the Village provide an additional source of drainage
of storm water during heavy rainfall periods. Flooding and infiltration into the sanitary
system occurs during heavy rainfall periods.
. Occasionally during exceptional
heavy rainfall, the Des Plaines River also overflows into this area.
In order to alleviate this problem in the near future, the 44cuoputnall =rritaly Diltrict
tttpta1e`�ltan Dt� zseAtendmg �toeid a deep tunnel. is
Cor�trrxction with the atea-wide deep ttrimci pToject, along %ceffirg road and cmitir
north into Pimpett . Additional needed improvements include the rehabilitation
of sewers where infiltration of storm water is an on-going problem. A-7 lot ity-arrea-for
sewer rehabiffiation is located south of C-entraf i A,c Busse .
11j as development occurs on the perimeter of the Village and on currently
undeveloped land within the community, appropriate storm and sanitary sewers along with
retention facilities should be constructed in order to alleviate future problems.
Street _-Li .
Street lighting throughout the Village is currently limited to light fixtures on utility poles
along major thoroughfares and residential streets. Ncw light standards have been 11-13'1411CU
---
limita. The need for new improved street
lighting is constantly under study ate! bemg; mpl t nt d
IMPLEMENTATION PROGRAM
This Chapter presents the key elements of an overall program for implementing the
Comprehensive Plan. It outlines the basic elements of an ongoing planning process and
program, and includes a listing of projects and actions which should be undertaken during
the next few years to strengthen and improve the local living and working environment.
ZONING ORDINANCE
-47-
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-48-
This process requires participation of all Village departments and includes identification
of public improvements that will be required in the next five years, including transportation
and community facility projects. All projects are reviewed on the basis of the
Comprehensive Plan, priorities are assigned, cost estimates prepared, and potential funding
sources identified.
Mount Prospect's financial resources will always be limited, and public dollars must be
spent wisely. The capital improvements program would allow the Village to provide the
most critical public improvements, yet stay within budget constraints. It could help avoid
costly mistakes and promote maximum community benefits from all public investment.
CITIZEN INVOLVEMENT
The planning and community development processes have begun to establisho a healthy
dialogue among local residents concerning the future of Mount Prospect. Wide publicity
should be given to the plan, and citizens should be further involved in planning discussions.
This active citizen involvement should become standard policy. The planning process will
affect everyone in the community, and everyone should contribute to planning decisions.
REVIEW AND REVISION
The Comprehensive Plan is not a static document. The planning process in Mount Prospect
must be continuous. The plan should be monitored and updated when necessary. If
community attitudes change or new issues arise which are beyond the scope of the current
plan, the plan document should be reviewed and updated. From time to time, certain
changes to the plan document will be required. The Plan Commission and Village Board
should carefully review proposed changes and their implications and actively seek citizen
comment on such proposals. If changes are found appropriate, they should be formally
added to the plan by legal amendment. Also, at five-year or ten-year intervals, the entire
plan document should be reviewed and if necessary modified to ensure that it continues to
be an up-to-date expression of community goals and intentions.
DEVELOPMENT PROGRAM
The following listing is a general indication of how various projects and actions should be
undertaken during the next few years. Projects and actions are divided into two broad
categories: (1) local administrative actions and decisions, including actions which are
dependent on the availability of regular revenue sources; and (2) ' actions which would
require special funding assistance or commitment to use of new techniques for
implementation.
Administrative Actions
These are all high-priority, early -action projects which essentially entail a public policy or
administrative decision. They do not require a significant new allocation of funds, and they
all should be undertaken as soon as possible. These actions relate primarily to escalating
Village efforts in recruiting and promoting desired improvement and development, to
-49-
encourage more active participation by individual property owners and businessmen in
overall improvement efforts, and to revise and update local codes, ordinances and
regulations so that they are more supportive of community development objectives.
-Housing-
Closely monitor building conditions in all neighborhoods within the Village.
Utilize the zoning ordinance to prevent expansion of residential uses in areas most suited
to industrial and/or commercial development.
Revise existing zoning regulations to ensure the protection of sound existing development,
to reduce adverse influences, and to establish setback and buffering requirements for new
nonresidential development.
Utilize the Land -Use Plan and Zoning Ordinance to establish firm boundaries between
residential and non-residential areas.
Utilize the Land -Use Plan to guide the location, type and amount of multi -family housing.
Review and revise the zoning ordinance to support the desired policy regarding
multi -family housing. This should include special planning and design incentives to
ensure that new development includes a wide range of amenities, and encourages a
range of housing types.
Continue the systematic housing code enforcement program.
Continue to act as a clearinghouse for collecting and disseminating information about
funding sources and assistance available to homeowners for home improvement.
Initiate a program to actively encourage property owners to undertake home repairs and
preventive maintenance.
-Commercial Development.
Revise the zoning map to reflect new commercial area designations, and to establish
firm boundaries between commercial and residential areas.
Utilize zoning regulations to gradually phase out obsolete non-commercial uses within
commercial areas.
Utilize zoning regulations to encourage new commercial development on a planned
basis, including standards and incentives for shared parking, common access drives,
landscaping, setbacks, etc., to help ensure the highest possible quality of design and
development. Under special situations, mixed use developments should be considered
where appropriate.
-50-
Continue to enforce special sign control regulations in commercial areas.
Continue those programs that actively recruit desired types of new commercial
development.
Continue to implement
ai tete r tai rehabilitation
of commercial buildings. The Downtown Facade Improvement Program should continue
to be part of this assistance.
Develop a clearinghouse for collecting and disseminating information about funding
sources and assistance available to businesses.
-Industrial Development -
Review and revise the zoning map to reflect new industrial area designations and to
establish firm boundaries between industrial and non -industrial areas.
Utilize zoning regulations to gradually phase out obsolete non -industrial uses within
industrial areas.
Review and revise zoning regulations to establish standards and incentives designed to
encourage planned industrial and office research development wherever possible.
Provisions should encourage coordinated lot configuration, building design, access and
parking, and overall environmental features, as well as compatible relationships between
existing and new development.
Continue programs to actively promote and recruit desired types of industry.
Continue a program to actively encourage local industries to undertake repairs and
corrective maintenance.
Undertake more strict building code enforcement in industrial areas.
-Community Facilities -
Maintain close contact and continue to cooperate and help all local school districts to
ensure that the needs of Mount Prospect students continue to be met.
Monitor development intensity within high-value commercial and industrial areas to
ensure that adequate fire protection continues to be provided in the future.
-Parks and Recreation -
Maintain close contact and continue to cooperate and help all local park districts to
ensure that the recreational needs of Mount Prospect residents continue to be met.
-51-
Actively support efforts by the local Park Districts to secure funds for the purchase or
lease of open space and recently closed school facilities for recreational use.
Develop standards and requirements which will ensure that small new park sites are
provided as a park of any significant new multi -family development within the Village.
-Transportation-
Continue to monitor changes to the designated street system and report them to the
Illinois Department of Transportation. All arterial roadways and collector streets not
designated as a Federal -Aid Primary or Federal -Aid Secondary Roadway should be
designated as part of the Federal Aid Urban System.
Implement a plan to update traffic control devices in accordance with the Thoroughfare
Plan. This step includes the removal of installation of stop signs and the possible re -
timing of traffic signals.
Special Pr
Numerous Other actions identified in the planning and community development study will
require additional study and analysis to determine the most appropriate and feasible method
of implementation. Many of these projects involve relatively high costs, and others are
characterized by a variety of complex inter -relationships that will require careful
coordination and management. Certain of the projects would require that the Village
initiate a new program or technique not now being utilized locally, or may require outside
funding assistance from State or Federal sources. Each of these projects must be assessed
on an individual basis, and their ultimate timing should be based on the availability of
funding and the overall acceptability of certain implementation techniques to the Village.
Housing
Continue to utilize Community Development Block Grant Program funds to encourage
and assist low and moderate income families in their efforts to rehabilitate deteriorating
buildings. Such funds to aid low and moderate income families in housing maintenance
have been implemented and are in effect.
Promote new housing for the elderly which is convenient to shopping, Village facilities
and services and transportation.
Establish arxcf Cp 'implement a locally funded and administered low-interest
rehabilitation loan program for low- and moderate -income families. A locally funded and
administered low interest rehabilitation loan program for single family detached homes
and a 50% rebate program for multi -family residential buildings should continue to be
a part of the Village's housing program for low- and moderate -income families.
-52-
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Commercial Development - Downtown
The Downtown Plan for Mount Prospect prepared in 1976 identified a wide range of public
and private improvement and development projects required to revitalize this important
area of the Village. The plan identified sites to be assembled for new development and
off-street parking, changes to the vehicular access and circulation system, and improvements
required to provide a more attractive and pleasant environment for shoppers and others
visiting or conducting business in the area. These improvements should continue to receive
high priority consideration .for implementation.
't to the Yfllagc's downtown "I .
While many of the recommended projects could be accomplished with local revenues on
a one -at -a -time basis, further consideration should be given to the feasibility of utilizing
special techniques and assistance sources for all or a major portion of the downtown area
as a single, coordinated, revitalization program. Special Service Districts, Tax Increment
Financing, and Economic Development Bonds together with local revenues should be care-
fully considered for use in implementing the following types of projects and actions on a
unified plan and program basis.
Acquisition of under-utilized buildings and sites for new commercial development.
Acquisition of sites for development of off-street parking facilities.
Construction of needed street improvements to facilitate access to and circulation in the
greater downtown area.
Construction of new sidewalks and provision of landscaping and other beautification
features and amenities.
Commercial Development -Rand Road and Northwest Highway Corridors
The following preliminary listing of projects and actions has been identified as being needed
within the commercial corridors. While many of these could be accomplished with local
revenues, consideration should also be given to the possibility of utilizing special techniques
and assistance sources as part of an overall commercial area improvement plan and
program. The local potential of special service districts, tax increment financing, economic
development grants, etc., should all be carefully considered.
Develop a rehabilitation program for older commercial buildings.
-53-
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If The site at the northwest corner of Elmhurst and Euclid, which is currently owned by
the Village, is tttld raej�pc a small
park should be developed to serve residents in the immediate area.
seczrrc Ott agreements for continued recreational use of a portion of the
elementary school facility sites at Gregory School and Fairview School.
Transportation
action recommendgtions include projects that will improve existing streets to
relieve congestion, provide for more efficient traffic movement in and through Mount
Prospect, and reduce the number of accidents. Improvements included are:
Provide separate left -turn lanes on all approaches at arterial -with -arterial intersections.
Interconnect traffic signals along Northwest Highway, Rand Road, Illinois Route 83 and
Central Road to provide a coordinated signal system in the Village.
Provide a continuous five -lane section (two through lanes in each direction plus a
left -turn lane) along Central Road from Emerson Street at Ip'WaPella Avenue.
Remove the traffic signal from the intersection of Central Road and Prospect Avenue;
Prospect Avenue should be controlled by a stop sign.
If warranted by traffic conditions, install a traffic signal at the intersection of Central
Road and WaPella Avenue.
Widen all secondary arterials to provide for at least four lanes of traffic.
Widen Mciet Road a Lonnquist Boulevard to collector street standards in existing
section that is not complete.
Widen Busse Road, from Central to Golf, to four lanes.
Ung -range n regginmendatioLi5 include improvements that require major funding
support from the Illinois Department of Transportation or another regional, state, or federal
agency or require cooperation of other political jurisdictions.
Extend Meier Road as a collector street from Lincoln Street to Central Road. This
project will require new right-of-way and road construction north of Connie Lane. This
northern section of the roadway is along the Village limit adjacent to Arlington Heights.
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.ANNEXATION
Several unincorporated areas currently exist in locations adjacent to the Village and should
be evaluated as to suitability and feasibility of annexation to the Village. A brief description
of each of these areas follows:
1. The area bounded by Dempster Street on the north, Elmhurst Road on the east,
Oakton Street on the south, and the Commonwealth Edison Company easement (west
of Busse Road) on the west. Portions of this area are already within the current Village
boundary. The unincorporated portion of this area is bordered on all sides by the Village
of Mount Prospect, and is partially built up with predominantly industrial and office uses.
This area is already within the Village's natural growth pattern and early consideration
should be given to initiating annexation procedures.
-56-
2. The partially built up residential subdivision located south of Kensington Road
(Foundry) and east of the Nfinneapoius, St. . Mau t'itt'etttr
Railroad. This area could be considered a reasonable extension of either Mount Prospect
or Des Plaines. This area does not appear to be suitable for annexing to the Village at
the present time. Further consideration in the future must include a detailed evaluation
of the need for and estimated cost of street and utility improvements required to meet
minimum standards of the Village.
3. The area south of Oakton Street, west of Elmhurst Road and north of the Northwest
Tollway consists of primarily small industrial uses. This area should be reviewed for
possible annexation. It is recommended that it be continued to be used for light industry.
4. The parcel of property south of Kensington Road between Wolf Road and the Sw
Line WiSctslnntr Railroad Right -Of -Way is currently vacant and should be
considered for possible annexation. The property has an approximate depth of 200 feet
and care should be taken to ensure that proper development takes place in spite of the
physical constraints of the property.
APPENDIX I
DEVELOPMENT Rgo"E DPMI N" SITES AND AREAS
This section presents land -use recommendations for specific parcels within the Village
which may be subject to change or intensification in the future. For the purpose of
presenting plan recommendations, the Village has been divided into six basic geographical
areas, and land -use changes and modifications for specific parcels within each of these
areas are summarized below. Areas and parcels are illustrated in Figure 5.
AREA 1
Area 1 includes the northeastern portion of the Village, generally north and east of the
Rand Road corridor. It is primarily an established, built-up area anchored by several strong
and well maintained residential neighborhoods. Area 1 also contains several existing
multi -family areas, including Boxwood, the area around Old Orchard Country Club, and
smaller clusters near the intersections of Kensington and Des Plaines River Road, and
Westlake Road and Cardinal Lane. Several important non-residential uses are also located
in Area 1, including Randhurst Shopping Center, the Kensington Center industriai mca;`i
oip' and various park and school sites. The plan attempts to strengthen and reinforce
this established land -use pattern.
Except for Kensington Center, which is currently ander dcvelop� tezrt;
little vacant land remains. Land -use recommendations for specific parcels subject to change
are summarized below.
Parcel A is an isolated vacant parcel still remaining in the residential
neighborhood p the rutlt e c,eioole Latt btsert l'arrc A ltdr pad.
-57-
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THE VILLAGE OF
MOUNT PROSPECT, ILLINOIS
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Development And Redevelopment
G,'ifp,z AnH Aran
Number Indicates Development Areas
6L Letter Indicates Specific Sites As
Found In Text For Development
south of Euclid Avenue and west of . It is recommended that these parcels be
developed for single-family residential use in a style and character compatible with existing
homes in the area r Prts.
•'P�Ifi!liA�4
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M • • 111 ♦ W. t
•writ. ' "t • i M 4 f N • V '" 11
f f 1 Y iUNION
• M
Par elft -t V includes a small vacant parcel at the intersection of Euclid and Elmhurst
Road. It is recommended that this parcel be used for ,
rtt11nz 1: ttretcenl ." and character
compatible with similar development already present in the area.
Parcel +B is a vacant— parcel --v approximately 12,500 square feet located at the
intersection of Camp McDonald Road and Des Plaines River Road. It is recommended that
this site be ?t"developed for commercial use, preferably for convenience commercial which
could help serve the day-to-day needs of surrounding residents. Small-scale cluster
development should be encouraged, with consolidated vehicular access from Camp
McDonald or River Road. Care should be taken to ensure that commercial development
is adequately screened and buffered from surrounding residential uses to the north 04M
and west.
r19W.V4
Area 2 includes the Rand Road corridor between Central and Euclid. This corridor
includes a wide range of commercial, office, and business service activities, as well as several
public land -uses. Residential neighborhoods abut Rand Road in certain locations and
several individual homes front the arterial in the northern portion of the corridor. In
addition, established residential neighborhoods adjoin commercial uses on both sides of
the corridor throughout its length. Several vacant and under-utilized parcels are scattered
along the Rand Road corridor. In general, land -use recommendations tend to reinforce
and strengthen the commercial and office function of the corridor, while maintaining sound
clusters of residential development and ensure a compatible relationship between
commercial activities and adjacent residential areas. Land -use recommendations for specific
parcels subject to change are summarized below.
Parcels A. and E include existing single-family homes directly fronting Rand Road in the
northwestern corner of the corridor. While several reuse possibilities for these areas have
been considered, it is recommended that they be maintained in a single-family use for the
near future. In general, existing homes are in good condition and are adequately screened
and buffered from arterial traffic. In addition, the rear of these properties also abut other
single-family lots and are not separated by alleys. Isolated conversion or redevelopment of
one or two of these lots for office or commercial use would have major impact on other
homes along this strip and should not be permitted. Numerous other parcels along Rand
Road and in other parts of the Village are both more appropriate and more readily
available for office and commercial use.
Parcel C includes the small 1.5 -acre West Wedgewood Park operated by the Prospect
Heights Park District, which fronts Rand Road north of Wedgewood Lane. In conjunction
with nearby residential properties, reuse possibilities for this site were also considered.
However, it is recommended that this parcel fronting Rand Road remain.
R7[:#I�RAIi9YlA1�N�1lIfRYIF�I�'+17�MIg1iY1�IRr7�9i Y71n�I1�P.
Y" � Y/AYYlf'41�ti`�YY1/IIY/IlYt+r�w1,YYi,'/YYMR-,.�A*+orlh:MYYMINY�Yiw/YYi+h'�IisM�K'yY11"�.Illl'M�YYMYIR.-!l'�KAYYIY�\ii�"i�lw
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Tels, it is recommended that thcy be maintained in Wwbtu
use in the near future. ,
Parcels E. F. and G are located adjacent to each other between Kensington and Rand
Road. Parcel E includes a batting range, mWattlrt',gWl and adjacent parking lots
which front Rand Road *h Parcels F on
Kensington mad , . In
general, existing uses represent an under -utilization of prime frontage, and it is
recommended that the area be redeveloped for office/commercial use. Together, these
parcels total approximately 6.4 acres. Cluster development should be encouraged with
consolidated vehicular access off Rand and Kensington, and shared parking areas.
Development similar in character to the existing Talman Federal Savings facility would be
preferred. Special site design standards should be employed, especially along Kensington,
to ensure that new development is compatible with the existing neighborhood to the south.
Parcel H. and I are scattered vacant commercial properties along Rand Road. It is
recommended that each of these parcels be reused for general commercial activities. In
some cases, existing buildings may be conducive to conversion, although redevelopment
similar to surrounding uses should be encouraged. The possibility of consolidating vehicular
access and parking facilities with adjacent existing uses should be explored.
-59-
Parcel J is a mixed-use commercial area on the east side of Rand Road south of
Kensington which includes the Holiday Inn, Goodyear Tire, and several other commercial
uses. While existing activities appear viable and no change in use is suggested, a range of
overall environmental improvements should be undertaken like consolidation of vehicular
access off Rand Road redesign and possible consolidation of parking areas, commercial
signage improvement. etc. Lit W"H80"U'datid nK sbodld b d 6ftmjr
Parcels & L and M include mixed residential, commercial, and vacant parcels on the
east side of Rand Road between Highland and Business Center Drive. It is recommended
that as much of this area as nossible be assembled to allow for planned and coordinated
Special screening and
in Parcels K and L and
to the east.
Pgrol N is a 37:it ,,43 ,-acre vacant parcel located on the west side of Rand Road, north of
Thayer Street. It is recommended that this area be developed for general commercial use,
with development focused toward Rand Road, away from neighborhoods to the west, with
the general guidelines for clustering, access, parking, and screening and buffering to be
applied.
Parcel 0 includes several vacant parcels still remaining in the residential neighborhood
east of the commercial corridor and north of Central Avenue. It is recommended that
these parcels be developed for single-family residential use in a style and character
compatible with existing homes in the area.
AREA 3
Area 3 includes the central portion of the Village, generally located between the Rand
Road and Northwest Highway corridors. 'It is an established, built-up area consisting of
several strong and well maintained residential neighborhoods. This area also includes
-60-
several public school sites, including Prospect High School and various other public and
semi-public areas. No vacant land remains within these neighborhoods, and no land -use
changes are recommended in Area 3.
/1RDMI!
Area 4 includes the Northwest Highway corridor between Mount Prospect Road and the
western Village limits. This corridor includes a range of convenience commercial, office
and business service activities, the downtown area, and several small light industrial uses
located south of the Chicago and Northwestern Railroad. Whereas the depth of commercial
properties along Rand Road is great enough to accommodate large-scale commercial
operations, the depth of properties along the Northwest Highway corridor is quite limited,
except in the downtown area. Residential neighborhoods directly abut commercial uses on
both sides of the corridor for most of its length, and several single-family homes front
Northwest Highway in the northern portion of the corridor.
Little vacant land remains within Area 4. However, several areas, particularly in the
downtown, may be subject to reuse and redevelopment in the future. Land -use
recommendations attempt to reinforce the existing functional groupings along the corridor,
strengthen the multiple -use role of downtown as a community -wide focal point, and ensure
a compatible relationship between commercial activities and adjacent neighborhoods.
Areas in the downtown should be developed in the fallowing priority order. 1) BasseFlerist
3 Pcr rt l r ) t Pt'Ai a, b € re rz lvl ut, taa dr% %ot a air ;
2) Emerson Street - Busse to Central; 04;;3) , tuju 11
Scattered lots - Busse Avenue.
Land -use recommendations for specific parcels subject to change are summarized below.
PgrgzLA:in,_ltzdcs two adjacent Yaw -ant ptope, tics tata-Hing2.45 acres iocated on the iii
Parcel includes a 5.6 -acre vacant parcel on the south side of the Chicago and
Northwestern Railroad, east of Lancaster Street. This site is bordered on the east and
south by existing industrial operations and on the west by residential/office uses. It is
recommended that this site be used for light industrial activity. Vehicular access should
be provided from Central Avenue, and a new access street would have to be constructed
along the edge of one of the existing industrial properties. Access to the site should not
be through the residential neighborhood to the west. Special screening and buffering should
be provided on the western edge of the site between industrial and residential uses.
Parcel B is a narrow strip of mixed office and commercial uses along the north side of
Northwest Highway r# ral cid between C � p and tt.. y
-61-
f fenry St, eets. It is recommended that this area be maintained as a commercial service strip
with no major land use changes. However, a number of operational improvements should
be undertaken, including the consolidation of vehicular access drives off Northwest Highway,
the redesign and possible expansion of off-street parking areas, and overall appearance and
"housekeeping" improvements. Alleys and the rear portions of buildings should be better
maintained, and curbs and sidewalks should also be improved in several areas.
Parcel C includes Mount Prospect's downtown area. The Land -Use Plan recommends
that the downtown be strengthened and improved as a focal point for the community. The
downtown should be reinforced as a multi -use area with expanded office and convenience
shopping districts, key public and semi-public facilities, and new close -in townhouses and
condominium development. Specific land -use recommendations for the downtown are
included in Chapter 3 of the plan Report.
Parcel D is a narrow strip of mixed office and commercial uses along the north side of
Northwest Highway between Mount Prospect Road and downtown. It is recommended that
this area be maintained as a mixed commercial district, providing sites for various office,
personal service, business service, and auto -related commercial activities. Because of the
condition of buildings and the narrow depth of commercial frontages, no major land -use
changes are recommended. However, a number of operational improvements should be
undertaken, including the consolidation of vehicular access drives off Northwest
Highway, the redesign and possible expansions of off-street parking areas, and overall
appearance and "housekeeping" improvements. Alley and the rear portions of buildings
should be better maintained, and curbs and sidewalks should also be improved in several
areas.
Parcel E is an existing industrial block bounded by Prospect Avenue, Maple Street, and
Lincoln Street. No land -use changes are recommended. The two 0 emaining vacant lot
in the southern part of this block should be used for either industrial expansion or parking.
Screening and buffering should be improved along the residential edges of this parcel.
Parcel F d r are blocks which currently contain primarily multi -family housing,
although an industrial use is located in the corner of each block. It is recommended that
these blocks be maintained in their present use. However, these areas should be monitored
to ensure that the existing industrial uses do not adversely impact adjoining residential
areas. If the existing industrial uses are phased out in the future, these sites should be
reused for residential development.
Parcel H is a commercial shopping center area north of Central Road on the west side
of Main Street. It is recommended that the site be planned for commercial- residential
mixed-use, in order to capitalize on its positive location for residential commuters and add
to the shopping center market.
Parcel I and J. These small parcels are zoned for business and are vacant. Because of
their size, they, should be developed carefully and perhaps in conjunction with the
0 &W ;adjacent property f i t t ""d �c � s These sites are
-62-
located east and south of Mrs. P and Me Restaurant
01..1
Area 5 includes the south-central portion of the Village, generally located between the
Northwest Highway corridor and Dempster Street. This area primarily consists of
single-family residential neighborhoods and numerous public uses including public and
private schools and parks and recreational areas. Several multi -family residential areas are
also located within this area, including a large concentration north of Dempster Street and
smaller clusters along Golf Road and Central Road. Very few vacant land parcels or
under-utilized properties are located in this area.
Parcel A is a 3.77 acre vacant site located east and south of the intersection of Church
and Linneman Roads. It is bounded on the east, south and west by multi -family residential
developments and on the north by St. John Lutheran Church and School. This area is
planned for the expansion of the Church/School Complex.
Parcel is a small strip of vacant land located adjacent to existing multi -family housing
development in the south-western corner of the Village. It is recommended that the i.9
acre Algonquin Road site be developed for multi -family residential use with a density
of 8 units per acre.
AREA 6
Area 6 includes the far southwestern portion of the Village generally bounded by Dempster,
Elmhurst, Oakton, and Busse Road. The area presently contains a range of land -uses,
including light industrial activities along Dempster, Algonquin, and Busse Road; heavy
industry south of Algonquin; and mixed commercial and business uses along the Elmhurst
Road frontage. Multi -family housing is located near the intersection of Algonquin and
Busse, Dempster and Elmhurst, and Elmhurst and Oakton. A mobile home park is located
in the southwestern corner of this area, and a small cluster of single-family homes exist
along. Dempster west of Elmhurst Road.
Area 6 offers some of the Village's most significant opportunities for new development.
This area has excellent accessibility from major arterial streets and the tollway and is highly
visible from these key routes. Several relatively large vacant land parcels are scattered
throughout the area and certain other parcels could undergo development intensification.
The Land -use Plan attempts to capitalize on this area's potential for major new
office/commercial and industrial development, offering a range of development sites for
both large and small-scale operations. In general, office/commercial activities are promoted
along the Dempster and Elmhurst Road frontages as well as along the north side of
Algonquin. Industrial development is recommended primarily south of Algonquin. In
addition, new multi -family residential development is suggested adjacent to commercial
activities west of Elmhurst and north of Algonquin. A large amount of this areas has
recently been annexed into the Village. The Village should take action to bring the entire
-63-
Area 6 up to Village Codes. Land -use recommendations for specific parcels subject to
change are summarized below.
Parcels A. B. and C are vacant land areas located along the south side of Dempster.
Several alternatives were evaluated for these sites, including office/commercial, multi -family
housing, general business, and light industry. Based on accessibility, locational
considerations and surrounding uses, it is recommended that each of these parcels be
developed for office/light industrial use in the future. The United Airlines facility provides
a strong focal point for this area, and similar or related development should be encouraged.
Parcels are large enough to allow for large, single -tenant facilities or several smaller
buildings in cluster arrangement. Vehicular access should be provided off Dempster, and
parking areas and building sites should be attractively landscaped to help create a strong
visual image for the corridor.
Because of its location at the intersection of Dempster and Busse, Parcel A could also be
approviiate be further developed for general commercial development. However, sind
Wi r guidelines and standards should be employed to ensure high-quafity
Parcel D is a vacant land area on the north side of Algonquin, east of Linneman Road.
It is recommended that these parcels be developed for light industrial/office use. The sites
could accommodate one or two larger facilities or a cluster of smaller uses similar to those
along Malmo Road to the east.
a,rcgl E includes five single-family homes located on relatively deep lots fronting
Dempster west of Elmhurst Road. Single-family homes are not compatible with the intense
office and industrial character beginning to emerge in this area and should eventually be
phased out. Based on an evaluation of several reuse possibilities for this parcel, it is
recommended that this area be redeveloped for multi -family housing in the future. New
housing should be focused inward, away from Dempster.
w. w• rr wNaomi. • w w
w � •" w• w w w rw
Parcels F. G. H and I are small, scattered, vacant, and under-utilized land areas south
of Algonquin Road. Several low intensity commercial and industrial properties may be
subject to redevelopment. It is recommended that all of these parcels be developed for
general industrial use. Since these areas have irregular shapes and some have limited
-64-
access, site development plans should be prepared for each area to determine possible
industrial lot configuration, access streets, and internal circulation systems. If possible,
vacant areas should be combined with adjacent developed areas to create overall industrial
subdivisions offering maximum development flexibility. Special site design standards should
be considered to help give the area a more consistent image and appearance, particularly
around the periphery.
Parols I. are is vacant land ap t vest �r �t T�
+Idjry Elmhurst Road south of Algonquin. It is recommended that theseIarea
be developed for commercial or office use. The scale and intensity of development should
be similar to uses already located along the corridor, and new uses which are related to and
supportive of existing activities should be encouraged. Screening and buffering should be
provided between these commercial parcels and existing multi -family housing to the south.
Parcel K includes the existing mobile home park on the north side of Oakton. It is
recommended that this area eventually be redeveloped for general industrial activities in
keeping with the overall scale and character of this area. The same general principles
described above for Parcels if, and should also be employed in this area.
Parcel , L includes the area of Oakton Road, north of the Northwest Tollway and west
of the Des Plaines corporate limits. This site is comprised primarily of small industrial
firms. It is recommended that this area should be considered for future annexation at the
appropriate time and continued to be used for Light Industry.
-65-
Village of Mount Prospect
Mount Prospect, Illinois
INTEROFFICE MEMORANDUM
TO: MAYOR GERALD L. FARLEY AND BOARD OF TRUSTEES
FROM: VILLAGE MANAGER
DATE: APRIL 23, 1992
SUBJECT: RECOMMENDED MODIFICATIONS AND CHANGES TO THE
MOUNT PROSPECT POLICE AND FIRE HEADQUARTERS
A. J. Maggio and Company has been slow to respond to requests made by staff some
months ago concerning enhancements and improvements to the building construction.
We finally received those numbers and are prepared to make recommendations. Along
with this information are specific recommendations that were made by an outside
consultant who specializes in review of specialty -type facilities such as Police and Fire
Headquarters who has made comments concerning present and future Code modifications
that will be necessary. This is in addition to the review done by our Inspection Services
staff.
Changes are recommended in four different Schedules that are attached.
The first one are those items that have been approved as Change Orders by the Project
Coordinator Herb Weeks. These were changes that were made because of engineering
items that were needed at times in order not to slow the construction of the building.
Schedule I totals an amount of $70,428.
Schedule II are those Code -related issues in the Police and Fire Headquarters that are
items that were raised by our consultant that I feel should be done as part of the
Change Order. This amounts to an additional amount of $23,312.
Schedule III are those areas in which I am specifically recommending that there be
upgrades because of the trade-offs for future maintenance enhancements received with
the building and also those items which will give better attractiveness to the building and
a better blending with the rest of the downtown development. These items amount to
an additional $154,179. You will note that there are two significant reductions. These
are offset because of the type of material that was to be used was subtracted.
Schedule IV is a listing of those areas in which there are recommendations for upgrades
or changes in the contract by Police and Fire personnel which I feel are not cost-
effective. Those amounted to $187,461.
In summary, those amounts that are included for Engineering, Change Orders, Code -
related Change Orders and the Village Manager's recommendations in Schedules I, H
and III amount to a total of $247,999. I am recommending that the Village Board
authorize a Change Order in that total amount.
I
JO�#N FULTON•
JFD/rcc
attachment
SCHEDULE
Mount Prospect Police and Fire Headquarters
Engineer Change Directives
1. Approved change order for haunch improvements
in foundation wall
$.8,949
2.
Approved change order for haunch improvements
in garage area
8,243
3.
Approved change order on increased size of
support beams
19,424
4.
Change order for drain tile approved to date
8,233
5.
Approved change order to increase depth/size of
triple basin, sewer ejector pit and sump pit
6,902
6.
Remove existing guardrail, NE corner of site
1,272
7.
Change building walls from damp -proofing to
water -proofing, excluding garage
6,892
B.
Change in concrete topping at 2411 tees
1,067
9.
Revisions in precast specifications
9,446
Total
$70,428
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Mount Prospect Police and Fire Headquarters
Upgrades Recommended b Mana�er
1.
Specified vinyl composition tile; change to
slate textured rubber tile in firemen's locker,
in police booking room, and in other spaces
14,762
2.
Stair landings and treads - specified vinyl
composition the and steel/concrete steps;
change to rubber, disc type covering
9,072
3.
Vinyl composition tile specified in revised A-19
room finish; change to fritz tile material
73,990
4.
Vinyl composition tile in firemen's dining room
and staff lunchroom; change.to acrylic impregnated
parquet flooring tile
6,177
5.
Change hallway with wainscoting covered with
carpet to ribbed rubber tile
19,949
6.
Specified wood rail above #8 wainscoting;*
replace with vinyl material rail
2,594
7.
omit resilient flooring per original bid
(25,808)-
S.
Omit carpet and wall carpet per original bid
(49,933)*
9.
Revise wood facia and gutter construction
materials - aluminum clad for maintenance -free
4,112
10.
Change window specifications - add "Pella"
slimshades
8,102
11.
Add floor drain and vent in evidence car garage
3 108
Total Maintenance
$66,125
* no credit if corresponding upgrades are not approved
Operations
1. Hose tower flat roof - revise rope anchors
(specified 1/211 painted steel; want 3/411 stain-
less steel 673
2. Add engineering consulting fee for audio/visual
study 5,974
3. Revise controls for exhaust fan on apparatus
floor - opening door fan comes on automatically 3,815
Operations
(cont)
4. Provide 2 electric outlets in floor of training
room 157
5. Rear projection screen training room table
storage
6. Add wall at Lobby 102 and 149 (semi -private
conference alcoves)
7. Revise door access control system to proximity
badge (security measure using card system
8. Provide closed circuit TV for 3 cells
9. Delete closed circuit TV from lobby - deduct
10. Change make of water heaters; substitution -
same size and quality as bid at cost savings.
Deduct
11. Auguring underneath Northwest Highway for
utilities (State did not approve open cut)
12. Add cold water connections in apparatus area for
flexibility on parking trucks and for convenience
13. Add hose reels for compressed air and electric
power in apparatus bays
Total Operations
Aesthetics
Replace synthetic stone with limestone to match
other limestone. Band around building
Additional Consulting Engineer Fees
Increase fee to consulting engineer on services
for value engineering, document preparation,
and cost proposal review
TOTAL Upgrades Recommended by Manager . . . . . . . . . .
617
1,069
194
17,406
14,183
(645)
(2,282)
8,320
787
2,453
$52,564
$ 4,152
31,338
$154,179
Mount Prospect Police and Fire Headquarters
Upgrades Deleted by Manager
1. Add glazed block from specified 81 height to
ceiling in the fire apparatus area
$ 25,359
2.
Add glazed block from floor to ceiling in
turn out gear room
2,693
3.
Add reverse action to "Casablanca" ceiling
fans
713
4.
Provide radiant heat system in apparatus area;
added heating system - not replacement
55,293
5.
Provide red and green lights outside of apparatus
floor doors
1,010
6.
Omit painting as specified, and add vinyl wall
covering
59,353
7.
Add additional glazed block in stairway and in
Room 171 - blood pressure room
8,079
B.
Revise ceramic tile per revised A-19 room
finish schedule (specified 41 high on walls;
requesting increase to ceiling height)
23,783
9.
Revise stair railing bannisters; specified
horizontal change to vertical
11,178
Total reductions to date
$187,461
Contingency account $430,600
Available 4/14/92
Less $425,000 surcharge to be held
Change Orders
Engineering (Schedule I) $ 70,428
Code -related (Schedule II) 23,312
Manager's Changes (Schedule III) 154,179
Increase to Contract $247,919
Contingency Funds Remaining $182,681
4/24/92
FINANCE COMMISSION
The Finance Commission Meeting scheduled for
Thursday, April 30, 1992 has been cancelled.
MAYOR
GERALD L PARLEY
TRUSTEES
MARK W BUSSE
GEORGE A CLOWES
TIMOTHY J. ORCOAAN
C
LEO FLOROS
PAUL WM. HOEPERT
IRVANA K WILKS
Village of Mount Prospect
VILLAGE MANAGER
JOHN FULTON DIXON
VILLAGE CLERK
100 S. Emerson Mount Prospect, Illinois 60056
CAROL A FIELDS
Phone: Toe / 392-6000
AGENDA Fax: 70e / 392-6022
SIGN REVIEW BOARD
Monday, April 27, 1992
Trustees' Room, 2nd Floor, Village Hall
100 South Emerson Street
7:30 P. M.
I.
CALL TO ORDER
II.
ROLL CALL -
Ill.
APPROVAL OF MI14UTES,
IV.
BRIEF OVERVIEW OF:
A. Sip Ordinance Amendment Process - Staff
B. Meeting Procedures - Adelaide Thulin
C. Summary of Proposed Changes to Sip Ordinance - Staff and
Sign Review Board
D. Comments by Residents, Businesspersons,
V.
MEETING RECAP - NEXT STEPS
V1.
ADJOURNMENT
MINUTES OF THE MEETING OF THE
MOUNT PROSPECT SIGN REVIEW BOARD
April 20, 1992
CALL TO ORDER.
The meeting of the Sign Review Board (SRB) was called to order by Chairperson Adelaide
Thulin at 7:30 p.m. Monday, April 20, 1992 at the Village Hall, 100 South Emerson Street,
Mount Prospect, Illinois.
a]W9
Members of the SRB, present: Richard Rogers, Thomas Borrelli, and Chairperson Adelaide
Thuhn. Members absent: Warren Kostak and Hal Predovich. Also present were Mr. Robert
Doig representing Charlie Club; Gary Zale and Mr. Christian, representing Century 21; Charles
Sheehan from Ahern Sign representing Bell Fuels; and Donald Anderson, President of Park
National Bank. Village staff present was Kenneth Fritz, Economic Development Director.
SIGN -2a:12. Clotury 21. LangQs and Cbristian. 701 West fiWf Road
This was a request for special use to install a time a temperature panel on a proposed new
freestanding sign.
Mr. Gale Zale, sign consultant, presented the request on behalf of Mr. Christian. Mr. Zale
indicated that the proposal is to insert a time and temperature panel with the latest technology
available. He indicated the "flip-o-matic" system was different from many other time and
temperature panels that use bright individual bulbs to form the number characters. He
indicated that instead the proposed system uses one fluorescent light illumination and the
numbers "flip" from time to temperature sequences. This panel would be covered with a
bronze colored panel that would further soften the impact of the numbers. He indicated
that in addition they were proposing to put a neon panel to read "open!' that also would be
muted by a bronze transparent panel and would be activated by a timer or manual switch
inside the real estate office. This would help to indicate the evening hour operations of the
real estate office and would only be lit when the office was open for business.
Mr. Zale indicated that the sign would be in the same approximate location as the existing
sign which would be removed. The sign area and height would meet the requirements of
the Sign Ordinance and they would be expected to place landscaping at the base of the sign
as required by our Ordinance.
a0=1
A motion was made by Mr. Rogers, seconded by Mr. Borrelli to approve the request for the
time and temperature panel including the "open" panel subject to meeting the landscaping
requirements of the Ordinance. The motion to approve passed, 3 ayes, 0 nays, 2 members
absent.
Sign Review Board Minutes
Page 2
SIGN -21!92, Bell Fuel,% 1001 AIggnagin Rod
The petitioner requested a special use equity option to install a freestanding sign at the comer
of Algonquin and Busse Roads at a height of 16 feet. The petitioner also sought a special
use equity option regarding the setback from the adjacent property line from 5 feet to 2 feet;
and an encroachment of the sight distance triangle.
Mr. Sheehan, Ahem Sign Company, representing Bell Fuels, indicated that the existing
freestanding sign is non -conforming and is approximately 22 feet in height at present. He
stated the petitioner, Bell Fuels, plans to replace the sign with a new sip Measuring 6 feet
high by 10 feet wide with a two line reader board on the same cabinet, mounted to the
same base and pole as the present sign. Mr. Sheehan indicated that the proposed height
above -grade of 16 feet is requested because of the close proximity of two signal control boxes
which are 6 feet high and within the 11 feet of the freestanding sip. He indicated the visibility
of the freestanding sip is difficult given the location of the signal control boxes. Ben Fuels
plans to update the graphics on the station building and canopy in addition to the freestanding
sign. They however, are not seeking extra signage but would simplify the graphics to include
only the logo of their Bell Fuels Company. The canopy building and pumps would carry the
road pilot striping along with the Bell logo.
Mr. Sheehan indicated that they were reducing the area of the sign 'from the original
proposal by 10 square feet by reducing the vertical height from 7 to 6 feet. It was observed
by the Commission that this reduction of 1 foot in height in the size of the sign cabinet would
allow the height of the sign from curb grade to be reduced from 16 feet, to 15 feet and still
have 2 1/2 feet clearance above the top of the signal control boxes located closer to the
intersection on public right-of-way. It was recognized by the Commission members present
that while the signal control boxes justified a height variation, they did not feel that the 16
foot was necessary; and the maximum height variation of 3 feet was, however, judged to
be reasonable under these conditions.
The other modifications being sought in setback to the property line and the encroachment
of the sight distance triangle were felt to be reasonable by both staff and the Commission.
It was pointed out by staff in their report, that the sight distance triangle is generally based
on the property line meeting at right angles at the comer. This particular situation is different
since the property line is shortened to allow for a wider public right-of-way radius at the
southeast comer of Algonquin and Busse Road to accommodate right-hand turn movements
from Busse Road to Algonquin Road.
A motion was made by Mr. Rogers, seconded by Mr. Borrelli, to approve the request for
the special use equity option for the property setback and sight distance triangle encroach-
ments; and in addition, an overall height of 15 feet for the new freestanding sign. It was
also noted by this motion that a rectangular -shaped landscaped area should be incorporated
at the base of the sip to meet the standards set forth in the Ordinance. The motion was
approved, 3 ayes, 0 nays, 2 members absent.
Sign Review Board Minutes
Page 3
93MR79 ME
This is a request by Charles Vavrus to seek a text amendment to Section 7.330 and Section
7.701, to create a special use for off -premise signs.
The petitioner, through Robert Doig, Attorney, earlier filed a request for an appeal of the
staff's interpretation regarding Charlie Clubs's right to have an off -premise sip adjacent to
Elmhurst Road on Park National Bank's property on a sip easement previously conveyed
to Charlie Club prior to the passage of the Sign Ordinance in December of 1982. It was the
opinion of the Village's legal counsel, Everette Hill, that the sign was not eligible for a
variation or special use equity option since the Sip Ordinance established in 1982 did not
permit off -premise signs on improved properties.
The Village issued a citation to Mr. Vavrus for violation of the non -conforming section of
the Sign Ordinance. This citation required appearance in the Circuit Court on April 7. The
presiding circuit court judge continued the court proceedings until Monday, May 11, at 10:00
a.m. in order to permit the Sign Review Board and Village Board to take action on Mr.
Vavrus' request for a text amendment.
Mr. Doig, representing Mr. Vavrus, indicated that they seek a change to the Sign Ordinance
to include a provision under the special use section of the Ordinance to permit off -premise
signs as a special use. He indicated that this would allow the Village to review all off -
premise signs on a case by case basis, using the special use standards contained in Section
7.720.
The Planning staff however, is concerned about amending the Sign Ordinance to create such
a special use category. A prohibition for off -premise signs is the general rule in most
communities. The staff cautioned that care should be taken in amending any ordinance where
the principal goal would seem to benefit a single owner of property. The staff recognizes
the unusual circumstances concerning the Charlie Club sip and has recommended that Mr.
Vavrus contact Zanies, which is located adjacent to Midway Drive and explore the possibility
of locating an off -premise panel on an on -premise sign on Zanies property. This could, under
a special use modification for off -premise sip panels on an on -premise sign be perhaps one
solution for Mr. Vavrus and the Charlie Club.
Mr. Doig indicated that his client had not made any contact with Zanies since they already
have a sign easement on Elmhurst Road frontage. Mr. Donald Anderson, President of
Park National Bank was present and indicated that according to his information, Mr. Charles
Vavrus, owner of Charlie Club, owned the parcel of land subsequently purchased by Park
National Bank until 1985. It was his contention that Mr. Vavrus had the option of seeking
some change in the Sign Ordinance that would provide a more permanent solution for the
Charlie Club signage adjacent to Elmhurst Road. He also indicated that, were a permanent
sign location approved for Charlie Club by the Village, the Park National Bank would very
likely have sought another site for their development. He indicated that the Park National
Bank was seeking a stand-alone building and purchased the property in July of 1989, only
Sign Review Board Minutes
Page 4
after checking with the Village to make certain of the status of the Charlie Club sip as it
related to the sign controls called for in the Sign Ordinance. It was their understanding that
the off -premise business sign would have to be removed by January 1, 1992 as part of the
amortization clause in the Ordinance.
Mrs. Thulin suggested that the petition to seek a special use permit be continued until the
scheduled public hearing for other proposed amendments to the Sign Ordinance, scheduled
for mid-May.
After two attempts to form a motion by Mr. Rogers and Mr. Borrelli to incorporate language
that would result in recommending a denial of the request for a special use text amendment,
the motions were withdrawn and substituted by a motion by Mr. Rogers. The motion stated
that, because of the complexity of the request and owing to the fact that two members of
the Sign Review Board were absent, the case be continued until May 4 to consider the request
for a text amendment for off -premise signs as a special use. The motion passed 3 ayes, 0
nays, 2 members absent.
VW ij"relfZ11
The minutes of March 30, and April 6, 1992 were presented for consideration. It was noted
that the minutes of March 30 should be corrected changing the word Central to Century Supply
in the 6th paragraph on page 4 of the minutes. It was also noted that the minutes of April
6 referred to a continuation of the Northwest Electric Supply petition to May 6 instead of
May 4. With these corrections noted, a motion was made by Thomas Borrelli, seconded by
Richard Rogers to approve the minutes as amended. The minutes were approved as amended,
3 ayes, 0 nays, 2 members absent.
ADJOURNMENT
The meeting adjourned at 9:49 p.m.
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Economic Developme
BUSINESS DISTRICT DEVELOPMENT AND
REDEVELOPMENT COMMISSION
The meeting was called to order by Chairman Hal Predovich at 7:37 P.M. on Wednesday,
April 15, 1992 at the Village Hall, 100 South Emerson Street, Mount Prospect Illinois.
Members of the Commission present: Chairman Hal Predovich, Commissioners John
Eilering, Bart Keljik, John Metzenthin, and Keith Youngquist. Absent was Commissioner
Joseph Janish. Also present were Fidel Lopez, Stephen Golden of Broadacre
Management, Larry Smith of the Daily Herald and Kenneth Fritz, Economic Development
Director.
OLD BUSIN :
DOWNTOWN REDEVELOPMENJ UEDAM, FIDEL LOP
Mr. Lopez indicated that he has been working with the design architects on a concept
refinement for the area of the triangle from Main Street westerly to Pine and from Central
south to the present southerly boundary of Northwest Electric Supply and including all of
the block between Wille and Pine Street from Central to Northwest Highway. He indicated
they were scheduled to meet Decker and Kemp following the basic data gathering by
Broadacre management studies. The market studies will help to zero in on the
percentage of residential vs. retail mix. Mr. Lopez indicated that the initial projection of
80% residential and 20 % retail and small office may be revised slightly to increase the
percentage of the square footage of residential to approximately 85% and the balance
being almost entirely ground floor and retail service.
Mr. Lopez also indicated he has met with Alan Saunders, a consultant for Catholic
Charities with respect to a potential not-for-profit assisted elderly housing project (Section
202). HUD is currently inviting applications for grant proposals for Section 202, Elderly
Housing. Some of the requirements for this type of development is that the property
proposed for such development must be under single control such as the property owned
by the Village of Mount Prospect in the triangle area. He indicated that other financing
options in addition to the potential grant from HUD for assisted Section 202 housing would
BDDRC Minutes April 15, 1992
Page Two
be Fannie Mae and Illinois Housing Development Authority assistance. He emphasized
that this is subject to close review by HUD and indicated that the chances of securing a
grant award for Section 202 housing was approximately one chance in three. He
indicated that even if the Village were to gain approval of the Section 202 housing, they
could still choose to change site locations if other properties were under their control or
choose not to accept the grant designation for this type of housing.
It was observed by Mr. Lopez that Broadacre's investigation of the demand for elderly
housing in Mount Prospect remains relatively high with the existing elderly housing
developments in Mount Prospect of Centennial Apartments and Huntington Commons
maintaining waiting lists that customarily require two years or more in order to become
eligible for an occupancy.
Time Table of ds Tasks:
Mr. Lopez reported that the timetable for delivery of the market studies were slightly
behind schedule but they anticipated being able to complete the final report for
consideration by BDDRC and Village Board about mid-May.
NEW MINEM.
BEVIEW Of FIM QElAEI QE MARKETfiU1210'.
Fidel Lopez and Mr. Stephen Golden proceeded with a brief overview of the major
sections of the market study on retail, residential, and commercial office space. The
conclusions of the draft market study reports follows:
NBAtaff:
The preliminary conclusions reached by Broadacre indicate that the retailing environment
remains extremely competitive. Retailers find profitability elusive in 1991 and 1992.
Caution should be exercised in the amount of new retail space allocated for downtown
redevelopment. New retail space for the downtown area should be held to a minimum
and provide sufficient flexibility and design to permit appropriate use conversion in the
new redevelopment to meet the changing needs of market conditions over time.
Qfflo Market Study.
The conclusions reached by Broadacre indicate that new office space, N any, in downtown
Mount Prospect should be limited to medical, banking, and some service users. They
indicate a niche does exist for a limited amount of newer and more professional looking
offices with adequate parking for small users. Approyimately 10,000 to 20,000 square feet
could be allocated for office uses, including space for a local bar*. But, unless a pre -
lease arrangement is contracted, speculative office development is not advised in this
BDDRC Minutes April 15, 1992
Page Three
economic climate. Mount Prospect's maturing population could translate to increased
medical uses downtown, especially N the target residents for new apartments is elderly.
Functional obsolescence of the current office space inventory, however, lends some
credibility to the need for a small amount of newer office space.
Residential Houging Market %udy:
Broadacre's preliminary conclusions indicate that the residential portion of downtown
Mount Prospect redevelopment area could be the market leader in multi -family housing
in Mount Prospect. Whether to build units to be sold or rented is a more difficult question.
In either case, a modem multi -family housing project would dominate the Mount Prospect
market and could even draw potential oca4xvft from Arlington Heights and surrounding
communities. While we believe that the proposed development could create the most
marketable townhouse development in Mount Prospect, the current supply of recently
constructed townhouses; suggests that the development should take advantage of the
comparatively under -developed rental market. While we believe that rentals could provide
the development with the best source of income, these rental units should be btAtt to have
the flexibility to be converted to condominiums should the market dictate that alternative.
The appeal of the train station, while important, does not seem to have a wide enough
audience to support an entire project. Certainly downtown Chicago commuters will be
the most likely tenants. However, this project will have to create an atmosphere that is
appealing to suburban workers as well. Additionally, a market exists for retired and semi-
retired seniors who have sold their homes and are looking for the nicest rental
accommodations available in their community. Parking, probably 1.5 spaces per unit, will
have to be provided free of charge. How much of a premium Mount Prospect tenants will
pay to We in a fully modern apartment building is the most important questions. Rents
exceeding $800 per month for one bedroom and $1,9000 per month for a two-bedroom
unit will push the limits of the current market. With rents kept within these limits, vacancy
should be kept under 5%.
It is, therefore, recommended that the residential component of a downtown
redevelopment project have the following:
M71 ME T . : 0
U11:11CIS1161 atoll zoo Z,
A mix of approximately 50% one -bedroom, 40% two-bedroom, and 10% studio and
three-bedroom units.
BDDRC Minutes April 15, 1992
Page Four
Rents on one -bedroom starting at $700 and rents on two -bedrooms starting at
$900. Studios and three -bedrooms should reflect an equivalent premium to the
market.
One -bedrooms in the 800 square foot range and two -bedrooms in the 1,100 square
foot range.
Parking supplied gratis. If parking is to be covered, a portion of the market cost
of covered parking may be built into the rent.
It is important to note that downtown residential living in a suburban community is
somewhat contradictory for the reasons people select suburban living in the first
place. Additionally, high-donsity apartment dwellings, mixed with other uses such
as retail and office tenancy, present an Added challenge in appealing to suburban
residents. Such a concept has few models with Lake Forest and other north shore
communities being modest examples. Recent trends toward In town living have
been noted in Evanston and Oak Park as well. These two communis and their
downtown areas are obviously quite different from Mount Prospect and what its
downtown has to offer. Therefore, the downtown center in Mount Prospect should
strive to create an entirely new character and environment which will attract a wide
variety of market segments into its redevelopment.
Mr. Lopez wanted discussion on some of the highlights of the market studies asking for
comments from the BDDRC members. It was concluded that any specific comments on
sections of 'the draft copy of the market studies be directed to Stephen Golden at
Broadacre management's office within two weeks. Mr. Golden will then incorporate the
comments into the final copy to be presented to the Village Board and BDDRC.
Mr. Lopez indicated that he plans to meet with Decker and Kemp to study the physical
design for the residential and commercial developments in the first phases of
redevelopment. He indicated that present orientation would be to create a gateway or
entrance to the new development off of Main Street (Routs 83) with new development
concentrated on the block between Wille, Pine, Central, and Northwest Highway and
areas adjacent to a new roadway north and south. To the north properties on Wille Street
and to Central at Main.
NW
BDDRC members concluded that the next regular meeting scheduled for April 22 be
cancelled and that BDDRC be prepared to meet on May 27, their next regular meeting.
Should a special meeting be required prior to May 27, the Commission members will be
contacted.
BDDRC Minutes
Page Five
The meeting was adjourned at 9:27 P.M.
KHF:cl
April 15, 1992
MINUTES
BUSINESS DISTRICT DEVELOPMENT AND
REDEVELOPMENT COMMISSION
Wednesday, March 25, 1992
The meeting of the Mount Prospect Business District Development and Redevelopment
Commission (B.D.D.R.C.) was called to order by Chairman Hal Predovich at 7:40 P.M. on
Wednesday, March 25, 1992 at the Village Hall, 100 South Emerson Street, Mount Prospect,
Illinois.
Members of the Commission present: Joseph Janisch, Bart Keljik, Keith Youngquist, and
Chairman Hal Predovich. Absent were Commissioners John Metzenthin, and John Eilering.
Also present were Fidel Lopez, Broadacre Development; Carol Tortorello, Plan Commission
member; Carolyn Arnold, Daily Herald; Carol Vinzant, Chicago Tribune; and Kenneth
Fritz, Economic Development Director.
The minutes for February 26, 1992 were presented and on a motion by Mr. Keljik, seconded
by Mr. Janisch, they were approved unanimously by a vote of 4 ayes, 0 nays, 2 members
absent.
NEW BUSINESS:
Imimsimns
Chairman HW Predovkh. Mr. Predovich thought that the development had a warm,, natural
and "homey" feeling. He was especially impressed by the attention given to details and felt
that the small florist cart business operating in one of the service alleys was a nice touch.
He felt that the pedestrian scale is one that was worth trying to duplicate in Mount
Prospect. After Mr. Meers' presentation, Mr. Predovich indicated that Lake Forest's Market
Square showed a positive economic payback without necessarily going to structures of taller,
more dense profiles. He also noted that the upgrade of Market Square by Broadacre
Development had increased the cost per square foot, but that tenants were still renting at
the increased cost presumably because the sales per square foot was increased accordingly.
QQmmissiQp&r Bart Keliik. Mr. Keljik noted that the traffic circulation system in downtown
Mount Prospect has traffic going through the downtown on Route 83. He felt this was a
deliberate decision made by the elected officials at that time, and suggested that we should
find ways to take advantage of the thru-traffic on Main Street, Northwest Highway and
Central as it relates to the redevelopment of the triangle.
Commissioner i Y Mr. Youngquist indicated he was familiar with the Lake
Forest area through previous professional work as an architect. He indicated that the scale
of development in the downtown area of Lake Forest is the right feeling for Mount
Prospect. He felt the atmosphere was friendly and "hometown". He especially liked Lake
Forest treatment of skylights and upper story space for small office business. In Mount
Prospect's redevelopment, he felt access north of Central Road into the triangle should be
encouraged.
Page 2
QQuanissiongr Imph Jamsrh, Mr. Janisch indicated that on his previous visits to Lake
Forest, he was not as impressed as he was following Broadacre's presentation regarding the
pedestrian scale and desires to build a town center atmosphere. He said his earlier thoughts
of a more dense Mount Prospect has been changed following the discussion with Broadacre
Development and this last visit to Lake Forest. He is now convinced that Mount Prospect's
uniqueness should be highlighted showing a less dense downtown development, especially
as to building height as compared with Arlington Heights and Des Plaines. He felt there
were many issues to be worked out regarding financing, how much retail and housing, and
an overall plan for redevelopment. He said he was convinced that this was the right
direction to go and he was sold on this new direction.
Chairman Emdovich. Mr. Predovich added that the development for Mount Prospect should
be discernably different from other downtown centers to create an interest that could attract
people from other areas.
CaL91 Tortgrello. Plan C9=i&,ijQn M&mbgr, Ms. Tortorello indicated that the taller
buildings in the redevelopment area should be concentrated on the edges, such as, Route
83 (Main Street). She further suggested that attention should be given to attract food
specialty shops as part of the commercial uses in the redeveloped area. She also observed
that Lake Forest parking appeared to be strictly enforced in the outlying off-street parking
lots adjacent to the downtown core district.
ZPW
Mr. Lopez indicated that their staff was nearing completion of the first draft of the market
studies for retail, residential and office for Mount Prospect. It was decided that a meeting
for the Business District Development and Redevelopment Commission be scheduled for
April 8 to review this first draft.
ADIQURNMIESM
The meeting was adjourned on a motion by Mr. Janisch, seconded by Mr. KeIjik at 9:12 p.m.
The motion to adjourn passed unanimously.
Kenneth H. Fritz,
Economic Development �v