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05/14/2026 P&Z Agenda Packet
Village of Mount Prospect Planning and Zoning Commission Regular Meeting Agenda 50 S. Emerson St. Mount Prospect, IL 60056 May 14, 2026 Village Hall - 3rd Floor Board Room 7:00 PM 1. CALL TO ORDER 2. APPROVAL OF MINUTES 2.1. PZ-08-26 / 1326 W Central Road / ZMA from R-A Single -Family Residence District to C-R Conservation Recreation District 2.2. PZ-05-26 / 201 E Euclid Avenue / CU: Drive through for a Coffee Shop 3. NEW BUSINESS 3.1. PZ-09-26 / 908 I Oka Ave / CU: Accessory Structure / PZ Final 3.2. PZ-02-26 / 1052 Center Dr / CU: Massage Therapy /Village Board Final 3.3. PZ-03-25 / 1040 W Northwest Highway / CU: Daycare Center /Village Board Final (PURSUANT TO REMAND FROM THE VILLAGE OF MOUNT PROSPECT, BOARD OF TRUSTEES) 4. CITIZENS TO BE HEARD 5. QUESTIONS AND COMMENTS 6. ADJOURNMENT ANY INDIVIDUAL WHO WOULD LIKE TO ATTEND THIS MEETING BUT BECAUSE OF A DISABILITY OR NEEDS SOME ACCOMMODATION TO PARTICIPATE, SHOULD CONTACT THE VILLAGE MANAGER'S OFFICE AT 8471392-6000, EXTENSION 5307 Page 1 of 418 1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-08-26 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: Hearing Date: April 23, 2026 1326 W. Central Road Mount Prospect Park District April 8, 2026 REQUEST: Zoning Map Amendment from R-ASingle-Family Residence District to C-R Conservation Recreation District MEMBERS PRESENT: Joseph Donnelly William Beattie Ewa Weir Walter Szymczak Richard Rogers Michael Fricano Fay Costa MEMBERS ABSENT: Donald Olsen STAFF MEMBERS PRESENT: Ann Choi —Development Planner Charles Hogan —Development Planner INTERESTED PARTIES: Mount Prospect Park District, Petitioner (Jim Jarog and Jeanette Foley) Chairman Donnelly called the meeting to order at 7:01 PM. Vice Chairman Beattie made a motion seconded by Commissioner Szymczak to approve the minutes from the Planning and Zoning Commission meeting on March 26, 2026. The minutes were approved 6-0 (Commission Costa abstained). Chairman Donnelly introduced Case PZ-08-26, 1326 West Central Road, a request for a zoning map amendment from R-A Single Family Residence District to C-R Conservation Recreation District. The Village Board will serve as the final authority for the request. Planning & Zoning Commission Meeting — April 23, 2026 PZ-08-26 Page 2 of 418 0) Staff Presentation Ms. Choi presented the proposed rezoning of the subject property and stated that the property is zoned R-A Single -Family Residence District and is bordered byMelas Park zoned C-R Conservation Recreation to the north, a visual arts studio through with the park district zoned C-R to the west, single-family residential lots zoned R-A Single Family Residential District to the east, and single-family residential lots zoned R-1 Single Family Residential District to the south. Ms. Choi stated that the subject property was annexed into the Village in 1958 and is one of the residential lots located on the north side of Central Road, between the art studio and N. Kenilworth Avenue. Ms. Choi explained that the subject property has remained vacant for many years and does not currently have driveway access to Central Road. Ms. Choi pointed out that precedence exists for the rezoning of adjacent property and in 1996, the Mount Prospect Park District obtained approval to rezone two lots located west of the Subject Property from 1-1 Limited IndustrialtoC-RConservation Recreation, along with a conditional use permit for a visual arts center and variations for setbacks and lot coverage. Ms. Choi indicated that today, a small portion of the building is utilized for an operating art studio, while the majority of the structure is used by the Mount Prospect Park District for equipment and material storage. Ms. Choi further stated that the art studio is anticipated to relocate to the Lions Park Recreation Center within the next year. Ms. Choi went on to state that the park district has entered into a purchase agreement with the current property owner for the subject property, pending certain contingencies including the approval of the requested zoning map amendment. Ms. Choi noted that at this time, the park district has no plans to improve the property and currently intends to preserve the lot as open space and allow for potential future opportunities. At such time that improvements requiring zoning approval are proposed, Ms. Choi stated that the park district will be required to work with the Village to ensure any proposed improvements will comply with all Village Codes or seek the necessary approvals. Ms. Choi explained that the Future Land Use Map in the Village's Comprehensive Plan designates the subject property as single-family residential, and while the rezoning does not align with the Future Land Use Map's Single -Family Residential designation, it supports the Comprehensive Plan's broader goals to advance priorities like open space preservation and recreational access. Ms. Choi further emphasized that the Plan also encourages partnerships to expand parkland, including strategies for acquiring or leasing Land for open space. Given its location next to Melas Park and other recreational uses, Ms. Choi stated that the requested rezoning would help strengthen the overall open space network and represents a logical and well -supported land use decision, even though it departs from the map designation. Planning & Zoning Commission Meeting — April 23, 2026 PZ-08-26 Page 3 of 418 Staff Recommendation Ms. Choi stated that staff finds that the proposed zoning map amendment meets the applicable standards contained in the Mount Prospect Zoning Ordinance and requests that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "Motion to approve: 1. A zoning map amendment from R-A Single Family Residence District to C-R Conservation Recreation District at the Subject Property, also known as 1326 W. Central Road (PIN: 03-33-415-014-0000), subject to the following condition: a. The zoning map amendment granted herein shall be expressly conditioned upon the transfer of title of the Subject Property to the Petitioner. If such transfer of title does not occur, the approval shall not take effect and shall be deemed null and void." The Village Board's decision is final. Commission Questions for Staff Vice Chairman Beattie asked whether there were any other feasible uses or development options for the subject property given its limited size, and whether the parcel could reasonably be utilized for any purpose other than single-family residential. Ms. Choi stated that, if the request were not approved, the property would revert back to its R-A zoning and would return to the market. However, due to the narrow configuration of the parcel, it would likely need to be consolidated with the properties to the west for future development. Ms. Choi noted that she was uncertain of any plans that the Mount Prospect Park District had more redevelopment. Commissioner Weir asked whether there were opportunities to keep the property on the tax roll by combining it with the adjacent property and considering it as a potential redevelopment site. Ms. Choi responded that, if the rezoning request were not approved, the property would return to the market and could be redeveloped as a single-family residential lot. Commissioner Weir further asked whether the site could be intensified, and Ms. Choi explained that additional intensity would not be permitted under the current R-A Single -Family Residential zoning designation. Hearing no further questions for staff, Chairman Donnelly swore in the following speakers: • James Jarog and Jeanette Foley, Mount Prospect Park District, 1000 W. Central Road, Mount Prospect IL Planning & Zoning Commission Meeting — April 23, 2026 PZ-08-26 Page 4 of 418 Commission Questions for the Petitioner Chairman Donnelly asked the Petitioner whether there were any plans for the subject property. Mr. Jarog responded that the park district does not currently have any specific plans for the property. Mr. Jarog explained that the property had been on and off the market for approximately 15 to 20 years, and the park district had been approached about purchasing it in the past; however, the asking price at that time was too high. Mr. Jarog stated that the parties were able to reach a mutually agreeable price with this purchase, which presented a good opportunity for potential future use, but in the interim, the property would be maintained as open space. Chairman Donnelly asked whether the property would eventually be combined with the park. Mr. Jarog responded that he anticipates a plat of consolidation would likely occur to combine the subject property with the art studio parcel. However, Mr. Jarog noted that the park district has not yet determined the future of the art studio property once the studio relocates to the Lions Park Recreation Center upon its opening next year, so the long-term plan remains to be determined. Vice Chairman Beattie suggested that the park district likely had some general ideas for the future use of the property, even if nothing had been discussed in great specificity. Mr. Jarog responded that additional parking could be a possibility if the parcel were to be redeveloped in the future but reiterated that there are currently no specific plans for the site. Mr. Jarog stated that the Park District Board pursued the purchase primarily to preserve the property as open space and to keep future options available, particularly in relation to the art studio site. Chairman Donnelly added that the park district likely did not have many very opportunities to purchase land. Mr. Jarog added that he did not anticipate a large recreation center being developed on the property and stated that the immediate plans are to preserve the land as open space. Commissioner Weir noted the discussion regarding parking and asked whether there was currently a need for additional parking. Mr. Jarog responded that there is no need for additional parking for the existing art studio program. Mr. Jarog also noted that one of the challenges for the seller is that the property does not currently have a curb cut, and introducing one so close to the existing crosswalk could create a safety concern. Commissioner Weir asked whether the property could be combined with the park district parcel and later sold on the market. Mr. Jarog responded that the park district would not intend to sell the property in that manner. Commissioner Weir then asked about the purchase price, and Ms. Foley stated that the agreed purchase price was $131 1000. Motion and Vote Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked fora motion. Commissioner Rogers made a motion seconded by Commissioner Planning & Zoning Commission Meeting — April 23, 2026 PZ-08-26 Page 5 of 418 Szymczak to approve the zoning map amendment subject to the condition outlined in the staff report. UPON ROLL CALL AYES: Szymczak, Weir, Beattie, Rogers, Fricano, Costa, Donnelly NAYS: None The Planning and Zoning Commission gave a positive recommendation (7-0) for the next Village Board meeting to be held on May 5, 2026. After hearing one additional item of New Business, Chairman Donnelly made a motion, seconded by Vice Chairman Beattie, and the meeting was adjourned at 7:39 PM. J/00 Ann Choi, Development Planner Planning & Zoning Commission Meeting — April 23, 2026 PZ-08-26 Page 6of418 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-05-26 Hearing Date: April 23, 2026 PROPERTY ADDRESS: 201 East Euclid Avenue PETITIONER: Who Brew, LLC PUBLICATION DATE: April 8, 2026 REQUEST: Conditional Use for a Drive -Through Coffee Shop at 201 E. Euclid Avenue MEMBERS PRESENT: Joseph Donnelly, Chairperson William Beattie Walter Szymczak Ewa Weir Richard Rogers Michael Fricano Fay Costa MEMBERS ABSENT: Donald Olsen STAFF MEMBERS PRESENT: Charlie Hogan, AICP — Development Planner Ann Choi —Development Planner INTERESTED PARTIES: Who Brew, LLC; Village of Mount Prospect Chairperson Donnelly called the meeting to order at 7:01 PM. Commissioner Beattie made a motion seconded by Commissioner Szymczakto approve the minutes from the Planning and Zoning Commission meeting on March 26, 2026. The minutes were approved 6-0 (Commissioner Costa abstained). The Commission first heard Case PZ-08-26, a Zoning Map Amendment for 1326 W. Central Road, which received a positive recommendation (7-0). Chairperson Donnelly then introduced Case PZ-05-26, a request for conditional use approval for a drive -through coffee shop at 201 East Euclid Avenue. Mr. Hogan stated that the petitioner, Who Brew, LLC, is requesting conditional use approval to re- establish and expand the existing drive -through associated with a new 7 Brew coffee shop at 201 East Euclid Avenue, an outlot of Randhurst Village. He stated that the property is zoned B-3 Community Shopping PUD and operated as a drive -through Steak and Shake from 1999 to 2022. He noted the proposal requires Village Board approval, that a minor amendment to the Randhurst Village PUD is being evaluated separately, and that staff supports the conditional use request with conditions. Page 7 of 418 Mr. Hogan reviewed the conditional use application, detailing the existing site conditions, the proposed site plan, and the proposed operational characteristics. He stated that the petitioner proposes to retain the existing 3,694 square foot building and reconfigure the site to accommodate two drive -through lanes wrapping around the building. He noted that the eastern access drive along Randhurst Village Drive will be closed, with site access consolidated to the southern and western access points. Mr. Hogan stated that 7 Brew staff stationed near the drive -through entrance will take orders using tablet computers, and patrons will exit south to Randhurst Village Drive after picking up their order. Mr. Hogan reviewed the Traffic Impact Study prepared by KLOA, Inc. He stated the study found that nearby intersections are expected to continue operating well after 7 Brew opens, with some increased delay anticipated for the northbound left -turn movement at Euclid Avenue and Randhurst Village Drive during peak hours. He stated that the proposed site accommodates up to 48 vehicles in queue, which exceeds the projected stabilized peak queue of 31 to 34 vehicles once additional 7 Brew locations open in the region. Mr. Hogan stated staff concurs with the methodology and findings of the traffic study. Mr. Hogan stated that the proposed parking, landscaping, lighting, signage, and drainage all meet code. He noted that the Metropolitan Water Reclamation District of Greater Chicago issued a letter dated April 13, 2026 confirming that a Watershed Management Ordinance permit will not be required for the proposed project. Mr. Hogan stated that the proposed conditional use meets the standards contained in Section 14.203(F) of the Zoning Ordinance and requested that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "A conditional use to allow two drive -through lanes at the property commonly known as 201 East Euclid Avenue, subject to the conditions detailed in the staff report." Mr. Hogan stated that the Village Board's decision is final for this case. After Mr. Hogan concluded his presentation, Chairperson Donnelly asked the commissioners to present any questions they had for staff. Commissioner Costa asked for clarification on the proposed traffic pattern through the site. Mr. Hogan explained that patrons will enter from either the western cross -access drive from Planet Fitness or the southern access drive from Randhurst Village Drive, queue in one of two drive - through lanes that wrap around the building, place an order with a staff member using a tablet, proceed to the pickup window, and exit south to Randhurst Village Drive. Commissioner Beattie asked for additional information on the berverage ordering and pickup procedure. Mr. Hogan explained that orders are taken by 7 Brew staff with tablet computers and picked up on the west side of the building. Page 8 of 418 Commissioner Weir asked for additional information on the proposed landscaping and the dumpster enclosure. Mr. Hogan stated that the petitioner is maintaining and enhancing the existing planting beds and is adding landscaping along the eastern perimeter of the property where the access drive will be closed. He stated that the dumpster enclosure meets code requirements and is screened consistent with other enclosures at the shopping center. No other commissioners had questions of staff and the petitioner approached the podium. The petitioner introduced himself as Matthew Nyweide of 243 Forest Avenue, representing Who Brew, LLC. Mr. Nyweide provided an overview of the 7 Brew concept and described the operational protocols for the proposed location, including how staff handle walk-up customers in a drive - through -only configuration. He stated that 7 Brew has a number of additional locations open or under development in the Chicago region. Commissioners asked minor follow-up questions regarding operations and the customer experience, which Mr. Nyweide addressed. Hearing no further comments or questions, Chairperson Donnelly asked for a motion to approve the conditional use. Commissioner Beattie made a motion seconded by Commissioner Weir to approve the following motion: "A conditional use to allow two drive -through lanes at the property commonly known as 201 East Euclid Avenue, subject to the conditions detailed in the staff report." The Commission made a motion to adopt staff's findings. UPON ROLL CALL AYES: Szymczak, Weir, Beattie, Rogers, Fricano, Costa, Donnelly NAYS: None The Planning and Zoning Commission gave a positive recommendation (7-0) to the Village Board. Hearing no further discussion, Commissioner Beattie made a motion seconded by Commissioner Szymczak and the meeting was adjourned at 7:40 PM. Charlie Hogan, AICP, Development Planner Page 9 of 418 Subject Meeting Fiscal Impact (Y/N) Dollar Amount Budget Source Category Type InMrmatinn Item Cover Page PZ-09-26 / 908 I Oka Ave / CU: Accessory Structure / PZ Final May 14, 2026 - REGULAR MEETING OF THE MOUNT PROSPECT PLANNING AND ZONING COMMISSION N NEW BUSINESS Action Item The Petitioner, Michael Cuddy, is seeking conditional use approval to reconstruct an existing deck that encroaches the interior side yard at 908 I Oka Avenue (the Subject Property) . The proposed deck will measure 6'-8" by 6' and will have a V setback from the property line. The proposal meets the requirements and standards related to the Village Code, and Staff is supportive of the conditional use request. ni-qmi-q-qinn BACKGROUND The Subject Property was annexed into the Village in 1925 and the original home was constructed in 1946. At its closest point, the primary structure encroaches .75' into the south interior side yard. The Petitioner purchased the Subject Property in 1991, and in 1998 constructed an addition and concrete patio with appropriate setbacks from the interior side lot line. The Petitioner asserts that the deck on the south side of the home existed when he purchased the property. Permit records suggest that the property has historically had a small deck on the south side of the home to provide access to the kitchen. PROPOSAL The existing deck measures 7'-1" by 6'-3" (44.3 SF) and is roughly 7" from the property line. The Petitioner is proposing a slightly smaller dimension, 6'-8" by 6'-0" (40.0 SF), for the replacement. The deck has the same function and area as a stoop, which is a ""permitted obstruction" and is defined as "a platform at the entrance to a building with a maximum dimension of eight feet (8') in width and five feet (5') in depth." However, the deck depth (6') exceeds the maximum allowed for a stoop (5) and therefore zoning relief is required. The Petitioner asserts that the 6' depth is needed to re -use the existing piers and to provide sufficient clearance to access the side door to the garage. The deck would be situated 1' off the interior side property line, whereas the required side yard setback for a deck or patio at the Subject Property is 7.5. The table below outlines the bulk regulations for the R-1 Single Page 10 of 418 Family Residential district: Minimum Setbacks R-1 Code Requirement for Decks/ Patios Proposed Front (E) 30' No change Interior Side (N) 7.5' No change Interior Side (S) 7.5' 1.01 (6.5r or 87% encroachment) Rear (W) 15' No change Max Lot Coverage 45.0% 37.8% Max Front Yard Coverage 45.0% No change Max Floor Area Ratio 0.50 No change The Petitioner is requesting conditional use approval for the deck to encroach the interior side yard by 6.5, or 87% of the requirement. The Village Board passed text amendments (PZ-01- 26) on May 5, 2026 that give the Planning and Zoning Commission final authority on relief from accessory structure requirements in single family residential districts, therefore the Planning and Zoning Commission decision is final for this case. PUBLIC COMMENT The Petitioner provided Staff with a letter of support from the neighbor to the south, the property that would be the most directly impacted by the reduced side yard setback. STANDARDS AND FINDINGS The proposed deck is an existing nonconforming accessory structure and has existed for over 35 years with no issues from surrounding neighbors. The deck would otherwise be classified as a stoop and allowed by right if it met the maximum dimensions of a stoop (5' by 8'). There is no indication that the proposed improvement would create adverse conditions or nuisances that could negatively affect the use and enjoyment of nearby properties. Given the nature of the proposal, the support expressed by the neighboring property owner, and its conformance with the Village's zoning ordinance, comprehensive plan, and strategic plan, staff recommends approval of the requested conditional use. Alternatives A. Approval of the following motion: "A conditional use to construct a deck that encroaches 6.5' into the interior side yard at 908 I Oka Avenue, subject to the following conditions: 1. The conditional use shall apply to the deck only and not for any other principal or accessory structures; 2. The deck shall not exceed 6'-8" by 6'-0" and shall maintain a minimum 1' setback from the interior side property line; 3. The deck shall not be expanded, enlarged, or reconstructed in a manner that increases its degree of nonconformity; 4. The conditional use shall expire if the deck is removed and not replaced for more than twelve months, or if the property is redeveloped; and 5. The Petitioner shall submit for a building permit and construct the deck, walkway, and garbage enclosure in full compliance with the Village's current codes." Page 11 of 418 B. Action at the discretion of the Planning and Zoning Commission. Staff Recommendation Approval of a conditional use to construct a deck that encroaches 6.5' into the interior side yard at 908 I Oka Avenue, subject to the conditions listed in the staff report. Attachments 1. PZ-09-26 Staff Report 2. PZ-09-26 Administrative Content Redacted 3. PZ-09-26 Plans 4. PZ-09-26 Public Comment Page 12 of 418 VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056 STAFF REPORT FROM THE DEPARTMENT OF Community Development Jason C Shallcross, AICP, CEcD Antonia Lalagos Director of Community Development Development Planner DATE: May 7, 2026 CASE NUMBER APPLICANT/PROPERTY OWNER PZ-09-26 Michael Cuddy PUBLIC HEARING DATE PROPERTY ADDRESS/LOCATION May 14, 2026 9081 Oka Ave BRIEF SUMMARY OF REQUEST The Petitioner, Michael Cuddy, is seeking conditional use approval to reconstruct an existing deck that encroaches the interior side yard at 9081 Oka Avenue (the Subject Property). The proposed deck will measure 6'-8" by 6' and will have a 1' setback from the property line. The proposal meets the requirements and standards related to the Village Code, and Staff is supportive of the conditional use request. 2024 Aerial Image 2025 Zoning M a p ���'.�' 900 9011 90 3 9102 011 Subject Property D17 �„ �,............... 902 R=1 .............................. 904 11 910 p 9111 906 D r< 13 913 912 CD Cn 908 D < 915 � 91 CD 91 917 91 EXISTING EXISTING LAND USE/ SURROUNDING ZONING & LAND SIZE OF ZONING SITE IMPROVEMENTS USE PROPERTY R-1 Residential North: R-1 Single -Family Residential 0.26 acres Single -Family East: R-1 Single -Family Residential Residential South: R-1 Single -Family Residential West: R-1 Single -Family Residential STAFF RECOMMENDATION APPROVE APPROVE WITH CONDITION H:\PLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-09-26 9081 Oka Ave (CU - Accessory Structure).docx DENY 1 Page 13 of 418 BACKGROUND / PROPERTY HISTORY The Subject Property was annexed into the Village in 1925 and the original home was constructed in 1946. At its closest point, the primary structure encroaches .75' into the south interior side yard. The Petitioner purchased the Subject Property in 1991, and in 1998 constructed an addition and concrete patio with appropriate setbacks from the interior side lot line. The Petitioner asserts that the deck on the south side of the home existed when he purchased the property. Permit records suggest that the property has historically had a small deck on the south side of the home to provide access to the kitchen. PROPOSAL The Petitioner proposes to reconstruct the deck and stairs on the south side of the home. The proposal also includes a 3' wide walkway leading from the driveway to the deck, and a garbage enclosure measuring 8' by 3'. The garbage "pad" will consist of pavers on soil and a three -sided 6' fence to screen the refuse containers. The enclosure will be located behind the principal building line. The existing deck measures 7'-1" by 6'-3" (44.3 SF) and is roughly 7" from the property line. The Petitioner is proposing a slightly smaller dimension, 6'-8" by 6'-0" (40.0 SF), for the replacement. The deck has the same function and area as a stoop, which is a "permitted obstruction" and is defined as "a platform at the entrance to a building with a maximum dimension of eight feet (8') in width and five feet (5') in depth." However, the deck depth (6') exceeds the maximum allowed for a stoop (5') and therefore zoning relief is required. The Petitioner asserts that the 6' depth is needed to re -use the existing piers and to provide sufficient clearance to access the side door to the garage. The deck would be situated 1' off the interior side property line, whereas the required side yard setback for a deck or patio at the Subject Property is 7.5'. The table below outlines the bulk regulations for the R-1 Single Family Residential district: Minimum Setbacks R-1 Code Requirement for Decks/ Patios Proposed Front (E) 30' No change Interior Side (N) 7.5' No change Interior Side (S) 7.5' 1.0'(6.5'or 87% encroachment) Rear(W) 15' No change Max Lot Coverage 45.0% 37.8% Max Front Yard Coverage 45.0% No change Max Floor Area Ratio 0.50 No change The Petitioner is requesting conditional use approval for the deck to encroach the interior side yard by 6.5', or 87% of the requirement. The Village Board passed text amendments (PZ-01 -26) on May 5, 2026 that give the Planning and Zoning Commission final authority on relief from accessory structure requirements in single family residential districts, therefore the Planning and Zoning Commission decision is final for this case. PUBLIC COMMENT The Petitioner provided Staff with a letter of support from the neighbor to the south, the property that would be the most directly impacted by the reduced side yard setback. H:\PLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-09-26 9081 Oka Ave (CU - Accessory Structure).docx 2 Page 14 of 418 STANDARDS AND FINDINGS The Planning and Zoning Commission shall review the standards and findings of fact outlined in Exhibit A and 1) accept them without changes, 2) accept them with changes, or 3) reject the findings. The Planning and Zoning Commission shall use the findings of fact to guide their decision to approve or deny the request. Staff finds that the proposed conditional use requests meet the applicable standards contained in the Mount Prospect Zoning Ordinance. Staff requests that the Planning and Zoning Commission make motion to adopt Staff's findings as the findings of the Planning and Zoning Commission and approve the following motion: "A conditional use to construct a deck that encroaches 6.5' into the interior side yard at 9081 Oka Avenue, subject to the following conditions: 1. The conditional use shall apply to the deck only and not for any other principal or accessory structures; 2. The deck shall not exceed 6'-8" by 6'-0" and shall maintain a minimum 1' setback from the interior side property line; 3. The deck shall not be expanded, enlarged, or reconstructed in a manner that increases its degree of nonconformity; 4. The conditional use shall expire if the deck is removed and not replaced for more than twelve (12) months, or if the property is redeveloped; and 5. The Petitioner shall submit for a building permit and construct the deck, walkway, and garbage enclosure in full compliance with the Village's current codes." The Planning and Zoning Commission's decision is final for this case. ATTACHMENTS: ADMINISTRATIVE CONTENT CPLANS (Zoning Request Application, (Plat of Survey, Site Responses to Standards, Plan, etc.) etc...) I concur: Q Jason C Shallcross, AICP, CEcD Director of Community Development OTHER (Supp mation, Public Comments Received, etc...) H:\PLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-09-26 9081 Oka Ave (CU - Accessory Structure).docx 3 Page 15 of 418 Exhibit A Standards and Findings of Fact CONDITIONAL USE STANDARDS Section 14.203.F.8 of the Village of Mount Prospect Zoning Ordinance provides that a Conditional Use shall conform to the following requirements: 1. That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare; 2. That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located; 3. That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district; 4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided; 5. That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets; 6. That the proposed conditional use is not contrary to the objectives of the current comprehensive plan for the village; and 7. That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the planning and zoning commission. Petitioner's Findings: The Petitioner states that the deck has existed for 35+ years and is deteriorating. The Petitioner notes that the proposed deck is adjacent to the neighbor's garage window and mud room window and will not disturb them. The Petitioner states that the neighbor to the south will not be prevented from putting up a fence in the future or otherwise developing their property. The Petitioner reports that drainage will not be affected, as the neighbor to the south has a drainage swale from front to back, and the neighbor to the west also has a drainage system. The Petitioner contends that the project will allow him to improve his property and it is in line with the Comprehensive Plan. The Petitioner confirms that no other relief is requested. Staff's Findings: The proposed deck is an existing nonconforming accessory structure and has existed for over 35 years with no issues from surrounding neighbors. The deck would otherwise be classified as a stoop and allowed by right if it met the maximum dimensions of a stoop (5' by 8'). There is no indication that the proposed improvement would create adverse conditions or nuisances that could negatively affect the use and enjoyment of nearby properties. Furthermore, the conditional use request is consistent with the goals and policies of the Village's Comprehensive Plan, as it supports the continued residential use of the property. The conditional use request is also consistent with Goal 3ofthe Village of Mount Prospect's 2024 2029 2039 Strategic Plan, which focuses on the evaluation of current zoning regulations to promote single-family residential neighborhoods. The proposed conditional use request aligns with this goal by supporting reasonable residential reinvestment while maintaining compatibility with surrounding properties. Given the nature of the proposal, the support expressed by the neighboring property owner, and its conformance with the Village's zoning ordinance, comprehensive plan, and strategic plan, staff recommends approval of the requested conditional use. H:\PLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-09-26 9081 Oka Ave (CU - Accessory Structure).docx 4 Page 16 of 418 Village Of Mount Prospliect ............ ity Development Depiartmilent, Gommuni 50 S,. Emerson Street mojifiniolis, 100,516 unt Prospect I 6 Pholne. (11847) 818-153281 Zonming "Requesit, Appil cation ---- ...... i 77777' m 0 Officiall sle Olinly ('To, ble completed III y V1111age S'a . . ......... . . . . . ......... . . . .... ........ . ......... ........ ..... . . . ........ &,z - 09 26 Diate of'Submission. 3/1112 /2 6, HiearingI,Doffe: 5/14/26 ,C,alse, Number; P . . . ............ Project Name/Address: 09, 12 6 9 0 8 �1 0 4 . ...... ...... . ............... . . . ............ Subject Property veoo� Adidresis(es)-' Zoning D"listnilict 11(s)lii.,, R 1 1 Propic�rty Area (S1q.1Ft, anid/lar Mrileage' awn ON L Lis Parcel Index Number( ) 11., Zoninq1 Requilost(s)(Check all'that apply) .. . . . . ....... Cillianditillonal Usie�,-. For [:]'Vafiati1oIrj1(s)-, To DZioning Malp Amen dmienIt, Rezone Frorn To, O� Zon[nig TextAmilendment Section(s) —A i I I IV., Applicant (all correspondence w"111 be sient tol the aippRicant) . ..... ......... 0 lit le it IIIII q ......... .................. . . .............. - ,owner,, buyer,,, dievielopler., lassee, ardhitect, elticii. ki Page 17 of 418 V. Prlope," Owner ■Check �iif Same asAppliciant . .................. .. .. .. .. .. .. .. .. Name.1- Go rpoiratic . . . . . . . ................................ oil Adildress, if City,iliStiatle:, ZIP Giolde? I hie reby irm that, all linfomation, priovided hiere"in land In all, maten"i siubmiltted in assioliclatilion Mith thl's appificatliolin are true anid aliclicuiriate to the b,em Ill nowledge. ,Opp, 1w 000 Date,. Applicant., (Signature) IIL (Print, or Typile Name) a� RM11111111111 ii illipiq lim 1111111111111 :1 i � I I � mmll 11111111111 11 W, An A Ili ZEM I heirleby desilignatile thile applica nit 'ito �iact as my agent for thie. purpose Of siell6king the zoiniling requielisit(s) deisicribeild ilin th,,�i��s applilication and "th�e assiociateld supporting matediali., (,sill gnature) Mrint or Typile Niam�e) K Page 18 of 418 Affidaviti Of Ownership ......... ..................... . ................... -- ---- ---- ................... . . . . . ......... . ............... SITATIE, OF ILLINOIS ................... uncler olath, state that I am, (priY , II) ,R the soill e ol"w"n e r olf rho p rio perty a I ownier ofthe Property [1, an authorizoifficer for owner of thiero ple t y iq to commilonlyll desicribled as. .......... (piroplerty address and P! N MOM ,) U 00,1010 and th��a�t sluch property iis owned byh M ci, WIN �4 IMAM) Subscribe,d alind s,�,v orn to blefore me this, dally" of o ................................ . .................... I Notiary Public #t.4 4,*1 OFFICIAL SEAL., ALMA NATI twtaty Public "I P'T'aj,,L�, of hilinolisl Ckjr lorgiq U 114, 02,1 I,Mj i�C4 1� Page 19 of 418 [cp rto Z., IVA 4j; -07 *73, op co oil 1 44 E uu 7'OF '10 10 x, &%Mll JM Off WN 100 Ion A /p gm� "m PSI LLJ I 6 gip, 71, '111l,,AlqY F IF, 51, If Cl, OF Ad ene lo, 007 ff I/F, Is IfNiffil Pell Jimir 6�'/m A1,1111 um-,. #F Nj- A' 'I', IN ASf"A LL 'fo////',5,/"ft , I 011 ""A'all uj 7 kfl1: oll'o, of 1 lwlw", rl iiu m I rf III k Lti All, II all "j" 4 uv mlro AV a Jl& Vow Ir Al' CIO 0— wallmlial"Wo-ww Number S12516,842 Arnount cit' P11110111111 IcY $1,23 500,.,,1010 Dat®rz. of P11101.1.1"".Cy 0.11 May 1,01, 1.1,9911, a. 1. w Wn llp_ 0, f- J,, n s i,,,i r e d, A NiD SHAWN M MICHAEL L. CUDDY, SINGLE PERSON NEVIR MARRI-ED, 2ACHAR RGIE PER'SON NEVER MARRTEM.. ,, S1111 111.1111.4 0 2. The estiate or :Lnterest i-,n the land descra"bed or referred to in th1s, <10-chedule covered by this Policy, is. 11 FEE' SIM"P", IN JOINT T''EMANCY., J, ,i icy at 3# T1",.t1,e to the estate or 11,nterest colve'red by tb-Ls Pc 16 i.e insuried-4 tbe date hereof ils viester] "In tf- 40 'T'he an referred to in this Pia,13'-cy is des, cr, 3,1-bed as foll.ows: LOT 5 IN BLOCK 3 TN LONNQUIST GARDENS,pi EING A SUBDIVISION OF PART OF THF�, NORTHEASIT 1/4 OF SECTION 14, T10WN,S11':11'P1 41 NORT111, RANGE 11, EAST OF11 THE, THIRD PRIN!C.J"P-A-Iji MER" 11 N' COO'K COUNITY, ILLINOIS', ACCORI)ING TO T1iE 1:)11,,A111 THEIRE110,11F NOVEMBEIR 20 i9451 AS, D1011UNE14"r 1316631.32 'IN BOOK 356 I? IN C10101K COUNTY, ILLINOTS11., 01 F ' �IP . .. .. 1'1�.AJ'S PA,GE 51 Cn't�j J u ers, AL C -2*1:�-*Di SIG�JATORY I lic�ly v 1 - -1, 1 ill's attalichiled. Th ''is p 10 1 "'. a I [ d cjl j, 1, y J. �f S ch le d u, e B Page 21 of 418 Ewn "ZI 'o lima' umill 0 lim�ll A All 011 z 14 Cl 1101 E 0 10, ZI All mills CD IE m 110, U L)i 0i 0 110 Q 0 cu n LID A2 C4 o X, �Fz Im � WI E >* .1(D 110)IILoI iw Q.. 110 III CO IICU 4-0 110 x (U a) m A# *16 Mi 1-iiiii-I 110 "0 Wil MI CLI a)" 0 i(D 4c lid IICII Lo 1101 Ila) ul a. Jul 4owo W 110 N ,oft 11 %t 0 0 L) m kill 0 1 IIC) 11 Mlima I Me' 11 = 0) "co MI 0 4-0 0 Ao Allill C), UI ul �IE Ui' 21 110 Im 110 C. IN 14-J z r ' EI IL. - 11 1 70 0 115 0 U) 0 Uj C: C: CIO a ## C: E mw L-11 11 0 01 (1) (1) 11 0 >; E ,Z 0 In 21 0 mono 110) (D 110)'4= = E 0 E >SI RN 4F Q E O'Niffig" (D ol 110 C: 41"0 101 00 i Z; m E 4. Ilk A "S 11(ni 11 0 Ila m m (a 110 .6.41 Li 06" 110 co E CL 0 LU 110) WI IQI IM m Ili CZ impowww WWI >l C LP 11 El E M, W C 11IIU 110), -W 0 01 In 01 E Ol CL Ul w j< Ui ZINN M#1 SI.Or 0. 1 mm All Ozw N AM E: DATE' - — - -------- ----- . ........................................ .......................................... - Pteasiewrifte. a response to,, elicach conditilionaLstandard. Describe HOWyouir proposa� I Willi mehet e a c h,, sta n d a rid. Co py th i is �Li st all n'to tette th e a id a n d t hen typ ell a n swers fo r, ea ic h p 61" nt Coll nidifti o nat U se - N o c oll nid M o n a ( u se s h a U b e re co mm e n id ed fo. p rova L by t h e p la�� n nil 41 itg �a n4 II, n i nig colm m t s-sil i o n un Lie Isis 't fin disl: i lIonal use vvilit nicit bile 1. That the establishmenit,, miainteniance, or opleratiolin of th, icond, ti idetrilmenta, t to,, oir endanger the'plubtic health, safety, mmails) clolimfort, or genierat wettare- ve " n, II wvt. J� A -I Vl� 5 ell All d$II �10 I ?cot WO 2 not be injurlious to the usels and enJoy mient of other proliperty in at the conliditio n a 1, usiewill the, i m m edliate vilicinity, fr t h e p u rplose is a Lrea d y for ii tt e lid,,, nio r, s u blista nitli a Lty d 1m i n I s h a no itimpliair property vatues withini thie nil eigilhi borho i in whIh it is, to be lolicated; A 12 lip Declic oll'5 o.,ickj, bo CIO %A �p t3 oil\ i>II A lie' Coll 3.,, Th;3tthe°esta�lblitishmerl't,iofthiiec�oll�niditho�naIILuse wit,�not"*mpiiedeltIhenIgor[ Tialan(lorderty d evei p m le nt a n iid i m p rov, ie m e n t of: t he au rro u n id i n g p ro pe rty for u se s le ir m itred In th i district-, A ofJoptA, TA- %ol Vr%4L 44 On 40 till b 4., T'h�at�ade�qua,,,tC-��publiiicilutiiititiiies,,,ac��cessrcia��dlls,ldrail'tnialllgeail nd/ollirn��elice��ssi,airyfaci'li�ti'eshIla,ve leen or witt ble providediji wwaliz oe, 116)11,r 4-11 141 0 - ilk all 5. That adeq u ate, measuires have bleen or will be taken to,, pirlovideh ingress and legreiss slio id lie sig.n ed as to, mi n j m ize traffic co nigile sti o nil i nt h ia p u bl *1 ci st reets; mm Page 24 of 418 � 6ject1�i s , urrient . Th a�t the proposied colinditionat usle 'I'S n lot co n trairy to the c)bv,e ofthe c Comprehensive Ptan for the Viltageo and le. C Odp*% vire6enmPot Mill fI( or Iro rf- IF, q 40111 pD � 7 7., Thatthe cioniditianal usle shall, iln all[ otheir reispiliectsil,, conform W the appliciable regulations of the cl i strict in whilch� it is Located, exclept as, such regu Wti oil ns may, In each jbstance,, be millold ilf i e d plu rs u a �nt tillo the rle co m, main datfohn s; ,of th le Pla n ning & Z,on'*l n g C o m rn i ss,i lo n. Ift tjo 4%C" Page 25 of 418 i Line of W. Sunset Road 1E Face Wood Fence Post 0. 80'S. & O� 71' W Found Iron Pipe 0.08"N. & On Line Exterxied :--ound Iron Rod @ Comer S. Face Wood Fence Post 0. 50'N. S,, Face. Wood Fence Post 0. 50'N. Rec & Meas C* &�o . ..................... 5.21 Shed 4 mum ICU ell 45M29 ........... I',, d, 90 . ....... ell Wood Deck & Stairs tpa Q "All 04 I'S C Concrete PU'HIM 39� OO� 01 1 11, 01I AspOvAr Driveway .. . ....... 40.22 V) Fin me 88'0 04'" 28 to Ori Un Re 5' 1 c Garbage enclost.tre W"b-4kw�,ay 3' 8'x3' (yellow) 1" )eck 6'8" x 61 (p'u rpl e) (t) I u e) NW Face Chain Link Fence Post 0. 91 S. & 0. 95'E S, Fac, Wood Fence Post 0.45" S. Set Iron Pipe @ Corner Found Iron Pipe 0.20'S., & 0.09E. State of Illinois E Face Wood Fence Post 0. 09 32' W County of Cook ) Site Ran 3/17/26 Central Survey PLLC does hereb) the land shown hereon was perform, ^ e%r%rresr%+ rean rncgzn+nfinn nf ctniri cziir-% 0""" no% S- �-o��� w I ` ` " .0;- � r 40000"l �-eIoce� .... .. .. . . )JI goo %.'%� L Page 27 of 418 �iw �uu ,,..,„mow nnnnrrr.... � ,_.r� .................... ml�.. ,,.,re„ ................ III Nir ljjllIIIIIIIII„III .......... Imp ............ II IbI Customer: mike caddy W "S� iNis i Ill du hT'e"* Page 29 of 418 Total Square Feet Height Number of Levels Decking Railing Railing Height Maximum Railing Span Deck Post Width Deck Board Width Joist Spacing Stringer Spacing NOTES 40 1 A(Ma", j WE V UMMMUNININ18, I'm Signature Square Balusters - Charcoal Black https-.//on1'1'ne.flipp'l'ngbook.com/v'l'ew/i 712242761 361# Page 30 of 418 11100 f( eff� I D r-v"t34a6cmI mn -An bmts sl,.,�Iui!i,Imur` �Domf ��n load Fulls'll"Ize Iiinage Page 31 of 418 Foundation Plan w, Primmy, Deck, Total Square Feet Length Width Height 0-c'umaksm Download Fullsize Image 40 6ff 8" 61 213" Page 32 of 418 Framing ............. I i7rame Structure - All Decks Fnwft phm - m D"Im 1, , �''" - �Ml�li Page 33 of 418 Framing, Plan Frame Structure -Primary Deck #:UW" pba - PAW" cam Download Fullsize Image Page 34 of 418 Page 35 of 418 From: Pat Eder To: Lalaaos, Antonia Subject: 908 S. I Oka Ave Zoning Hearing Date: Tuesday, May 12, 2026 9:10:18 PM Hello, My name is Pat Eder. I live next door at 906 S I Oka Ave. I am in favor of my neighbor doing whatever it is that required this hearing. Thank you Pat Page 37 of 418 Subject Meeting Fiscal Impact (Y/N) Dollar Amount Budget Source Category Type InMrmatinn Item Cover Page PZ-02-26 / 1052 Center Dr / CU: Massage Therapy / Village Board Final May 14, 2026 - REGULAR MEETING OF THE MOUNT PROSPECT PLANNING AND ZONING COMMISSION N NEW BUSINESS Action Item The Petitioner (KAAM Spa #11 LLC, Michael and Kathy Hendershott) is proposing a change of ownership for an existing massage therapy establishment at 1052 Center Drive (the Subject Property). Massage therapy businesses require a new conditional use approval when there is a change of location or a change of ownership. The Subject Property is zoned B-3* Community Shopping PUD. The proposed business meets the standards for a conditional use and therefore Staff is supportive of the request. n m .inn BACKGROUND The Subject Property is a 3,613 square foot tenant space in Randhurst Village, a 1.2 million square foot lifestyle shopping center. Massage Envy occupied the space from 2013 to 20231 and then relocated to Mt Prospect Plaza. After a period of vacancy in 2024, the Randhurst storefront was re -opened under the ""Hand & Stone" franchise. PROPOSAL The Petitioner, Michael and Kathy Hendershott of KAAM Spa #11 LLC, proposes to take over operations of the existing 3,613 square foot Hand & Stone massage establishment at the Subject Property. The Petitioner stated in the application that they are long-term multi -unit franchise owners. They currently operate 13 Hand & Stone locations in the Chicago suburbs and Naples, Florida. The Petitioner describes the business as an upscale day spa specializing in massage, facial, hair removal, and body slimming services. They will employ approximately 25 professional massage therapists and estheticians at the Mount Prospect location, Page 38 of 418 which has 14 treatment rooms. The Petitioner noted that their service providers are educated, licensed and regulated by the State of Illinois. According to the website, the hours of operation are Monday - Friday 9AM to 9PM, Saturday 8AM to 8PM, and Sunday 9AM to 6PM. The Subject Property is zoned B-3* Community Shopping Planned Unit Development (PUD). Sufficient parking is provided for this business use per the approved PUD. The Petitioner proposes to use the existing floor plan and signage with no interior or exterior renovations requiring a building permit. The Petitioner submitted a business license application and a massage therapy addendum according to the requirements of Village Code Chapter 11, Article 39 for Massage Establishments. PUBLIC COMMENT As of this writing, staff has not received public comment on the proposal. STANDARDS AND FINDINGS Staff has reviewed the petitioner's request for a conditional use to operate a massage establishment and finds that the standards have been met. The Police Department confirmed that the petitioner has met the standards to obtain a massage establishment business license. Staff finds that the proposal will not endanger public health, safety, morals, comfort, or general welfare. The space has operated as a Hand & Stone location since 2024 without incident, and no substantial changes are proposed. AItprnativpm A. Approval of the following motion: "A conditional use to operate a massage therapy establishment at 1052 Center Drive, subject to the following conditions: 1. Any massage therapist employed at the business establishment shall hold a valid massage therapist license with the State of Illinois; 2. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and 3. A new conditional use approval shall be required for: a. A change of ownership involving 50% or more of the officers or partners; b. A change in legal entity; or c. A change in location." B. Action at the discretion of the Planning and Zoning Commission. Staff Recommendation Approval of a conditional use to operate a massage therapy establishment at 1052 Center Drive, subject to conditions listed in the staff report. Attachments Page 39 of 418 1. PZ-02-26 Staff Report 2. PZ-02-26 Administrative Content Redacted 3. PZ-02-26 Plans Page 40 of 418 VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056 STAFF REPORT FROM THE DEPARTMENT OF Community Development Jason C Shallcross, AICP, CEcD Antonia Lalagos Director of Community Development Development Planner DATE: May 7, 2026 CASE NUMBER PZ-02-26 PUBLIC HEARING DATE May 14, 2026 APPLICANT/PROPERTY OWNER KAAM Spa #11 LLC / RREF III-P Randhurst Village LLC PROPERTY ADDRESS/LOCATION 1052 Center Dr BRIEF SUMMARY OF REQUEST The Petitioner (KAAM Spa #11 LLC, Michael and Kathy Hendershott) is proposing a change of ownership for an existing massage therapy establishment at 1052 Center Drive (the Subject Property). Massage therapy businesses require a new conditional use approval when there is a change of Location or a change of ownership. The Subject Property is zoned B-3* Community Shopping PUD. The proposed business meets the standards for a conditional use and therefore Staff is supportive of the request. 2024 Aerial Image 2025 Zoning M a p EXISTING EXISTING LAND USE/ SURROUNDING ZONING & LAND USE SIZE OF ZONING SITE IMPROVEMENTS North: B-3* Community Shopping PUD PROPERTY B-3* Community Shopping Center East: B-3* Community Shopping PUD 3613 SF (Tenant) Shopping PUD South: B-3* Community Shopping PUD West: B-3* Community Shopping PUD STAFF RECOMMENDATION APPROVE APPROVE WITH CONDITIONS DENY HAPLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-02-26 1052 Center Dr (CU - Massage Therapy).docx 1 Page 41 of 418 BACKGROUND / PROPERTY HISTORY The Subject Property is a 3,613 square foot tenant space in Randhurst Village, a 1.2 million square foot Lifestyle shopping center. Massage Envy occupied the space from 2013 to 2023, and then relocated to Mt Prospect Plaza. After a period of vacancy in 2024, the Randhurst storefront was re -opened under the "Hand & Stone" franchise. PROPOSAL The Petitioner, Michael and Kathy Hendershott of KAAM Spa #11 LLC, proposes to take over operations of the existing 3,613 square foot Hand & Stone massage establishment at the Subject Property. The Petitioner stated in the application that they are long-term multi -unit franchise owners. They currently operate 13 Hand & Stone locations in the Chicago suburbs and Naples, Florida. The Petitioner describes the business as an upscale day spa specializing in massage, facial, hair removal, and body slimming services. They will employ approximately 25 professional massage therapists and estheticians at the Mount Prospect location, which has 14 treatment rooms. The Petitioner noted that their service providers are educated, licensed and regulated by the State of Illinois. According to the website, the hours of operation are Monday— Friday 9AM to 9PM, Saturday 8AM to 8PM, and Sunday 9AM to 6PM. The Subject Property is zoned B-3* Community Shopping Planned Unit Development (PUD). Sufficient parking is provided for this business use per the approved PUD. The Petitioner proposes to use the existing floor plan and signage with no interior or exterior renovations requiring a building permit. The Petitioner submitted a business license application and a massage therapy addendum according to the requirements of Village Code Chapter 11, Article 39 for Massage Establishments. STAN DARDS AN D FI N DI NGS The Planning and Zoning Commission shall review the standards and findings of fact outlined in Exhibit A and 1) accept them without changes, 2) accept them with changes, or 3) reject the findings. The Planning and Zoning Commission shall use the findings of fact to guide their recommendation to the Village Board. Staff finds that the proposed conditional use meets the standards contained in the Mount Prospect Zoning Ordinance. Staff requests that the Planning and Zoning Commission make motion to adopt Staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: 1. "A conditional use to operate a massage therapy establishment at 1052 Center Drive, subjectto the following conditions: a. Any massage therapist employed at the business establishment shall hold a valid massage therapist license with the State of Illinois; b. Compliance withal[ applicable development, fire, building, and other Village Codes and regulations; and c. A new conditional use approval shall be required for: i. A change of ownership involving 50% or more of the officers or partners; HAPLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-02-26 1052 Center Dr (CU - Massage Therapy).docx 2 Page 42 of 418 ii. A change in legal entity; or iii. A change in location." The Village Board's decision is final for this case. ATTACHMENTS: / ADMINISTRATIVE CONTENT (Zoning Request Application, Responses %%I.- Standards, etc...) 1 concur: Jason C Shallcross, AICP, CEcD Director of Community Development PLANS (Plat of Survey, Site Plan, etc.) OTHER upplemental Information, P blic Comments Received, etc...) HAPLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-02-26 1052 Center Dr (CU - Massage Therapy).docx 3 Page 43 of 418 Exhibit A Standards and Findings of Fact CONDITIONAL USE STANDARDS Section 14.203.F.8 of the Village of Mount Prospect Zoning Ordinance provides that a Conditional Use shall conform to the following requirements: 1. That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare; 2. That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located; 3. That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district; 4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided; 5. That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets; 6. That the proposed conditional use is not contrary to the objectives of the current comprehensive plan for the village; and 7. That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the planning and zoning commission. Petitioner's Find in s:The Petitioner states in their application that Hand &Stone is national franchise and that all massage therapists and estheticians employed at this location are licensed and regulated by the State of Illinois. The Petitioner notes that the Subject Property is an existing Hand & Stone location that has recently been renovated, and that no additional renovations or construction are planned. The Petitioner asserts that the business is in an existing commercial center and there will be no impact on utilities, access roads, drainage, or ingress / egress. The petitioner affirms that the business will abide by all state and village regulations at time of implementation or at renewals. Staff's Findings: Staff has reviewed the petitioner's request for a conditional use to operate a massage establishment and finds that the standards have been met. The Police Department confirmed that the petitioner has met the standards to obtain a massage establishment business license. Staff finds that the proposal will not endanger public health, safety, morals, comfort, or general welfare. The space has operated as Hand &Stone location since 2024 without incident, and no substantial changes are proposed. No physical changes are proposed that would impede improvement of the surrounding properties, impact public utilities or drainage, or cause traffic congestion in the public streets. Randhurst Village is designated "Corridor Commercial" in the future land use plan and the proposed personal services use is complimentary to the retail, restaurant, and entertainment uses in a lifestyle center. HAPLAN\Planning & Zoning COMM\P&Z 2026\Staff Reports\PZ-02-26 1052 Center Dr (CU - Massage Therapy).docx 4 Page 44 of 418 Vittage of Mount Prosip,ect Community DevYW elopment Department 50 S. Emerson Street Mount Prospect, Illinofs 60056 Phone.- (8,47) 818-5328 Property Owner ®: Check. if sairn as Applicani Name: Corporation: Address: City,, State, ZIP Code: Phone: Emalt., I h, e re, by affall rm that a tt I ri�fo rm at [ol n p rov'l ded he re a] n ai,n,d, *1 In a it materials, s u� b m itteld min a s so,ciatlo n ate to the best, of my knowledge. with this ap,plication ar" truleandar''ut wil AppUlcant: Date,:,, 117, (Signature) ('P rint, o r T, YP e N a m e) If lapptleant is not property owner*, �j hereby designate the appIlicant, to aCt as my agertht for the Purpose of seeking the zoning, request(s) iescribed in this appticatiori and"thie associated supporting- te-ria. t 1, Prop w n e r,w Date (Signature) (P rint or Type N' am e) Page 45 of 418 M lolu nt Pros ' e, ct A C"'ornmunity, Dlevlelopniem Diepartrlient 50 S,, Erneneiolll,i Street' IM�Iount ��Pros! nrols 6,0056 pect, Ith I R',toiriew: (947) 8,1,8,53281 � peM, Ownear Pro Chiec*, ff,Samel as Applicain't R'R, 'E ��F I �R -P Ra nld,17�,urst Vi [[,agge M'a naggement Carp MIL Co, i p o r a, t, i 1, o m,.: k Addlres,s: 5,65 T,,,,a,,,,K, ter Road NY105,23 Per, , ne IEIi 1:, [ri of the contained in tlhis peti'tion as,"wilett as all supportiin,g docunienitation,, it is requested ilt', approva, It be,giveiiii to'lithis request. The appiticanit 'is ittlim owner or autthwrizzed repres,en'tal"ive of the, ownet Othe proplerty., The pletitiolneracm-d the owneir o6f'Imp epro,''perty gra"It, emplilloyees Olf the Viltage of Mounit Prospeot and thei't ag'evntls, pelrmilssioln to entier olns the proper,ty dtifibg reasortable hour'sJor vismiaJI iinspection luftbe subject"', proprer A. i 1 IIhereby affirrn thial lat'l, in�forrTiati,m providedi herein and in aU nnateriats, submi'ttleld ins asslooiatiibn I wilb thisappli'lleation are'true &tvd accurate to the b,esl of in, y knowtedge. NMM= (Pli"i'M, oar 'Type Name) If appIlicant', is, not i �roperty owner: ip Date,, It hali'leby dliesigniale, the app liciant 'to of ais myll agennt for the, p ! pose of sleeki Ing' the zoning i"equest . " u r (S) describeld in 1, h, isa p p U c at'i o, na,n M he, aszoclated,& pportiiii�g iratelipiat. Lill' 26/2,026 . ............................................... P"riopertyOwnw.. Date: (Sll,gn,atu re) (Pr it n t o ii T,,,y, pe Na mm le) Page 46 of 418 . ......... . ........ TH S AFFIAN" RREF I11'P Randhurst Village, LLC, a, Delaware minted. liability company,,, being duly cautioned and swom, deposes, and, says that". 1. Affiantis the record, owner of the premises more. fully, described on Exhibit A attached, hereto (,the "Troplerty"). 2, Affiant, has no knowledge ofany unrecorded ea-semment, or claim, of easement, affecting the Property. V 3. No person other than Affinant is in possession or has a right to possession ofhe Property other than tenants under those leases set forth on Exhibit B, -and Exhibit C attached hereto ( V Each Leas subordina e to the a "Lease" and, collect'vely the ""'Leases" se , I t rnortgage being, insured by the Lender's Policy Title, Conamitmeat No. CCH12:402202,Ll. of'Chicago TitleffisufaInce Company (the "Corninitment") by its tenns or pursuant Subordination NonI -,Dstur 1 11 bance and Attornment Agreement other -than Home Depot', Old Na Bath & 'Body Works, Petsmart LLC, Michaels Stores, Inc. and, DSW Shoe Warehouse, Inc., None, of the tenants under the, Leases has any right to purchase all, or ,any po,rtion, of the Property other than Co feo Wholesale Corporation, a Washington corporatlon, which, has a right off` first refusal with respect to its leased, premises. 4. The Affian-t is the landlord under, the lease descn'bed on ExhibitC, ("Tenant Lease"). There has been no default byRREF',I,'II-P'',Raiidhu,rst Via ge,'LLC ("Village Tenant"), as tenant, unde r -the Tenant Lease. 5. Any repair or improvement of 'the Property by Affilant within the last 180 days was con pleteld and paid for, or Will be paid for, in. the ordinary course of business. 6. ToAffiant's I knowledge, there are nounpaid real. estate taxes or assessments, affecting the Property except those currently due and payzible. 7., Affiant has not, executed and delivered an unxecorded, mortgage or other lien affectingthe 'Property. 8. Other than the Leases, Affianf has not executed and, delivered and umn -e cordeld option to purchase, right of first re sal, contract of sa, , ie, agreement, covenant, trust or other document creating any unrecorded n"ght, title, interest in, or encumbrance on, the Property, 9" No proceed"InIgs 'in banki-uptcy or recel'"vershi'p have been it'isfituted by or against the, Affliant, (or any of its constituent entities involved in the, authorization of the loan from 'UBS AG, Stamford Branch to Affiant, RREF 111-P Randhurst V111age Tenant, LLC and, RKEF 111-P Rai dbu,i,-st, Village Finance, LLC (the "Loan'T which, are now pending, nor has the Affiant (or any of" 'it"s constituent entities involved 'in the authorization of the Loan) made anassig=etit for the benefit of creditors which "is "in effect. as to the Property. 10. To Affliant's, knowledge, Affliant hias not received and written notice of violation of and, i's not awarle, of any.of on of and Covenants,. Condifilons, Restn"dions, Grants or Easements, recorded or unrecorded,. whieti. affects the Propehi eta, 'in all cases, wch has not been resolved,. AFDOCS:200315966.4 Page 47 of 418 11. To Affiant's knowledge, any assessments, fees or private charges due and payable pursuant to any instrument referred to in Schedule B of the Commitment are paid in full as of the date hereof. That in consideration of Chicago Title Insurance Company's willingness to insure the "Gap" (that period of time between the last search of the public records and the recording of the insured instruments) the undersigned agrees to indemnify and hold harmless said company against all loss or expense due to any lien or other encumbrance affecting title to the Property and caused by Afiiant which first appears in the public records after the date and time of funding, the date of which is agreed to be August 6, 2024 (the "Funding") and the earlier to occur of (A) the date and time the documents creating the interest being insured have been filed for recording or (B) fifteen (15) days from the Funding. THIS AFFIDAVIT is made for the purpose of inducing Chicago Title Insurance Company to issue a title insurance policy or policies, title policy endorsement or other title evidence, and if acting as escrow or closing agent, then to disburse any funds held as escrow or closing agent. Affiant hereby indemnifies and agrees to save harmless Chicago Title Insurance Company against any damages or expense, including reasonable attorney's fees, sustained as a result of any of the foregoing matters not being true and accurate in all material respects. 2 Page 48 of 418 INVI"I""NIESS, WIALREOF, Affianlllas, executed, amd do five this .off d.avil. ns of tile —6,th cftty ofAugrxist, 20-7), 4. R'R,r!�F"'1"11.*P'RA,NDH',Ll''RST VIL,L,,AG,.r-,, LLC, a D e� 19 ".1are fln,-1 i ted I i ab'I i 11 - , 1, 11, 1 AN, call INIrIv By: ........... Adam-Ifshin P r i d le rt, t, S'.1"A"IFF.'�'OF.''NEW YORK COUNITY OF' W ES,,'FCI,-,] ESTER 11 ), 'File bm,k.roij, ,moayoI04 LI AdImn It'shiti. who being a,uthD,,iI-iz,edtoi do sl e,%xicuted the fibregoing instr, Inifent for the PUrpOsCS t!"Ics"e"'it"i Coll I'llaitVd by sitviii sou his nani,le., W C %WNI W171"NiNESS imy, hatid and officialpeal th"I'S day o, fl J u ly. 120,24. iNw,tivv, PublIle NNIV cc,nvill'ission 'Expile'slI., 'CAROLYN C. VMITSETTI Notary PUblic - SlOte Of New Y'Ork za No. OIVVH643-7904 315WO in "Wes"WhIester'County M, yCcm, "ciss"jon ExOss 00, 10,181202e I S-t Page 49 of 418 Thlis, document prepared, by w1d, after, recording retum, tio., Doc# 2'00024(11019 Fee, $177.00' AHSIP VEE*159-,100 RPRF FEE", $1-,100 EDPARD fl. MOODY C01110K 1COUM1TY RECORDER OF DEEDS Arent, Fox LLP DATEt Ol?'102,?i) 04m.06, Rn PIG I OF 14 171,7K Street, NW 0, Wialshln -51344 It , I on, DiC 20006 Atti-,v.- Thomas R. Castiell-lo .. ..... . . . g of'Dieciember,, 20,`9 bY REDUS ELLC, THIS QUIT CLAI'M DEED lis made, this I a Diellil-ciwarle, 11"milited, tiability com (any, having, an address, of lic/o Wells, Fargo Bank, N.A., 1, P Indepicilident Drilviel, 8,t:h,F1oior,'Slluite 8110, Jacksonv*11 FL 322,02 MAC Z30,94-1083 ("Gr mtor"), JIINI ,1Ind. valudbilic "I lor and in, consideration of Ten and, "No/1,0ll 10ths Dioars ($,0,.�00) d another good a 11, c ideration in hand paid"111, by these esents, does CONVEY and Q,�'I'T',C"L,AI'M'to�'R,R,,,'E�F I'll-P, lonst praddress,of c/o, R,AN'D1H,'U'1R,1'1S'I" VILI,AGE, 1J,,1C, aDelaware limited liabiflity company, having an ss DLIC MangIIIemC,,1,, 565 RadSuiteElmsford, 52.3 ("Graneep floreveir, all, of" Grantior's rlight tie, and I e, 11 interest Ai a d "tio the Bollolwi'lig, describled rea- stat, situated, ']"In Cook C,olunV�rjntlhe StIl of 1''ItIm s ,to wit: See Exhibit A, auactied hereto and, maide a pal, hcreof. Common Street Address: 999''N.'E,I,m.,b-,Iurs,t,,R�(.),aid, Mount Prospect,, 111i'mi's 60056, Property Index Number's., SIse 'Exhibiffit A attacheld, herieto and maide a part, hereof Together with afl. of Grantior"S ri.ght',Jide and, interest i , n and, to I and, sIn gullw, hereditaments 1, 1 n any way ap tni ng., an, illon, or reversi ons, appurtien,ances belong"i theretlol,, or Arta d 't, le revers," 11, remia, i niffid idicr or-remalers, rents, ssucs and profi,ts, thercof right, t,i,tllc,, interest,, an,d all, the esstatic, clairn, or demand whatsoever, of(ilry torl, either at, law- or, in, equity of in, and, to, the ablove- diescribed, premises rt cS, �'With, thle, h,,cTedl',tamleill-i't,,.s, and, ap - enanic, . pu NA,T't,IR,,EON',,,,r4(),,L,LO,,WIN l?'AGE"'], REAL ESTATIE, TRANSFER TAX ................................ ........... 02-Ja in-20201 A 41" ..................... COUNTY: 0,11 $1 . . . .. .. .. .. .. ............... . . . . . . . . . . . . . . . . . . . . . ................................ 2,01,500-100 59.000,,c(,) .................................... . . . . ................. . . . . . . . . . . . . . . . . . . . . .................. . ........ TOTAL 03-27-401-040-0000 ... . ..... ...................... . . . . 11' 201191211016761135 1 ....... . . . . . .................... . . . .. .. .. .. .. .. .. ... ...... 2-135-792-%21 S P M."JIVE, 2519348611 Page 50 of 418 INWITNESS WHERE10F)''this, Quit CIffilh, 1"',I)ced has bleen exetutedbyGrantor on mid written. i Inc., So le Member IMP � 0, By ; 1 ww uwwr w w.w wwwwwwwuwu u'w b rvim.. « v rvrnvwwN§IWWWWWWWifWW�k4f NIMNHl01FWW4WlfHfi(IW�iHR4f(14M IdWiVW✓0, wurgrvrvF ✓:,.. 77 Iv v v N �� . ����wwwwwu�MMM�mn�mm STATE IS,, C NT OF andand, �g6l- seal, th-l"S day, oD u Y "r vyygywyW/yyywWwWwwggg wwwwwwwwwwwwwwwwwwwwwwwwwwwwwwuww,w,w,w,w,w,w. 'w,w,w,w,w,w,w.w,w,w,w,w,w,wm wwwwww Wi.mmm INotary'PubliiwW/MM((llhldlW4W.W!(fiM(fiMWlfiflf(�WRlff<Ififlflfiflf(Wi(fi�:WlRlfiflflilWWAhfnW�Wf�ASWdXdW1&fldflMAfs�FWdWWd£!d£! NIAPrNWNW.'�MwwWW vvvvuwwrwun'uY I®I ic My c mini 111 on 9Y� , fires o dvd vdvdvdwuu vvvvvvvvv m v vvvvvwv v W vvY)3rw lvh vh vh vWr r vvvvv iiinn+�.�fwl WL '� J°� 0 atu'e taxes to:,,. c/b DL,C. Management, Corp. ''w" Suite 14,00 Elmstbrld,, New York 1051123, �yy� rJf rev ry ,,IIIIry u� i, Page 51 of 418 IIIIIIIIq 11111 01111rp IT, A" k", 1"". ,rrMko Ji .. . ........ ........ . ,A notary pubilt Ior, other Offilicer completing this ce,M'.1ficate verifies, anly the, idianl,[ty of the ind"Widudl who signed the, 'I a document to, wh4ch this, certificate, is, attacheld, and not the truthfulnless,, accuracyl,, or vefild'ity ofth t docurren't. ............. ..... . . . . . . . . ........................ . . . . ................................. . . . ....... . .................. . . . ..................... ......... . ..................... . . . . .. .. .. .. .. .. .. .. .. .. .. .. .- .......... . ........ . . . . . . .......... . ............................ . ... . ..... . . . . ........ Jill e II Co unity, of ljj)_� JOE, 14 $,1 10 lare mie, . ...................... bef 0 7 1 on J Nmwie of lqr �taiy P40 i: TiVe, II, pe° rs o n a, I ly, applearled e �NJ aime of S, igoar, t2l who provied to me on the basis of siat,"I�s,fa�c,tory,e,v,idle,nIce to, be, thie� plersillori(s) whose niame,,(S) o mle� that hie�/,shie,/Ith�le,ye�,xecuteld� iislare, subscribled to thie� within, instrumiant and aickniowledgiedl t, I te(s) on "thehie same in hislhe,rlthieir ;authiorized caplacity(lies),, anid that by hills/he,r/thileir, signaltur Instrument tbe, pers,on(s), or thpiell enti'ty upon� ble,haff I whith the person(s), acted, elixecuted theI iinstrumant�., I I ore off' under PENALTY OF PERJURY under the laws, of thile Stlte ofCalifornia tItthe, folregoing, pliariagraph iils, true and correlict'. l I SS my hand and official seal. . . . ......... .. . ............ . . J"A 1, VI 1 to 411 Jnature oT'Nowry;PijItAc DAWN i i IRSECK Not", Publi-c —Caffi 12t Salm Francisco County j: COMMi4sion #7185994. WE 0 I I A,/,A,,L,,. 1ANFORMATION I V", , I A c �i I )1f 1�71, A N, )l1I thilli III FV� tl r �l,,, V ell I Jill", J,1 .... ...... . . t o R:, VI eII c1c �, 4, � � " I k, � 11 ( z '11, "/,"�, 11 , E " i�; f ! , I L" S, pof ,so, . .... . . ... . I's C'3�� P 1p , , � 4 e, DjescIn,ption ofAttlached Do um, n The precading Cartificate olf AcknoWledgment Isaftached to a, I 1"I" 1 1, doct.,imenttlffeid/l the purposile of . . ....... . ........... 2A The shiner(') calipadly, or authior"I'lity, islare as,.- "ll 10 1 advidul at('S) [11 Attoirnepin-fbtt 01 Corporate Officer(s) Trusiteei(s) �C Other, .............. . . . . . . .... . . . ................... . ............ ) Methiold,olf Signtiicati neir Idefon . ............ . .. . ................... �I,;, ...... . .. . I . . _,_ . . ...... . . I . . . I . I . I . .. . I . I . I . I . I . ............ _." ...... . ... I .. Prot to, me on t�he basis, of'�s,a,tisfa,,Qtoryev,�idelnce,�-. �E] form(s) oflidentificationre druid ii vkn,lesges), Notwilalovent is detaledl i'n� notairy joornal on'. Page* I Entry # Othief -All I I ........................ Ill,� ................... ... . .............. 6 6 6 ................. 61 1 6— ........... 1111666 66 6 6 6 6 JEJ Addiltion2l Sfg�nelr' Signeir(s) Thumbpr[ints(s) (—A .................................................I ........ . ........... ............. . ......... . . . ............ ... . . ........... . .. .. .. .................... . 14)20091115 Notary Leiatnlilij� Cieltltar'- All Rights Re�8&rvied YOU IZI). fo"Irli'l) �ftmovn, Page 52 of 418 11ail 5/267 11 -.21'10AIMI Cook County TreaSUrers office - Chicago, Illllllliiliois , $395 545 Totall Taxing District DebtAttributeld to Youir i Propert'j lym Property Vallue:, $3 0,4850556 Tota 11 �D ebt, % Attir 11 �lb u ted to Yo u ir �P ro peirty Va I ue,.., 11.3% To see t1he 20-lear History of Yowr �PI�ro!�p,e��rt-,,y"ra,xel,s�,,,"Ih,ere, 11111!11!1111l1r*1;411F11 MO K I I F11 I rol 1 1:1 See Detaills ��Here T Irop , eny, Location, 1033, N ELMHURST" RD 7A OU NT P R05 PEQJ, I L, 6QQ5 fL.UM Vo lume: 233 Incorrect lmaqe,?'10I4,ck Here. Tax, Year, 2023 (billed in 2,024) Totall Amount Billed: $261,601.77 OrIgInal Billed Amuryt: 4 Due Date,*, . ........... "%- Tak//'/`� .......... . j � ............ . . A ...................... . .......... If Ite1*441/t/Ot ............. VON ................... ...................... . ............. �` .................. cuff 4 1// INN OFF" a................ $0.00 TotallAinouint Duelffl." $0.00 Scroll down for mowInformation. Mailing Information-, DLC MANAGEMENTJ'CORP 565 TAXTER RD F_L1,L,5"Tk IN JLYj M1. is. U pd ate 'Y'O U r, 1 rwf o rm at i on Original Billet! Amomyt: $123,fS53.18. Due, Date,: 0,8101/210,24 Tax : $0,00 Intomt1w, $0.100, Ctwmt 'mount Due-, $0.00 Tax Year, 2,024 (billed in 2,02,S) Totall Amount Bililled: $270,29711.91 hftps-l'lwww-c,00,k,,c,o,!uiinitytdire, as�uiiireir.coiimly,ourprollpeiMax,overviiiewiires�ults-aspx Page 53 of 458 11ail 5/267 11 -.2"GAIM Cook County TreaSUrers office - Chicago, Illllllliiliois Original Billed Afftotn: Due Date,., ............ T'�U '001P " ......... ........... 0 .................... . In . . . . . 't, ....................... ........................ ....................... ................... Cur4111111 s0.00 Totall,knouint Duelffl." $0.00 Originall Billet! Am, ountri: $1260416.94 Due, Date: 12/15/210,25 Tax - $0.''00 Intemst1w, $0.100, Cur Aunt Due-, $0.00 About, paymn ents: Paym, ents are record4d the date they are received. They a,p,,pea,r on the website about, thiree business days later. 111111111111111111 lii r I I irmr � 11111111111111i I 1 11 1111 1 i jfl�lnl ll T,ax Yea r 2 023 Seco nd Irllr X IIIIIIIIMDue Thi,, August, 1 1, 2024 T,ax Yea r 2 024 Seco nd In, sta III1Ime nit Due, Mond0y,, Decin, bw,,,,, 151102, 5 Stop receiving your, tax bill by maiL fii 5 sigi�p for e,BHI14ng to im,ceive fUttire tax biIIIIlls viia emafl[. ,Are ThereAny Overpayments an Your PIN? Ou r records do, not i nd ilicate a re,fu nid ava Ila blb on the P, I Wyou have e nte red. HaVe You Recei'ved Your Exemptions 'in These ImOix Years'l Homeowner Exem, pt'lonw, Senior Citizen Exemiption-, Simlor Freeze Exemptionw, Retuming Veteran Exempti Disabled Pemon Exemn ptionw, Disabled Veteran ExwVwfin: Apip ly-for, a rn i s sil n g exe in pt i on 21024 21023 2022 2021 NO NO NO NO NO NO NO NO NO NO NO NO NO NO NO NO NO NO NO NO NO NO NO, NO hftps-l'lwww-coo, k,,c,o,!uinitytdire, as�uii�reir.coiimly,ourprollpeiMax,overviiiewiires�ults-aspx Page 54 of 4158 GUARANTY FOR VALUE RECEIVED, and in consideration of the execution of that certain Assignment and Assumption of Lease Agreement of even date herewith (the "Assignment") covering certain premises in Randhurst Village, Mt. Prospect, Illinois, amending that certain Lease dated September 5, 2024, between Landlord and Tenant's predecessor -in -interest (the "Lease"), the creation of the tenancy under said Lease and the extension of credit by RREF III-P Randhurst Village, LLC ("Landlord") to KAAM SPA # 11, LLC ("Tenant"), and for the purpose of inducing Landlord to execute the Assignment, the undersigned (individually and collectively, "Guarantor"), jointly and severally, do hereby absolutely and unconditionally guarantee to Landlord, its successors and assigns, the full and prompt payment when due, of all rents, charges and additional sums coming due under the Lease together with the performance of all covenants and agreements of the Tenant therein contained and together with the full and prompt payment of all damages that may arise or be incurred by Landlord in consequence of Tenant's failure to perform such covenants and agreements (all such obligations hereinafter collectively referred to as "Liabilities"), and the undersigned further agree to pay all expenses, including attorneys' fees and legal expenses, paid or incurred by Landlord in endeavoring to collect or enforce the Liabilities or any part thereof and in enforcing this Guaranty, such payment and performance to be made or performed by the undersigned forthwith upon a default by Tenant. In the event of the death, incompetency, dissolution, bankruptcy or insolvency of Tenant, or the inability of Tenant to pay debts as they mature, or an assignment by Tenant for the benefit of creditors, or the institution of any bankruptcy or other proceedings by or against Tenant alleging that Tenant is insolvent or unable to pay debts as they mature, or Tenant's default under the Lease, and if such event shall occur at a time when any of the Liabilities may not then be due and payable, the undersigned agree to pay to Landlord upon demand, the full amount which would be payable hereunder by the undersigned if all Liabilities were then due and payable. This Guaranty shall be an absolute, and unconditional guaranty of payment and not of collection and shall remain in full force and effect as to the undersigned during the Lease Term of said Lease, and any renewal or extension thereof, and thereafter so long as any Liabilities remain due and payable even though the Lease Term or any renewal or extension thereof shall have expired. An assignment of said Lease or any subletting thereunder shall not release or relieve the undersigned from their liability hereunder. Landlord may, from time to time, without notice to the undersigned: (a) retain or obtain a security interest in any property to secure any of the Liabilities or any obligation hereunder, (b) retain or obtain the primary or secondary liability of any party or parties, in addition to the undersigned, with respect to any of the Liabilities, (c) extend or renew for any period (whether or not longer than the original period), alter or exchange said Lease or any of the Liabilities, (d) release, waive or compromise any liability of any of the undersigned hereunder or any liability of any other party or parties primarily or secondarily liable on any of the Liabilities, (e) release or impair any security interest or lien, if any, in all or any property securing any of the Liabilities or any obligation hereunder and permit any substitution or exchange for any such property, and (f) resort to the undersigned for payment of any of the Liabilities, whether or not Landlord shall have resorted to any property securing any of the Liabilities or any obligation hereunder or shall have proceeded against any other of the undersigned or against Tenant or any other party primarily or secondarily liable on any of the Liabilities. No such action or failure to act by Landlord shall affect the undersigned's liability hereunder in any manner whatsoever. Any amount received by Landlord from whatsoever source and applied by it toward the payment of the Liabilities shall be applied in such order of application as Landlord may from time to time elect. To the extent allowed by applicable law, the undersigned hereby expressly waive: (a) notice of the acceptance of this Guaranty, (b) notice of the existence, creation, amount, modification, amendment, alteration or extension of the Lease or all or any of the Liabilities, whether or not such notice is required to Page 55 of 418 be given to Tenant under the terms of the Lease, (c) presentment, demand, notice of dishonor, protest, and all other notices whatsoever, (d) any benefit of valuation, appraisement, homestead or other exemption law, now or hereafter in effect in any jurisdiction in which enforcement of this Guaranty is sought, and (e) all diligence in collection, perfection or protection of or realization upon the Liabilities or any thereof, any obligation hereunder, or any security for any of the foregoing. No delay on the part of Landlord in the exercise of any right or remedy shall operate as a waiver thereof, and no final or partial exercise by Landlord of any right or remedy shall preclude other or further exercises thereof or the exercises of any other right or remedy. The validity of this Guaranty and the obligations of the undersigned hereunder shall not be terminated, affected or impaired by reason of any action which Landlord may take or fail to take against Tenant or by reason of any failure to enforce, any of the rights or remedies reserved to Landlord in said Lease, or otherwise, or by reason of the bankruptcy or insolvency of Tenant and whether or not the term of said Lease shall terminate by reason of said bankruptcy or insolvency. This Guaranty shall be binding upon the undersigned, and upon the heirs, legal representatives, successors and assigns of the undersigned and shall be governed by the substantive laws of the State of Illinois without regard to principles of conflict of laws. Guarantor waives any right to trial by jury in any action, suit or proceeding arising out of this Guaranty or the Lease. If this Guaranty is executed by a corporation, association, partnership (general or limited), joint venture, syndicate, trust or any other type of organization other than individuals, the individual signatories hereto represent and warrant that they, and each of them, are duly authorized to execute this Guaranty for and on behalf of such organization and that such organization is the sole owner of all ownership interest in the Tenant. No waiver by Landlord or Guarantor of any breach of any term, covenant or condition hereof shall be deemed a waiver of the same or any subsequent breach of the same or any other term, covenant or condition. No covenant, term or condition of this Guaranty shall be deemed waived by Landlord or Guarantor unless waived in writing. There are no representations, covenants, warranties, promises, agreements, conditions or undertakings, oral or written, between Landlord and Guarantor other than herein set forth. Except as herein otherwise provided, no subsequent alteration, amendment, change or addition to this Guaranty shall be binding upon Landlord or Guarantor unless in writing and signed by them. All notices from Guarantor to Landlord required or permitted by any provision of this Guaranty shall be directed to Landlord as follows: RREF III-P Randhurst Village, LLC c/o DLC Management Corporation 565 Taxter Road Elmsford, New York 10523 Attn: General Counsel All notices from Landlord to Guarantor required or permitted hereunder shall be directed as follows, namely: Michael L. Hendershott OS 163 Willis Circle Geneva, Illinois 60134 Page 56 of 418 ur Kathy "E. Hendershott OS 1 3 Willie Circle Geneva!, Illinois 60134 All notices to be givens hereunder by either party shall be written and sent by registered or,ceilified -paidor by an overnight uail delivery sel-vice, adch-essed to the iii-alill, rettini receij)t requested,,, postage pvre� I p,axty intended to be notifiled at "the, adch-ess set follh above. Either party" -may,, at any thile, or rom time to tilliell notify the other in writing of a,, substitute adch-ess, for that above set forth, and thereafter notices shall, lie directed to, such substitute address. Notice given as aforesaid shall be sufficient sei-vice thereof and slucill. be deemed given as of the to, received, as evidenced by the, reltun receipt of the,, registered or, certified mailor the express delivei-y receipt, as the case inay be. If any provision of this inn aranty or the application therood" to any pon. ,o,n of, circlunstmice shall to, any extent be invalid of unenforceable,,, the remainderof tliis,Guara,nt-y,,'o,r the, a,p,p,li,c�a.tl,o,ii,o,f'stic,h provision b to persons or circtlin"vstances other than se hi thou as to which it is invalid or unenforceable, stiall not e affected valid and enforceable to the fullest extent permitted thereby and each provision of thisGuaranty shall be, by law., IN WI`TNESS WHEREOF`, the undersigned have, executed this instnunent, or caused this deenied "to, be as ofthe date, ofthe insti-runelit to be, executed by its officers, duly, authoxi.zed in the, prenuses" Assigilluent. GUARANTOR 111111III 11111 M 1 4 11 c 11 1111111111 1 H I , I & I t 11 t 1 2 11 & I r 11 P I h 11 0 11 ff I n H I de �m [m icA tt (1hv', C.OV 2 6, 2 0, 2 5 CA': 5 6' �`,2'6 C 'a .MICH,AEL L. HENDERSHOTT OS 163 Willis Circle Residence Address Genewall Illinois 60134 City" State,, Zip KO. ......... . ................ fvw?,6 ;,M� ("15,77", KATHY E HENDERSHOTT OS 163 Willis Circle Residence Address Geiiev,all Illinois 60134 City" State, Zip Page 57 of 418 ASSIGNMENT AND ASSUMPTION OF LEASE AGREEMENT THIS ASSIGNMENT AND ASSUMPTION OF LEASE AGREEMENT (hereinafter referred to as this "Assignment") is entered into as of November 26 , 2025 by and among RREF III-P Randhurst Village, LLC, a Delaware limited liability company ("Landlord"), having an office c/o DLC Management Corporation, 565 Taxter Road, Elmsford, New York 10523, and AMC II INVESTMENTS - RM, LLC, an Illinois limited liability company, d/b/a Hand & Stone ("Assignor"), having an address at 12 Falling Canyon Court, Henderson, Nevada 89011, and KAAM SPA # 11, LLC, an Illinois limited liability company ("Assignee"), having an address at OS 163 Willis Circle, Geneva, Illinois 60134, and William Christy, an individual ("Guarantor"), having an address at 864 N Bennett Street, Geneva, Illinois, 60134. WITNESSETH: WHEREAS, Landlord and Assignor are parties to that certain lease dated September 5, 2024 (the "Lease"), for that certain premises presently known as space #T101, which is deemed to contain 3,613 square feet (the "Premises") located at Randhurst Village, Mt. Prospect, Illinois (the "Shopping Center"); WHEREAS, Guarantor guaranteed Assignor's obligations under the Lease pursuant to that certain guaranty dated September 5, 2024 (the "Guaranty"); WHEREAS, Assignor desires to assign its interest in the Lease to Assignee and Assignee desires to assume all of the terms and conditions of Assignor under the Lease; and WHEREAS, Landlord, Assignor and Assignee wish to modify certain terms of the Lease as hereinafter set forth. NOW, THEREFORE, in consideration of the mutual promises herein contained and the sum of Ten Dollars ($10.00) and other good and valuable consideration, the receipt and sufficiency of which are hereby acknowledged, the parties hereto, intending to be legally bound, do hereby agree as follows: 1. All capitalized terms contained in this Assignment and not otherwise defined herein shall, for the purposes hereof, have the same meaning as ascribed to them in the Lease. 2. The recitals set forth herein above are true and correct and are hereby incorporated herein by this reference. 3. This Assignment is to become effective on the date first above written (the "Effective Date"). Assignor hereby delivers possession of the Premises to Assignee on the Effective Date. 4. As of the Effective Date, Assignor does hereby assign and transfer unto Assignee all of its right, title and interest in the Lease. Assignee hereby assumes all of the terms, covenants and conditions of the Lease, and covenants and agrees to fully and faithfully perform all of the obligations of Assignor under the Lease, whether arising or accruing before, or after the Effective Date. Assignee covenants and agrees that it is responsible for any reconciliation shortfalls in payments of operating costs, insurance and/or real estate taxes, whether such shortfalls relate to the period before or after the Effective Date. Assignee's assumption contained herein shall inure to the benefit of Landlord, and Assignor's continued liability under the Lease shall inure to the benefit of Landlord. 5. This Assignment shall in no way serve to release or diminish the obligations of Assignor Page 58 of 418 or Guarantor to Landlord under the Lease and Assignor and Guarantor shall continue to remain fully liable for all obligations under the Lease and Assignor's and Guarantor's continued liability under the Lease shall inure to the benefit of Landlord. If Landlord and Assignee should agree to any modification of the Lease, or if Landlord should give any consent under the Lease, such actions shall not in any way operate to release Assignor or Guarantor from any liability or obligations under the Lease. 6. Commencing on the Effective Date, Assignee hereby covenants and agrees to pay to Landlord all rent as set forth in the Lease, without any prior demand therefor and without any offset or deduction whatsoever, in equal monthly installments on or before the first day of each month during the term of the Lease. Notwithstanding anything herein or elsewhere to the contrary, Assignee accepts and assumes responsibility for all rental obligations accruing during the term of the Lease, both before and after the effective date of this Assignment including common area maintenance and real estate tax reconciliations. 7. Assignor agrees that its Security Deposit, in the amount of Eight Thousand Three Hundred Twenty -Five and 05/100 Dollars ($8,325.05) currently being held by Landlord, shall be transferred to the benefit of Assignee and shall be retained by Landlord in accordance with Section 28 of the Original Lease. Assignee agrees to indemnify and hold harmless Landlord from and against any and all actions, claims, suits, demands or liability relating to Assignor's assignment of the Security Deposit to Assignee. 8. As an inducement for Landlord to enter into this Assignment, this Assignment is conditioned upon Michael L. Hendershott, an individual, and Kathy E. Hendershott, an individual, delivering to Landlord, simultaneously with Assignee's execution of this Assignment, an executed guaranty, guaranteeing Assignee's performance and obligations under the Lease, in a form acceptable to Landlord, in Landlord's sole discretion. 9. Simultaneously with Assignee's execution of this Assignment, Assignee shall complete and submit to Landlord the authorization form attached hereto as Exhibit A, which shall provide the necessary information and shall authorize Landlord to establish the monthly, automatic, electronic payment of the monthly Minimum Annual Rental and Additional Rent through Landlord's VersaPay program. Upon the Effective Date, Landlord shall initiate Assignee's VersaPay account; Assignee agrees to promptly respond to any electronic correspondence received from VersaPay in order to complete the initiation and setup of Assignee's VersaPay account. Assignee further agrees to maintain sufficient funds in Assignee's account on the first of each month for the withdrawal and payment of Minimum Annual Rental and Additional Rent. Landlord retains the right, in its sole discretion, to discontinue the acceptance of payment(s) by any particular electronic method. Additionally, in the event Assignee (a) defaults in the payment of Rent, and (b) does not at that time have an active VersaPay account, Assignee agrees that Landlord shall be entitled to set up a VersaPay account on Assignee's behalf in accordance with the foregoing process. 10. Notwithstanding anything to the contrary in the Lease, all notices desired or required to be given pursuant to the Lease and/or this Assignment shall be given at the following address: If to Landlord: For Payment: RREF III-P Randhurst Village, LLC c/o DLC Management Corporation P.O. Box 830739 Philadelphia, Pennsylvania 19182-0739 For Notices: RREF III-P Randhurst Village, LLC c/o DLC Management Corporation Page 59 of 418 565 Taxter Road Elmsford, New York 10523 Attn: General Counsel If to Assignee: KAAM SPA #I I, LLC OS 163 Willis Circle Geneva, Illinois 60134 11. Assignee acknowledges that it has inspected the Premises and hereby agrees to accept possession and occupancy of the Premises on the Effective Date in its AS IS/WHERE IS condition with no work to be performed by Landlord. 12. Except as expressly provided herein, nothing in this Assignment shall be deemed to waive or modify any of the provisions of the Lease, or any amendment or addendum thereto. 13. The terms and conditions contained in this Assignment shall be considered confidential, proprietary information and Assignor and Assignee shall not discuss the contents with anyone other than their respective officers and/or partners. Breach of this confidentiality covenant shall be deemed a default under the Lease and Landlord may pursue its default rights and remedies against Assignor and/or Assignee. 14. Landlord hereby consents to the Assignment without waiving its rights to restrict any subsequent assignment of the Lease or subletting of the Premises in accordance with the terms and conditions set forth in the Lease. 15. Assignor and Assignee each certify that (i) it is not acting, directly or indirectly, for or on behalf of any person, group, entity, or nation named by any Executive Order of the United States Treasury Department as a terrorist, "Specially Designated National or Blocked Person," or other banned or blocked person, entity, nation, or transaction pursuant to any law, order, rule, or regulation that is enforced or administered by the Office of Foreign Assets Control; and (ii) it is not engaged in this transaction, directly or indirectly on behalf of, or instigating or facilitating this transaction, directly or indirectly on behalf of, any such person, group, entity, or nation. Assignor and Assignee each hereby agree to defend, indemnify, and hold harmless Landlord from and against any and all loss, cost, damage, expense and liability (including without limitation court costs and reasonable attorneys' fees) arising from or related to any breach of the foregoing certification. 16. Assignor and Assignee each hereby covenant to Landlord that at any time and from time to time after the date hereof, upon written request from Landlord, it will promptly do, execute, acknowledge and deliver, or will cause to be done, executed, acknowledged and delivered, all such further documents, acts and assurances as Landlord may reasonably request in order to facilitate the performance of and/or effectuate the intent of this Assignment and to carry out the terms hereof. 17. Assignor and Assignee each hereby represent and warrant that they each have the power and authority to enter into this Assignment and modify the Lease as set forth herein and Assignor and Assignee do not need to obtain the consent of any third party with respect to the foregoing. 18. Assignor and Assignee each covenant, warrant, and represent that they have had no conversations or other communications with any broker, finder or consultant in connection with this Assignment, and has not otherwise retained any person or entity as a broker, finder or consultant, whether on an exclusive or non-exclusive basis, in connection herewith, and that there were no brokers, finders or consultants instrumental in consummating this Assignment. Assignor and Assignee shall each save, defend and hold the Landlord harmless from and against any and all claims, liabilities, costs and expenses arising Page 60 of 418 as a result of a breach of the foregoing representation and warranty. 19. By the execution hereof, Assignor and Assignee acknowledge the full and faithful performance by Landlord of the obligations to be performed by Landlord under the Lease to the date hereof. Landlord is not in default under the terms and conditions of the Lease, and no conditions exist which, with the passage of time or the giving of notice, would constitute a default by Landlord under the terms and conditions of the Lease. Assignor has no present right to set off and no present defense or counterclaim against enforcement of Assignor's obligations under the Lease. Assignor and Assignee hereby generally release and discharge Landlord and all of its officers, directors, shareholders, agents, representatives, employees and attorneys, both present and past, of and from any and all claims, debts, liabilities, obligations, and causes of action of any kind or nature, whether known or unknown, based on, arising out of, or connected with, either directly or indirectly, any term, provision, matter, fact, event or occurrence related to or contained in the Lease, or to any landlord/ Assignor relationship between Assignor and Landlord from the beginning of time through the date hereof. This general release shall be governed by the laws of the State of Illinois. It is understood by the undersigned Assignor and Assignee that the facts with respect to which this general release is given may hereafter turn out to be other than or different from the facts in that connection now known to it or believed by it to be true, and it therefore expressly assumes the risk of the facts turning out to be so different and agrees that the foregoing general release shall be in all respects effective and not subject to termination or rescission by any such difference in facts. This general release shall bind any and all persons or entities claiming any rights by, under or through Assignor and/or Assignee. 20. Except as modified by this Assignment, the Lease and all covenants, amendments, terms and conditions thereof shall remain in full force and effect and are hereby in all respects ratified and confirmed. 21. The covenants, amendments, terms and conditions contained in this Assignment shall bind and inure to the benefit of the parties hereto and their respective successors and, except as otherwise provided in the Lease as hereby amended, their respective assigns. 22. This Assignment may not be changed or terminated orally but only by an amendment in writing signed by the party against whom enforcement of any waiver, change, termination, modification or discharge is sought. 23. This Assignment shall not be binding upon Landlord unless and until it is signed by Landlord and a fully executed counterpart thereof is delivered to both Assignor and Assignee. This Assignment may be executed in more than one counterpart, including by PDF or through authenticated electronic signature technology, each of which shall be deemed an original, and all of which counterparts taken together shall constitute one and the same agreement. The intentional action in electronically signing this Assignment shall be evidence of consent to be legally bound by this Assignment. The parties further consent and agree that the electronic signatures appearing on this Assignment shall be treated, for purpose of validity, enforceability and admissibility, the same as hand-written signatures. REMAINDER OF PAGE INTENTIONALLY LEFT BLANK 4 Page 61 of 418 IN WITNESSWHEREOF, the partieshereto'have executed this Assigmileiit as of the day wid year it above, writteii,. LANDLORD: RREF III- P Raudlitust Village,, L a Delaware Iiiiiited liab,dity coilipally, "By: ��Ijkn,72� 213',`,055 EST') Naille: Adal'u'Ifislifti 'Title: Presildleiit ASSIGNOR: ANIC II INVESTMENTS - RNIII LL,C,, mi Illinois Iiiiiited liability colilpauy B Y:� F, "T 25, 2025 Irr r� � w2l� l"t Naiiie: William Chri,s�ty 'Title: President ASSIGNER KAAM SPA # I I � LLCJ, aii Illhio,is Iiiiii,ted liability coilipa,ii,y Y "B Naiue: Michael He filer hott 'Title: Manager Prilit. Nalue: M a ry M c De r m ot,t Prilit. Naiiie: Syd n ley D oo ley WITNESS "ES: Pi-ftit'Nauie: Pi-ftit'elf auie: WITNESS' ES: Prftit'elf aiiie: Pi-ftit'elf aiiie: Signainn es conluie one. the followilig page,, R Page 62 of 418 Reaffirmation of Guarantor The undersigned, as Guarantor of the aforesaid Lease, pursuant to that certain Guaranty, hereby (1) consents to this Assignment; (2) acknowledges that consenting to this Assignment or any amendment of the Lease is not required pursuant to the terms of the Guaranty and does not constitute the establishment of a practice requiring the consent of Guarantor to any further amendment of the Lease in order to continue the validity and effectiveness of the Guaranty; (3) ratifies and confirms that the Guaranty remains in full force and effect with respect to the Lease, as amended herein. GUARANTOR: flH ai n Chinsty (Nov 25, 2025 12a40o115 IF S IF) William Christy WITNESSES: Print Name: Print Name: 71 Page 63 of 418 HANti� W,X, I I J To the Village of Mount Prospect, Below are the responses to the best of our knowledge to the conditional use standards required for our zoning application: Mount Prospect Conditional Use Standards Please write a response to each conditional use standard. Describe HOW your proposal will meet each standard. You can copy this list onto letterhead and then type answers. Conditional Use - No conditional use shall be recommended for approval by the planning and zoning commission unless it finds: 1. That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare; Hand and Stone Massage and Facial Spa is a national spa franchise of over 600 locations nationwide that provides massage, facial, hair removal, body toning, retail skin products and gift cards toning services to our membership and guests. All of our massage therapists and estheticians are licensed and regulated by the State of Illinois. We (the applicants) recently purchased this existing Hand and Stone at this location and address. We are multi -unit owners with 12 locations in both Illinois and Florida. 2. That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located; This is an existing location that has recently been renovated and updated. It was previously a Massage Envy location before. We believe that we are an "upscale"brand for massage and facial services that have a high demand from clients who seek these services for their therapeutic and health benefits. 3. That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district; Page 64 of 418 HANti� W'X' I I J This is an existing location in the Randhurst Village Shopping Center. There are no renovations or additional construction planned for this location. 4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided; This is an existing commercial center. There will be no impactor planned changes by our business use. 5. That adequate measures have been or will betaken to provide ingress and egress so designed as to minimize traffic congestion in the public streets; This is an existing commercial center. There will be no impactor planned changes by our business use. 6. That the proposed conditional use is not contrary to the objectives of the current Comprehensive Plan for the Village; and This is an existing commercial center. There will be no impactor planned changes by our business use. 7. That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the Planning & Zoning Commission. Our business use is licensed by the Village of Mount Prospect and by the State of Illinois. We abide by all state and village regulations at time of implementation or at renewals. trust this information meets the requirements and answers all questions to the best of our knowledge or as applicable to our usage. Please advise if there are any further questions or clarifications required. Thank you, Michael Hendershott KAAM Spa 11 dba Hand and Stone Massage and Facial Spa Page 65 of 418 O W 1 6g *_0 c� 6 gi .? � � '_� E°a O'0u3NNE w0 �s ��®og n, ®Am � ° T �®S ca � �� N 6a® o N °��w Bw�E 6 =°"VC�$ C °c= err ° o a� 6 ''_ i w 6Q �« ® o� � �_®0® T x mv $ 6 � Arw� ® 6wm " 'ffi ® oaf N I N VD T®aka � �� 6 ° °w _� ®�� 6b8_R .��p� � F 6 ° _� ESN w �ffi T ��`a6$ � �- �P � ,C a NE4 a =� � ®_ � �6�� 6� 2$E E� � �� � N- 6 N�a w ws = x�'a •o $ o °�' "' ® m p �0 -- ¢ ° Q ee .w E a w "�ww 0 wd- �� +�N L 4%@9��'�61 �aas °a O e` b Er, w�°,® saw E c a. 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AFFIC SIGNAL V)O WENT DOC. NO.. U II W 192771JOBJ < O W- 81Z (D TEMPORARY CONS, TRUCTION EASMENT PER PLAT W4 i( �z co Page 83 of 418 Page 84 of 418 Page 85 of 418 Randhurst Villa ...................................................................................................................................................................................................................................................................................... . "" o ' --",/ --- .......................................... ... ............................... .. ELMHURST RD E LMHURST RD DeMopnien t Pad o"Mopment Pad °Pad Nit ... ...� CLEANERS e, �,... Ir �" mm .".�. .. .. ,.. iMART ,_.-. ------------ 2 nkofAmer ax?"S1,C n u a� z .F1 - 'Pad rn J ' �� °'d w n gfi m ko,,mQ�y14 U10.h19�(V0� ��'�W@tip ����1 r„i,. , , . ,... , ,.. ; µ� o,.�� � �.mm �� ��.." �, � ;�V'� �. �, �" ��• �� �UY '^ ,�...,.,. " t r... ...t ° m sc Development /Parking Garage 450 Spaces � Options � M TravM A101 Old Navy A102a America's Best Contacts & Eyeglasses A102b,103 Milano Nail Salon A107 Miniso A118 AVAILABLE A125 La Novia Bridal 13101 AVAILABLE C101A AVAILABLE C101B Organic Nails C103 Time Mission C104 AVAILABLE C119 Mr. Kimchi BBQ C120 Grade A Cafe C124 AVAILABLE awwwww ww 12,500 SF 4,159 SF 6,102 SF 5,000 SF 6,262 SF 3,503 SF 3,436 SF 868 SF 1,712 SF 8,115 SF 2,651 SF 6,558 SF 4,577 SF 3,400 SF ------------------------------------------------------ WY �, M M M M C200 AVAILABLE C222 Weiss & Thompson, PC C234 State Farm Insurance C246 DLC Management Office D101 AVAILABLE D103 Altea Vietnamese Coffee D104 Surf's Up E101A Orange Theory Fitness E10113 AVAILABLE E101C DSW E101D Michaels EO100 Tide Dry Cleaners EO200 Waxing The City EO201 Aligned Modern Health 6,967 SF 2,359 SF 980 SF 531 SF 2,888 SF 1,607 SF 1,200 SF 3,200 SF 1,881 SF 16,614 SF 23,944 SF 2,826 SF 1,710 SF 2,250 SF Page 86 of 418 Randhurst Villa 'DLC ...................................................................................................................................................................................................................................................................................... 111MANAGEMENT CORIP. . EO202 Club Pilates 1,540 SF Nat.Store Macy's 43,000 SF EO300 McAlister's Deli 3,500 SF P100 PetSmart 25,083 SF F101 Meat Moot 3,134 SF PAD 2 AVAILABLE 5,998 SF Fitness Planet Fitness 18,328 SF PAD 4 AVAILABLE 3,748 SF G101 HongDae Korean Bar & Grill 6,316 SF T100 Skechers 15,073 SF G107 AVAILABLE 1,193 SF T100B AVAILABLE 22,557 SF G109 AVAILABLE 1,497 SF T101 Hand & Stone 3,613 SF G117 Blackfinn Randhurst Grill 8,632 SF T102 T.J.Maxx 26,129 SF G200 Playroom Cafe 1,646 SF T106,107 Bath & Body Works 4,159 SF G201 Options Travel 6,440 SF U101 Chipotle 2,457 SF G202 Playroom Cafe 4,977 SF U200 Jersey Mike's Subs 1,248 SF 1-1101 AVAILABLE 6,939 SF U300 Sport Clips 1,020 SF H102 Golf Factory 9,000 SF U400 T Mobile 2,003 SF H103 AVAILABLE 4,500 SF U500 Five Guys Burgers & Fries 2,532 SF H105 Phenix Salon Suites 5,400 SF 100-A HomeGoods 24,000 SF L1 MOD Pizza 3,025 SF 100-LL AVAILABLE 68,743 SF L2 Hangry Joes Hot Chicken 2,373 SF 100-UL AVAILABLE 66,425 SF L3 Poke Bros 1,479 SF 200 Costco 151,479 SF M1 Panera Bread 4,000 SF 300 The Home Depot 122,750 SF M2 GNC 1,100 SF 400 Jewel-Osco 65,230 SF M3 Nothing Bundt Cakes 1,709 SF 500 AMC Theatres 47,991 SF Page 87 of 418 f _0/ JI' I J A Yl e, Af ""I" J", A0 2`4 /oP, ff/ pf, wo, 1p" 'w K r R� ro, /A J" M //v-, § voi my, Nmj),�, "I AOVYI/� MAN J r je, AM/ 7 , VMS lor Rql j,p 11j, 'Nm IN f yol Pell "po , le" URI 'aJ"dill "d di, A Nffay riP "A "A �,,Oor 111TI 91 M`�l RIO .. .. ... ... .. . 'In' J f k6m hie A, "Ril I0, #NO P, J, 1#0�1111 I/ Al . ....... . . . . . . ...... /�� . ... . ... ... IW/ "M IfY Maw 'f, W7� qleplz - fl, 2/21 "il (Z, 'Y, l/ . . . . . . . . . . . . , Am % 4 v .. . ........ ............... $9, aff T� WI � 6 M, Of", 4p w posip'll /_ M *r, F k 4� Me "g, q� 'sg, g/ go J�P,� 4 4w 1/111� tf d A TV ;r "'I "A Mg, AN/F'4' 6f, Y� V, sm" 1w Y fl, V b A P, %k S S wh i I ICI, IIII (I i i I, it ;� Illli„ IIII ��% � r 6 I III �! A�"N�.�V�➢m^'°.TTY"IYldlVl�ll'ni0htllll�l!'/rtrliMl� IN l I Y 1�r . �7 li aul�lC' u6 yd�lu ufymYVl,y _,. '° YYJ�w /J ale ° :, I , ,lulyll , �,wrr "N"p, IVUY / Im r „� V'I Y,. � Oy 4 ��i �%� ef! I' 1��� f��i%P Illlll� r�,Y�f'I�I�j��'�(''�N14W"✓a01Y lll�', 4/ ,, � � � (" ��� is Business Overview KAAM Spa 11 LLC dba Hand and Stone Massage and Facial Spa KAAM 11 LLC — dba Hand and Stone Massage and Facial Spa is an upscale day spa specializing in massage, facial, hair removal and body slimming services. We are located in the Randhurst Village shopping center, Mount Prospect IL. The location was previously owned by another franchise owner who recently relocated out of state and retired from the industry. The location is one of a group of 13 spas owned by Michael and Kathy Hendershott. The new owners are long-term multi- unit franchise owners of Hand and Stone Massage and Facial. Massage and facial services are a growing industry and part ofa healthy lifestyle. Our mission is to provide qua lityspa services ataffordable rates. Hand and Stone has over20years of spa development with over600 locations nationwide. Along with massage and facial services, we sell retail skin products and gift cards. Our target market is middle income women and men between 35 and 65 years of age. From the Hand and Stone prospective: Massage, skincare & spa industry by the numbers The facial, massage, and spa industry has experienced significant growth across North America, and it's not slowing down anytime soon. Americans between 16-24 spend over $200 on health and wellness per month (U.S. Bureau of Labor Statistics) The massage therapy industry is expected to reach $21.6 billion in revenue in 2024. The U.S. spa industry is expected to grow at a CAGR of 11.3% through 2030. The skincare treatment market is valued at nearly $21 billion as of 2024. With estimated growth projected at 5.4% YOY, it is expected to reach over $35 billion in 10 years. Nearly half of all massage consumers in 2023 got their last massage for health reasons. (American Massage Therapy Association) 22% of those massages occur at massage franchises. The owners of this location have combined 50years of professional business experience prior to becoming franchise owners. Michael was a Managing Director at JP Morgan and Kathy was a Restaurant Manufacturing Project Manager for Restaurant Services Inc. Both owners are active in the business along with their adult children. We employee approximately 25 professional massage therapists and estheticians at the Mount Prospect location. All our service providers are educated, licensed and regulated by the State of Page 93 of 418 Illinois licensing professional standards. Our combined locations have over 300 employees, 13,000 members and provide over 130k services annually with a combined revenue of $17M. Our long-term plan for this location is to continue to grow our membership base, increase the number of services provided and ultimately increase our staff of professionals. We believe this Location has an untapped potential for continued growth and is an asset to the shopping center and community in which we operate. We look forward to the continued success of this location and becoming the premium spa service provider in the Village of Mount Prospect. Page 94 of 418 KAAM Spa #1, LLC Hand and Stone 82 Danada Square West Wheaton, IL 60189 I<AAM Spa #2, LLC Hand and Stone 1416 S Randall Rd, Ste 120 Geneva, IL 60134 KAAM Spa #3, LLC Hand and Stone 2531 75t" St, Ste 110 Naperville, IL 60540 I<AAM Spa #4, LLC Hand and Stone 14225 95t" Ave, Ste 416 Orland Park, IL 60462 I<AAM Spa #5, LLC Hand and Stone 2411 95t" St, Ste 120 Naperville, IL 60564 I<AAM Spa #6, LLC Hand and Stone 4868 Davis Blvd Naples, FL 64104 I<AAM Spa #7, LLC Hand and Stone 8850 Founders Sq Dr,#205 Naples, FL 34120 I<AAM Spa #8, LLC Hand and Stone 903 NE 15t" Place, Ste 120 Cape Coral, FL 33909 I<AAM Spa #10, LLC Hand and Stone 792 W Army Tra i l Rd Carol Stream, IL 60188 I<AAM Spa #11, LLC Hand and Stone 1052 Center Dr Mount Prospect, IL 60056 I<AAM Spa #12, LLC Hand and Stone 398 Randall Rd South Elgin, IL 60177 KAAM Spa #13, LLC Hand and Stone 2510 New Sutton Rd Hoffman Estates, IL 60192 Page 95 of 418 Subject Meeting Fiscal Impact (Y/N) Dollar Amount Budget Source Category Type Information Item Cover Page PZ-03-25 / 1040 W Northwest Highway / CU: Daycare Center / Village Board Final (PURSUANT TO REMAND FROM THE VILLAGE OF MOUNT PROSPECT, BOARD OF TRUSTEES) May 14, 2026 - REGULAR MEETING OF THE MOUNT PROSPECT PLANNING AND ZONING COMMISSION 1►1 NEW BUSINESS Action Item The petitioner (W Northwest MP LLC), is seeking conditional use approval to operate a daycare center at 1040 West Northwest Highway (the subject property). The conditional use request for a daycare center requires Village Board approval. The proposal meets the requirements and standards related to the Village Code, and staff is supportive of the request. Discussion The petitioner proposes to establish a daycare center within an existing two-story, 21,760- square-foot office building. The proposed facility is designed to serve up to 339 children, ranging in age from six weeks to five years, with additional before- and after -school programs, as well as summer care, available for children up to twelve years old. The daycare center is expected to employ up to 49 daily staff members. Conditional use approval is required for the operation of a daycare center within the Village's B-1 District. The petitioner proposes to retrofit the existing office building into a 339-student daycare facility with auxiliary playground space. The petitioner proposes an expansion of 2,860 square feet of the first floor of the building by eliminating the twelve existing covered parking spaces to accommodate the indoor playground. The existing warehouse room on the first floor will be converted into four infant rooms, four toddler rooms, lobby, vestibule, restrooms, utility and storage rooms, and an indoor playground. The indoor playground will be enclosed by a fence and sliding glass doors with direct access to the outdoor playground. The second level will house nine additional toddler rooms and four pre-K rooms. The existing building materials — primarily brick, fascia, and a metal roof —will remain largely unchanged, preserving the current fagade. Modifications to the north elevation, adjacent to the proposed playground, will include the installation of large sliding glass doors. Additionally, the existing drive-in door openings on the first floor along the north elevation will be replaced with expansive windows to serve the infant rooms. Further enhancements include new glazing along the second floor of the east elevation and both the first and second floors of the west elevation. Page 96 of 418 The existing office building is located in the southern portion of the site, while the proposed outdoor playground will occupy the northern portion. Site access will remain unchanged, consisting of one ingress -only driveway (right-in/left-in) at the southern entrance and one egress -only driveway (right-out/left-out) at the northern exit along Northwest Highway. The playground will total approximately 11,685 square feet, of which 2,639 square feet will be covered, and the remaining 9,046 square feet will be outdoors. Surface -level parking spaces are located along the perimeter of the site. Vehicular traffic generally follows a counterclockwise rotation, with vehicles entering from the southern driveway into a one-way drive aisle that transitions into a two-way drive aisle north of the proposed playground and continues between the west bank of parking spaces. PUBLIC HEARING ON MAY 22, 2025 After hearing concerns related to landscaping and screening from a resident to the north, the Planning and Zoning Commission unanimously recommended approval of the conditional use request for a daycare center by a vote of 5-0 at the public hearing held on May 22, 2025. FIRST AND SECOND READINGS AT VILLAGE BOARD - JUNE 3, 2025 AND DUNE 17, 2025 At the June 31 2025 Village Board meeting, both trustees and nearby residents raised several concerns about the proposed daycare, particularly regarding the outdoor play area. These included the hours of outdoor use, the number of children outside at one time, potential noise impacts on neighboring properties, the placement of the trash enclosure along the perimeter, and the possibility of buses disrupting traffic on Northwest Highway during pickup and drop- off. To allow time for the Petitioner to address some concerns raised regarding traffic, noise and odor, the request stood as a first reading and the second reading was scheduled for June 17, 2025. SECOND READING AT VILLAGE BOARD - JUNE 17, 2025 Several concerns were raised by both the Village Board and adjacent residents at the first reading of the approving ordinance at the June 3rd, 2025 Village Board Meeting. Two adjacent residents to the west, along with trustees, raised concerns about: 1. The time of day the outside play area would be utilized; 2. The number of children playing outside at any one time; 3. Noise impacting neighbors from children playing outside; 4. The trash enclosure is located on the property's perimeter; and 5. Buses may stop traffic on Northwest Highway during pick-up and drop-off. In response, the Petitioner submitted additional materials and agreed to site modifications aimed at addressing these issues. Proposed changes included relocating the trash enclosure southeast of the outdoor play area and adding a 5- to 10-foot landscaped buffer around the outdoor play area. Noise studies from similar daycare facilities, along with independent measurements conducted by staff, indicated that sound levels from outdoor play typically remain at or below 70 dBA that are comparable to common background noise and often lower than existing ambient levels along Northwest Highway, which can reach 80 dBA or more when trains pass. The Village Board's discussion centered on whether the daycare was appropriate for a predominantly residential area, with some trustees questioning the compatibility of a larger, more intensive use within the zoning district. The motion to approve the ordinance failed in a Page 97 of 418 4-2 vote, and the conditional use permit was denied. FIRST ADDENDUM TO THE ZONING REQUEST On July 25, 2025, the Petitioner requested, and the Village Board agreed, to remand the matter to the Planning and Zoning Commission to consider three issues raised during the Village Board's deliberations: (1) the potential impact of the proposed use on surrounding property values, (2) potential noise impacts associated with the proposed playground area, and (3) traffic circulation and parking demand associated with the proposed use. In response to concerns raised during the initial presentations to the Village Board on June 5, 2025 and June 17, 2025, the Petitioner has submitted supplemental documentation prepared by local consultants, including a childcare facility sound study, a market impact analysis and a planning report. Based on this new information and staffs review, we are recommending approval with the following amended conditions ( iiirm° : iiirm°: iiiir m iiii: iiii iiir"i : ) . 1. The subject property shall be developed in general conformance with the approved development plans which will consist of the following tlie a. Final Engineering Plans titled "'Site Development Plans For 1040 W Northwest Hwy Proposed Daycare Facility & Natural Playground", consisting of eleven (11) sheets, as prepared by Stonefield Engineering & Design, iiirm iiii iiiii o iiii da; ) r III C oIIIC"°i , co Illrri § IIII s�tIII Ills: " oIlli�:e §i�iiee�t,; "l as w iiir iefiiiii:g'iiii iiiri eiriiiii iri ; & Desigin, &iid d ed c. Architectural Floor Plans, consisting of two (2) sheets, Sheets SA-1.1and SA-1.2, as prepared by Jarmel Kizel, with the latest revision date of 03/14/2025; d. Exterior elevations, consisting of one (1) sheet, Sheet SA-1.4, as prepared by Jarmel Kizel, and dated 03/14/2025; e. Landbank Parking Plan, consisting of one (1) sheet, as prepared by Stonefield Engineering & Design, and bearing the latest revision date of 5/6/2025; 'iiii iireSOL,Jdr'llid StLltly, iiii iiii iiii iiii a iiil: i,jiiii iired t: iiii iiiiAcot mji1111mics, , iiiiid datediiirm°iiii , 2,(',')261 C iiii ii iiii iiii , o iiii": s iiii � tiiii iiii , iiii � iiii ii 'n &ii , &nd ('Jla1111111eiiii"°iiiii , 2. The Petitioner shall address all comments included in the Village review letter dated May 8, (PZ-03-25). 3. The proposed business shall be licensed by the State of Illinois as a daycare center. A copy of the license issued by the State of Illinois in order to operate a day care center at the subject property shall be placed on file with the Director of Community Development. 4. Compliance with all applicable Village Code requirements, including, but not limited to, fire code, lighting regulations, landscaping regulations, sign code regulations, environmental health regulations, and building regulations. 5. An amendment to this conditional use shall be required prior to any future expansion of this daycare center. 6. Drop-off/pick-up parking shall be restricted to the west side of the daycare facility and employee parking shall be restricted to the east and north sides of the daycare facility as illustrated in the "Parking Delineation Map", Sheet C-3 of the site development plans. 7. Drop-off/pick-up shall not involve buses that stop traffic on Northwest Highway and shall occur entirely on the Subject Property. Page 98 of 418 8. 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After opening, the Public Works Department shall observe and monitor parking during peak times. Within six (6) months after opening, the Village Engineer shall determine if additional parking spaces are required based on parking demand. 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Staff finds that the proposal will not endanger public health, safety, morals, comfort, or general welfare. The proposed use is consistent with the types of uses supported in the Village's long-range planning documents and is expected to contribute positively to the revitalization along this part of the Northwest Highway corridor. The petitioner has demonstrated that the daycare will not be detrimental to public health, safety, or welfare and will not negatively impact surrounding property values or the enjoyment of nearby uses. Instead, it will enhance the vitality of the area by activating a property that has sat underutilized for a long time, and will offer a high -quality, conveniently located service to local families and employees. The petitioner states that the facility will be developed and operated in full compliance with applicable regulations and will include appropriate infrastructure, traffic management measures, and safe drop-off and pick-up procedures. Overall, staff believes that the proposed conditional use will support the Village's long-term planning objectives while addressing a community need. Based on the information submitted, the surrounding uses, and the proposed development's compliance with the Village's zoning ordinance and long-range planning documents, staff recommends approval of the conditional use request, subject to the conditions listed in the Staff Update Memo dated May 8, 2026. Alternatives 1. Recommend approval of a conditional use to allow the operation of a daycare for the subject property located at 1040 West Northwest Highway, subject to the conditions listed in the Staff Update Memo dated May 8, 2026. 2. Action at the discretion of the Planning and Zoning Commission. Staff Recommendation To recommend approval of a conditional use to allow the operation of a daycare for the subject property located at 1040 West Northwest Highway, subject to the conditions listed in the Staff Update Memo dated May 8, 2026. Attachments 1. PZ-03-25 Staff Update Memo PZC_05.08.2026 2. PZ-03-25 First Addendum to Petition 04102026 3. PZ-03-25 Childcare Facility Sound Study 4. PZ-03-25 Market Impact Analysis 5. PZ-03-25 Planning Report 6. PZ-03-25 Traffic Impact Study (12 min) 7. PZ-03-25 Traffic Impact Study (15 min) 8. PZ-03-25 Updated Outdoor Play Area Plan 9. PZ-03-25 Updated Engineering Plans 10. PZ-03-25 Public Comment All Redacted 11. PZ-03-25 1040 W Northwest Hwy Review Letter 4_05.08.2026 12. PZ-03-25 June 17th Village Board Cover Page 13. PZ-03-25 06 17 2025 VB Minutes Page 100 of 418 14. PZ-03-25 June 3rd Village Board Cover Page 15. PZ-03-25 6 03 2025 VB Minutes 16. PZ-03-25 PZC Agenda Packet May 22, 2025_Redacted Page 101 of 418 Village of Mount Prospect, ospect Community Development Department MEMORANDUM V1 ) TO: MICHAEL J. CASSADY, VILLAGE MANAGER FROM: JASON SHALLCROSS, DIRECTOR OF COMMUNITY & ECONOMIC DEVELOPMENT DATE: MAY 89 2026 SUBJECT: PZ-03-25: 1040 W. NORTHWEST HWY—AMENDED STAFF RECOMMENDATION Background This memorandum provides an update on staff's revised recommendation to approve the conditional use request for a daycare facility at 1040 W. Northwest Highway. In response to concerns raised during the initial presentations to the Village Board on June 5, 2025 and June 17, 2025, the Petitioner has submitted supplemental documentation and staff has prepared additional conditions of approval. Based on this new information and staff's review, we are recommending approval with amended conditions. Summary of Information In response to concerns regarding noise, traffic, and a perceived decrease in propertyvalues, the petitioner has submitted a First Addendum to the conditional use request including a valuation report prepared by MaRous & Company, a childcare facility sound study prepared by Thunder Acoustics, and a planning report prepared by Bill Cooney, AICP, and agreed to further site modifications to address neighborhood and Village feedback. Sound Study The sound study prepared by Thunder Acoustics evaluates the potential noise impact of the proposed childcare facility's outdoor playground, which is expected to accommodate up to 50 children. Using established acoustic standards, the analysis defines a meaningful noise impact as a time -averaged sound level that exceeds ambient levels by at least 5 dB(A). A 24-hour ambient noise assessment found that the area surrounding the subject property already experiences relatively elevated sound levels that average about 49 dB(A) during daytime hours, largely due to nearby train, vehicle, and aircraft activity, with ambient noise levels reaching 52 dB(A) during the morning commute (7:00 AM to 9:00 AM) and in the evening (5:00 PM to 9:00 PM). These existing conditions create a sound environment where intermittent increases caused by frequent train and vehicle passing are common and often exceed 70 dB(A). In order to mitigate the noise, a properly constructed 8-foot-tall sound fence was proposed. With the sound fence in place, the projected playground noise at nearby properties is predicted to be approximately 52 dB(A), or less than 3 dB(A) above ambient levels. The sound study reasons this increase is considered "just noticeable" and falls below the 5 dB(A) threshold typically associated with a noise disturbance. The study concludes that the playground will not "disturb the peace or quiet of the neighborhood" as defined by the Village code and will be acoustically compatible with surrounding uses, with only occasional, brief audibility of children's voices during quieter periods. Market Impact Analysis The market impact analysis report dated April 2, 2026 and prepared by MaRous & Company analyzes whether the proposed daycare facilitywould impact nearby residential propertyvalues, using market data, resale trends, and matched pair comparisons. This analysis examined homes located in close proximity to existing daycare Page 102 of 418 centers, some as near as 93 to 182 feet, and compared their sale prices to similar homes without such proximity. Across two case studies, including recent sales, the data consistently showed that properties near daycare facilities continued to appreciate and did not experience diminished value. The matched pair analysis, a standard appraisal methodology, found no evidence that proximity to daycare uses negatively influences residential property values. Based on these findings and broader market conditions, the report concludes that the proposed daycare will not diminish or impair surrounding property values. Supporting factors include compliance with development and operating standards, limited hours of operation compared to other permitted uses, and existing environmental conditions such as traffic and ambient noise. Additionally, the report states that the project represents a significant investment in the community, contributing to local economic activity, job creation, and tax revenue. The report ultimately finds that the daycare may serve as a neighborhood amenity, potentially enhancing demand for housing in the area rather than detracting from it. Planning Report A planning report was prepared by Bill Cooney, a certified planning consultant who served as a Director of Community Development for the Village of Mount Prospect, where he led planning and economic development initiatives. Per the planning report, Mr. Cooney states that the petitioner has adequately addressed prior Village Board concerns regarding property values, noise, and traffic through expert analyses and a revised site plan incorporating staff and engineering recommendations. Mr. Cooney attests that the evidence supports that the proposed daycare will not negatively impact surrounding properties, will operate within acceptable noise thresholds, and will function efficiently from a traffic and parking standpoint. Mr. Cooney states that the daycare use is fully consistent with the Village's Comprehensive Plan and zoning framework, serving as an appropriate neighborhood -oriented and transitional use that serves as a buffer between residential and commercial areas. Overall, Mr. Cooney contends that the proposal meets all standards for conditional use approval and represents a beneficial reinvestment in an underutilized site that will provide meaningful community benefits. Amended Conditions of Approval The following amended conditions are designed to mitigate the potential impacts identified by the Village Board while still allowing the business to operate. Staff is recommending approval of the conditional use request, subject to the amended conditions, as shown below (see text in blue): 1. The subject property shall be developed in general conformance with the approved development plans which will consist of the following (collectively t " it e �Ilns"): a. Final Engineering Plans titled "Site Development Plans For 1040 W Northwest Hwy Proposed Daycare Facility & Natural Playground", consisting of eleven (11) sheets, as prepared by Stonefield Engineering & Design, iii-t ,i the [atest irc iii s iii iii ,,, / ,,, ; b . , lay Airean ept, consisting of , n e (1) sheet, Sheet ........1, as it ,,,,,,, p ire to n „ iii ld n iii n e e r iii n c. Architectural Floor Plans, consisting of two (2) sheets, Sheets SA-1.1 and SA-1.2, as prepared by Jarmel Kizel, with the latest revision date of 03/14/2025; d. Exterior elevations, consisting of one (1) sheet, Sheet SA-1.4, as prepared by Jarmel Kizel, and dated 03/14/2025; e. Landbank Parking Plan, consisting of one (1) sheet, as prepared by Stonefield Engineering & Design, and bearing the latest revision date of 5/6/2025; „. Childcaire cility SoundStudy, consisting of eleven (11) es, pirepaired by bun ,,,,,, r Acoustics, m , and „ed April g. it ,,,,,,, „ limpact Analysis, c n iii „ iii ii f forty .......... thiree („ ages, it ,,,,,,, air ,,,,,,, by a ,,,, as & Company, an d dated r iii l 2, 2026. 2. The Petitioner shall address all comments included in the Village review letter dated (�)Z 03 25) Page 103 of 418 3. The proposed business shall be licensed by the State of Illinois as a daycare center. A copy of the license issued by the State of Illinois in order to operate a day care center at the subject property shall be placed on file with the Director of Community Development. 4. Compliance with all applicable Village Code requirements, including, but not limited to, fire code, lighting regulations, landscaping regulations, sign code regulations, environmental health regulations, and building regulations. 5. An amendment to this conditional use shall be required prior to any future expansion of this daycare center. 6. Drop-off/pick-up parking shall be restricted to the west side of the daycare facility and employee parking shall be restricted to the east and north sides of the daycare facility as illustrated in the "Parking Delineation Map", Sheet C-3 of the site development plans. 7. Drop-off/pick-up shall not involve buses that stop traffic on Northwest Highway and shall occur entirely on the Subject Property. 8. No more than two classrooms or fifty (50) children, whichever is fewer, shall be permitted to use the outdoor play area at any one time. 9. Student use of the ,,, ut r lay aireashall be t t irib ,,, t be betweein the airs of n 7:00 . „ „en t , ,,,, ,,,,, ,,,, �, u it � � in �� � , irecess, class, orun in t it e u s ,,,,,,, of „ „ e outdoor , it a shall e peirimitted. ,,,,, ,,,,,,, t e in t uirs of 5:00 aindinn a iii inn u irn in a ire r ,, ,,, c ,iildirein using -the outdoor lay airea shall be t stiriii to -to the lesseir of one (1) classirooinn or t h iii rt, (3 ) c iii l rein Use of the e outdoor lay airea after 5:00„ shall consist of passive ct iii iiit„ , including b t„it in t Limited to reading, it ,,,,,, n iii n , coLoiriing, or otheir similair activities with staff supeirvisioiiin. 10. All children of the daycare center shall be walked in and walked out of the daycare center by a parent or individual authorized to drop-off and/or pick-up the child. 11. After opening, the Public Works Department shall observe and monitor parking during peak times. Within six (6) months after opening, the Village Engineer shall determine if additional parking spaces are required based on parking demand. If it is determined that additional parking spaces are required, the property owner shall be required to construct the additional parking spaces provided in the Landbank Parking Plan within six (6) months of notice unless additional time is granted by the Village. 12. n eight ........ .. „ ........... tall solid feince with ino gaps, consistent iii t h the recoirnimeindatioinirovidediii in the Sound „ Studyirc irc by I. h u n d r c u „ icind , it il , ,, shall �l l b e installed s�l l it a in„h,c it iiii im , it of „ the outdoor lay airea...... I.... h ,,,,,,, feince shall ,,,,, solid aindiiit h ut gaps otheir t h „ in below th f ,,,,,,, in e r iii l aind ail.-ly decorative compoinein't or airea b etw,,,,,,, e in the ,,,,,,, ts above t h ,,,,,,, height f eight ( ') -feet . ..... I i e S o u in d;;;;;;: in g iii in ,,,,,,, ,,,,,,, r s 1--i a 11 subimit a certification letter it iii it to issuaince of buildiing peirimitriiif, iiin that t the ,,,,,,, piroposed „ ,,,,,,, in ,,,,,, mateirial. complies iii h„ h ,,,,,,, Sound Study. in e ism e nt aind teacheirshall, be trained on the iii nr in in ,,,,,, of child observation in n u ct t l--m t leads -to increases iii it„i sound levels. '1 3 . No airriplifiedsound d,,,,, iii e , iiincludiing but n t limited -to imegaphoines, speakeirs, oiir otheir devices l„i „ artificially or imechainically iincirease sound levels ab l a„ run n iii e shall be peirimittedii th iii in the outdoor lay airea, except --r speakeirs used n l r eimeirgeincy aininouinceimein-ts(lightining or oth ,,,,,,, it weatheir ,,,,,,, i ,,,,,,, r e in ) aind fire f ,,,,,,, r t u. 14 .....I.... h ,,,,,,, ,, e„ iiitiii n it shall iro iii e n iii e testiiing aindt to ,,,,, subimitted -to the ,,,,,,, iii ll iiit h iii n in iii in ,,,,,,, t () days following t1he issuaince of a .....I.... eimpoirairy Ceirtificatec u n (.....I.... O) -to veirify that t the ,,,,,,, sound levels inearby residential it e rt iii ,,,,,,, r im n iii n less t h in ,,,,,,,, ;;; () above aimbient sound levels, consistent with „ h e recommendations an imaximuim levels identified iii n the ,,,,,,, Sound to „ ® Such testing sh ll be e if trim m ,,,,,,, by contractor „e irtiiif iii e aind qualifiedt..- n �.,jm u s"t, iii c testing ain h l,l, 0 C C L.A r with n --fewer th a in fifty ) h iii l it ,,,,,,, n ire e in-t..- iii in the ot..tdooir ptay aireat„j n e r n irim m t operating coindil...-ioins. If it takes 1, in ,,,,,, r „ h n n iii in ,,,,,,, „ „ () days to veirify„,,, he sound levels u e -to ain iii imp tiff iii c iii e nt inuimbeir of chil.drein eiing ,,,,,, n r ll ,,,,,,, , this eiriod may e ,,,,,,, „ ..-,,,,,,, ,,,,,, in subject „t„ ,,,,,,,discretion of the Communit')evelopimeint iii re ctor. If such testing demonstrates that iii tiii n a l imiii-tigatioin is inecessairy to achieve compliance, h „ iii tiii n r shall iii m n r l ,,,,,,, im e int additional n ii e imitigatioin i e a s u it ,,,,,,, s, which im a include, but aire inot limited , ,, u l ,,,,,,, im nt l landscaping, additional peidimeteir fe n c iii in g , n r a reduction iii in the imaximuim n u i be it o l h iii l it ,,,,,,, in peirimitted iii in the outdoor lay aireat ainy oine t iii im ,,,,,,, as d t trim iii n ed t h ,,,,,,,Coirnir-nuinilopimein,,,It Page 104 of 418 '.-.Airecl..Dit. Upoin the Community ��'.,.)evelqpimeint Airectoir's satisfactioin that compliance �has �beein achieved, a !!!!!!!!-ijjinal Certificate of Occupancy i,,, issued. Page 105 of 418 FIRST ADDENDUM TO THE PETITION FOR A PROPOSED DAYCARE CENTER AT 1040 W NORTHWEST HIGHWAY, MOUNT PROSPECT, ILLINOIS Petitioner: Property: PIN: Property Owner: Zoning District: Lot and Building Size: Proposed Development: Zoning Relief Requested: W Northwest MP LLC, an Illinois limited liability company 1040 W Northwest Highway, Mount Prospect, IL 60056 03-33-407-025-0000 H2L, Inc., an Illinois Corporation B-1 Business Office District Lot size is 2.08 acres; 2-story building- 18,900 square feet Petitioner seeks to develop the Property to operate a daycare center. Conditional Use to operate a daycare center. I. INTRODUCTION: This First Addendum upon remand is submitted on behalf of W Northwest MP LLC, an Illinois limited liability company (the "Petitioner") in support of its petition for a Conditional Use Permit for a daycare center at 1040 W. Northwest Highway (the "Property"). With this supplement, Petitioner provides a distinct discussion of the townhome development to the west, the MaRous & Company report (valuation report), the Thunder Hearing & Sound report, and the planning report of Bill Cooney. Petitioner respectfully seeks re -affirmation of the prior favorable recommendation by the Planning and Zoning Commission ("PZC") and approval by the Village Board of a daycare to be constructed according to the plans provided and conditions that have developed during the process. Petitioner intends that the use lead to a new active member of the Mount Prospect community and that the use contribute greatly to the residents and businesses in the corridor and in town. II. ZONING REGULATION The Property is in the Village's B-1 Business District. The Mount Prospect Zoning Ordinance identifies daycare centers as a conditional use in the B-1 Business District. Thus, Petitioner's facilities are appropriate in the B-1 district. The designation of daycare centers as conditional uses is a legislative determination that the use is appropriate in the B-1 Business District unless the Village Board determines that the particular use proposed at the designated location carries detrimental impacts that are not present on other lots in the zoning district. None of the impacts of this use indicate a detrimental impact to the surrounding land uses, but it is important to note in advance of the remainder of this supplement that all of the claims of detrimental impact relate to impacts that are going to occur regardless of where the use is located. For example, the sound of Page 106 of 418 children playing is common throughout the area surrounding the B-1 district and the west end of the Northwest Highway Corridor. Under the Village's comprehensive planning, the Northwest Highway corridor is intended to be family -centric, and there are dozens of acres of play fields and outdoor recreation areas already. Most of these abut single family residential use and, in many instances, some of the play areas are much closer to homes. Vehicular movements noted by neighbors are already common, and the Property and the adjacent townhomes already rely on an arterial street that is part of the federal aid highway system and under the jurisdiction of the Illinois Department of Transportation this reliance is no different across the B-1 district and the three segments of the Northwest Highway Corridor. Similarly, concerns over use and district transitions are the same across most B-1 district or related use transitions. There is nothing in Petitioner's development proposal that indicates the detriment contemplated by the Illinois Supreme Court and the Village's standards that should cause the denial of the project at this location. The 13-1 district is intended to function as a transitional zoning district between residential areas and more intensive commercial and retail uses.' The daycare center will be consistent with this transitional planning purpose because it provides a family -oriented community service that is compatible with both nearby residential neighborhoods and the surrounding commercial corridor. Petitioner's primary hours of operation are weekdays during the day another intended element of the B-1 transition. The B-1 district, with the exception of the townhomes, was a continuous transition from areas to the north to the railroad. As discussed below, the Village changed the use and purpose of the townhome land, but the purpose of the Property never changed. Village staff conducted a comprehensive review of the Petitioner's proposal and issued a staff report dated May 15, 2025, recommending approval of the requested conditional use. After reviewing the staff report and hearing testimony, the PZC unanimously voted 5-0 on May 22, 2025, to recommend approval of Petitioner's request for conditional use. Daycare centers are compatible in the B-1 District and the record demonstrates that the proposed daycare center satisfies the Village's conditional use standards and will operate in a manner compatible with surrounding properties. III. PLANNING CONTEXT — NORTHWEST HIGHWAY CORRIDOR: The daycare center is also consistent with the Village's broader planning goals for the Northwest Highway corridor. Following up on its 2007 Comprehensive Plan, in 2011, the Village commissioned a subarea planning study of the Northwest Highway corridor to evaluate opportunities to improve the corridor and strengthen its role as an important commercial and community corridor within the Village.' The Northwest Highway Corridor Study identified a need to expand the variety of desirable uses along Northwest Highway, including grocery stores, restaurants, retail establishments, entertainment uses, and family -oriented uses. The study also found, based on interviews with Village residents and stakeholders, that many residents were concerned about the number of vacant and under -used properties along the corridor, 1 Village Code of Mount Prospect, Illinois, Section 14-1501 2 Northwest Highway Corridor Plan (Village of Mount Prospect, adopted June 7, 2011). pp 18-20. 2 Page 107 of 418 which were viewed as contributing to a lack of visual interest and vitality along Northwest Highway.' The Property is underutilized and carries a sense of obsolescence. The daycare center will directly advance these and other planning objectives by redeveloping a currently underused property with a family -oriented community use that will generate daily activity and contribute to the vitality of the corridor while remaining compatible with nearby residential properties. These are several components of the Northwest Highway Corridor Study, which fits alongside the 2017 Envision Comprehensive Plan and the more recent data and input from the 2040 Existing Conditions study published last Fall. Petitioner addresses the context of the project within these planning documents in Part XI. IV. SUMMARY OF PROPOSED DAYCARE OPERATIONS The Petitioner will operate a daycare center (the "Center") in association with The Nest Schools, Inc., a nationally respected and award -winning provider of early childhood education programs. The daycare center will occupy the existing two-story building on the Property with a proposed building expansion. When completed, the Center will offer childcare services for children ranging from six weeks to six years of age, with optional before- and after -school programming for children up to twelve years old. The Center is designed to be a feature facility with an attractive, well - landscaped outdoor play area and a large indoor play and experiential area placing daycare in Mount Prospect at the forefront on a nationwide basis. The Center will ultimately accommodate up to 339 children and will employ approximately 39 full-time and 10 part-time staff members. (As preferred under the Village's planning instruments (Part XI), this will return employment levels at the property to slightly below those that existed years ago.) The Center's primary hours of operation are Monday through Friday from 7:00 a.m. to 7:00 p.m. The Center will incorporate modern classroom facilities, security systems, parent communication technology, indoor activity areas, and a commercial kitchen providing nutritious meals. A key component of the Center is the incorporation of a large natural playground area designed to provide children with a park -like outdoor environment. Petitioner and The Nest Schools are valued members of the communities where they operate. The Center will feature programming that includes police and fire, volunteerism and community involvement. The Center offers a proper, efficient and accessible parking area served by driveways that allow access to and from other parts of the Village, including its Downtown Segment of the Northwest Highway corridor. Multiple plans and studies since 2007 have stressed the need to encourage visitors to make return visits to the Downtown Segment of the Northwest Highway corridor. V. PROCEDURAL HISTORY: The Petitioner's application has undergone extensive review by Village staff and the PZC: 3 Northwest Highway Corridor Plan pp 18-20. 3 Page 108 of 418 January 29 — May 141 2025 — Four rounds of staff review conducted by Village departments including Planning, Public Works/Engineering, Building, Fire Prevention, and Environmental Health. April 15, 2025 — Conditional use petition submitted. May 15, 2025 — Village staff issued their staff report recommending approval of the Petitioner's request for a conditional use to operate a daycare center. May 22, 2025 — Public hearing conducted before the PZC. Following the hearing, the PZC voted 5-0 to recommend approval of the conditional use request. June 3 and June 17, 2025 — The Village Board considered the petition amid new noise claims and voted 4-2 to deny the Petitioner's request for conditional use. During this period, staff conducted sound measurements when neighbors raised sound levels as a post -hearing objection. Petitioner collected sound data from another facility to confirm sound would not be an issue. July 15, 2025 — The Petitioner requested, and the Village Board agreed, to remand the matter to the PZC to consider three issues raised during the Board's deliberations: (1) the potential impact of the proposed use on surrounding property values, (2) potential noise impacts associated with the proposed playground area, and (3) traffic circulation and parking demand associated with the proposed use. Various issues arose outside of the planning process, including frustration between Petitioner and the owner and with the Village. Over the months since July, Petitioner maintained its interest in the Village and the project as well as its communication with the Village. The project is on a positive path for consideration and, hopefully, site work in 2026. April 2026 — Petitioner submitted reports and a revised fence plan for the outdoor playground. VI. STAFF REVIEW PROCESS Petitioner's request for conditional use has undergone a thorough review by Village staff through four separate staff review letters dated January 29, April 4, April 24, and May 14, 2025. Copies of all staff review letters are appended hereto as Exhibit 1. Throughout this process, multiple Village departments, including Planning, Public Works, Engineering, Building, Fire Prevention, and Environmental Health, carefully and diligently evaluated the Petitioner's site plans, architectural drawings, and engineering materials to ensure that the daycare use complies with the Village's Zoning Ordinance and the standards governing conditional uses. During the course of these reviews, staff identified matters requiring clarification or modification and requested revisions to the Petitioner's plans. These comments addressed matters such as traffic circulation and pick-up/drop-off operations, parking configuration, landscaping and buffering 0 Page 109 of 418 adjacent to residential properties, accessibility requirements, building and life -safety codes, signage compliance, and state licensing requirements for daycare facilities. Staff also required preparation and revision of a Traffic Impact Study and suggested modifications to the site design to further ensure that vehicle circulation would not result in congestion or queuing onto Northwest Highway. Throughout this process, the Petitioner worked collaboratively with staff to address matters raised and to adapt plans to meet the technical needs of the project. By the time of the final staff review dated May 14, 2025, the remaining comments related primarily to matters that would be addressed during the building permit phase, while the Village's Public Works Department confirmed that it had no objection to the conditional use from a traffic or engineering standpoint. Following hearing, staff became involved again when two townhome residents raised concerns over sound generated by the use. At the time, Petitioner had absolute confidence that sound from the landscaped outdoor play area would comply with applicable regulations of the Illinois Environmental Protection Agency. Petitioner also understood planning for recess and outdoor activities as well as the sound generated at recess since daycare operators focus on sound for the safety of the children at the facility. Staff took sound measurements that, as reported, did not indicate any issue with sound migration. Additionally, Petitioner had sound readings taken from another of its locations and this, too, showed no issues with sound from the daycare operations. Prior to the votes to reconsider and remand the matter to the PZC, and through attorneys, there was some additional discussion of the sound issues claimed by two townhome residents and whether fence screening would benefit neighbors even if not technically required. Upon review and reconsideration, the plan on remand calls for a fence around the perimeter of the playground. VII. TRAFFIC IMPACT AND SITE CIRCULATION Traffic circulation and access to the Property as well as parking, student loading and stacking were all carefully analyzed through staff reviews. The Traffic Impact Study ("TIS") prepared by Stonefield Engineering & Design, LLC shows that existing roadway conditions are sufficient to support the project. Projected traffic and the characteristics of the Property's ingress, egress, parking spaces, and parent drop-off and pick-up operations are not only sufficient, but they allow for additional precautions often reserved for larger assembly uses. Using accepted engineering methodologies under the Institute of Transportation Engineers Trip Generation Manual and the Highway Capacity Manual, the TIS establishes that the Center will not have an adverse impact on traffic operations along Northwest Highway or the surrounding roadways. Northwest Highway (U.S. Route 14) is classified as a minor arterial roadway and currently carries approximately 9,700 vehicles per day. Field traffic counts conducted for the study identified a weekday morning peak hour of approximately 7:45 a.m. to 8:45 a.m. and an evening peak hour of 4:30 p.m. to 5:30 p.m. The morning student intake operations are a bit of a rolling process, with students dropped in what become predictable volumes and intervals, while the more identifiable afternoon peak for retrieving students occurs well before the peak weekday hour. V Page 110 of 418 The TIS evaluated existing conditions as well as projected conditions assuming the daycare center operates at full capacity. The analysis determined that the most critical traffic movement eastbound left turns into the site —would operate at Level of Service A, indicating minimal delay and efficient access. Vehicles exiting the site were also projected to operate within acceptable engineering standards. Queueing analysis confirmed that vehicles would not extend onto Northwest Highway. Traffic circulation and parent drop-off and pick-up operations were a central focus of the Village's review process. Village engineering staff required additional analysis and revisions to the site plan to ensure that vehicle circulation would occur entirely within the site and would not result in vehicles stacking onto Northwest Highway. As part of this review, the Village Engineer required the traffic analysis to incorporate more conservative operational assumptions regarding the amount of time required for parents to drop off and pick up children. The original analysis relied on an average service time of approximately seven minutes. At the request of Village staff, the study was revised using a twelve -minute average service time. Under the Village's 12-minute service time assumption, the analysis determined that 34 parking spaces would be required to accommodate peak demand. The site plan provides 37 dedicated drop- off and pick-up spaces, thereby exceeding the number required even under the Village's conservative assumptions. Village staff also required revisions to the site layout. The drop-off and pick-up area were relocated to the west side of the building, where additional internal circulation space is available. As an additional safeguard, the Village required Petitioner to provide a land -banked parking plan reserving five additional parking spaces that can be constructed if future review indicates that additional spaces are necessary. During the May 22, 2025, PZC hearing, Village planning staff summarized the findings of the traffic study and explained the revisions required by the Village Engineer. Members of the PZC questioned both staff and the Petitioner's traffic engineer regarding peak traffic periods and parking demand. Staff confirmed on the record that they were confident the parking supply would be sufficient during peak operating times. Members of the PZC engaged in a detailed discussion of these findings. Chairman Donnelly and Vice Chairman Beattie questioned the Petitioner's traffic engineer regarding the timing of peak traffic periods, expected parking demand during those periods, and the operational characteristics of parent drop-off and pick-up activity. In response, the traffic engineer explained the methodology used in the analysis and confirmed that the Center's design provides sufficient parking capacity even during the busiest anticipated periods of its operations. During this discussion, Vice Chairman Beattie specifically asked whether it might be easier to construct the land -banked parking spaces immediately rather than revisit the issue later. Village staff responded that they were confident the parking supply would be sufficient during peak operating periods and explained that the land -banked spaces were intended simply as a precaution should future monitoring indicate additional parking would be necessary. Cot Page 111 of 418 These exchanges are significant because they demonstrate that the PZC did not simply rely on the Petitioner's traffic study, but also actively examined the issue through questioning of both Village staff and the Petitioner's traffic engineer. The PZC's deliberations reflect a thoughtful evaluation of the traffic evidence presented at hearing. After considering the traffic study, Village staff analysis, and testimony presented during the hearing, the PZC voted 5-0 to recommend approval of the Petitioner's request for conditional use. VIII. SITE DESIGN AND BUFFERING MODIFICATIONS FOLLOWING THE JUNE 3, 2025, VILLAGE BOARD MEETING Petitioner's site plan minimizes potential adverse impacts on neighboring residential properties. The Petitioner's proposed playground area is located behind the building and outside required setback areas, thereby maintaining substantial separation between the playground and adjacent residential properties. The Property also contains mature arborvitae approximately 18 feet in height along the western Property line, which provide substantial screening and contribute to sound mitigation between the properties (the townhomes use an open fence adjacent to the commercial parking lot on the Property). Following the Village Board's initial consideration of the Petitioner's request on June 3, 2025, the Petitioner considered objections raised by residents of the adjacent townhome development. The neighbors who raised objections declined to participate in a meeting with staff and Petitioner, but Village staff communicated additional measures through which Petitioner could further mitigate potential adverse impacts on neighbors. Following a June 9, 2025, conference call, the Petitioner revised its site plan to provide additional landscaping around the playground area consisting of layered buffering that includes at least fifty percent evergreen trees. This new landscaping creates a second layer of screening around the playground area in addition to the substantial existing screening/buffering already provided by mature trees along the property lines. Petitioner also relocated the dumpster from the northwest corner of the Property to the east side of the building. The revised site design therefore provides an even greater degree of buffering and separation between the daycare center and surrounding residential properties than was originally proposed and than is typically required for this type of use. IX. COMPARATIVE REVIEW OF OTHER DAYCARE CENTER OPPORTUNITY IN MOUNT PROSPECT Petitioner has reviewed several daycare centers currently operating within the Village that were previously approved through the conditional use process. The purpose of this review was to better understand how the Village has historically evaluated daycare centers with outdoor play areas located near residential properties and how these daycare centers co -exist near single family residences. 7 Page 112 of 418 The Petitioner also identified several area daycare centers where playground areas are located in rear or side yard setbacks directly adjacent to residential properties. These include facilities located at: (1) 621 North Main Street, Mount Prospect and (2) 1020 Hunt Club Drive, Mount Prospect. At these locations, the playground areas are as close, or closer, to residential property lines and contain significantly less buffering or screening than proposed for the Property. Photos of these properties are appended hereto as Exhibit 2. Similarly, the daycare center located at 1738 E. Kensington Road includes a playground area located in the rear yard in similar proximity to residential properties and lacks the layered buffering and screening proposed by the Petitioner. A photo of the property is appended hereto as Exhibit 3. Additional daycare facilities operating within Mount Prospect include: (1) Parkview Montessori School — 1601 Feehanville Road, and (2) Rose Garden Academy — 1630-1638 W. Algonquin Road. Through records obtained by the Petitioner pursuant to Freedom of Information Act requests, the Petitioner confirmed that these daycare centers were approved by the Village Board without any identified concerns related to playground noise. The Village authorizes daycare centers as a conditional use in all zoning districts except the I-3, 1-2, R-4, and C-R districts. The C-R district hosts uses similar to daycare with similar age groups and sound generation. Daycare centers would likely not operate in the I-2, I-3 or R-4 districts unless within an existing development. The direction of the Village's regulation of daycare centers significantly conflicts with the townhome neighbors' claims of sound and traffic concerns. This comparative review is instructive as it demonstrates that daycare playgrounds operating under conditions similar to or less protective than the design proposed by the Petitioner have existed and operated without creating the types of adverse impacts that have been suggested in this case. The Petitioner's proposal, in contrast to some other daycare centers referenced above, places the playground well outside required setback areas, incorporates two layers of buffering, and benefits from existing mature arborvitae approximately 18 feet in height along the Property lines. Additionally, rather than locating on the inside of the several available districts, Petitioner proposes its use along Northwest Highway opposite the Union Pacific railroad. When considered together with the Village's experience with these existing daycare centers, the evidence in this case strongly supports the conclusion that the daycare use will operate in a manner compatible with surrounding properties. X. ZONING HISTORY OF ADJACENT TOWNHOME DEVELOPMENT The objections raised by two residents of the townhome development located immediately west of the Property at 1060 West Northwest Highway should also be considered within the broader zoning history of that development and its relation to Petitioner's pending case. E', Page 113 of 418 The townhome development was approved in 2002 pursuant to a zoning petition filed by NEPCO, Inc., seeking both a map amendment and a conditional use permit for a Planned Unit Development (PUD). At that time, the property was zoned B-1 Business District, which is the same zoning classification that applies to the Petitioner's property today. Zoning lots west of the townhomes remain zoned B-1. As in the present matter where two townhome owners oppose daycare use the zoning relief sought by NEPCO, Inc. was opposed by the Northwest Meadows Homeowners Association. For at least the past thirty years, the Village has consistently treated townhomes as a transitional or buffering use, intended to be integrated between non-residential districts and other uses. By their nature, and as reflected in the Village's planning framework, townhomes have historically been developed in locations where they are subject to the impacts of adjacent, more intensive uses. NEPCO, Inc.'s application for the townhome development expressly contemplated the proximity of 13-1 uses, including the limited depth of the rear yards abutting the Property. Notably, NEPCO and all purchasers of units in the townhomes knew that a building at the time could be situated as close as thirty (30) to thirty-five (35) feet to the east wall of the townhomes. They were also aware that the full range of permitted and conditional uses remained and would be available to the Property along with accessory characteristics such as lighting, parking, circulation, traffic and sound. At no time from 2002 to the present, did the Village ever contemplate downzoning or restricting uses on the Property due to the townhomes. During the Village's review of the 2002 petition, Village planning staff recommended that the PZC deny both the requested map amendment and the conditional use for the Planned Unit Development, citing concerns regarding compatibility with the Village's existing zoning map and surrounding land use framework. When the PZC considered the request, the PZC's vote reflected the divided views regarding the proposal. The PZC, on a 3-3 vote, denied a positive recommendation of the conditional use for the Planned Unit Development, which resulted in a recommendation of denial, and recommend (4-2 vote) approval of the map amendment to rezone the property from B-1 to R-2. This followed NEPCO's effort to provide for slightly larger rear and side yards because the Village understood in 2002 that even smaller yards could lead to less use and benefit for the owners. One of the issues the townhome neighbors raise is sound emanating from non-residential use. Given the historical planning of the area and the longstanding existence of parking lots across the rear of the Property and the townhome site (until 2003), the residents' complaints related to vehicular movements, a smaller parking lot, and car doors are weak. The Village could not have approved the townhomes without determining that the townhomes will not impede the use, operation or maintenance of adjacent properties for their intended uses or for uses authorized by the Zoning Ordinance. One of these uses is day care use. The 2002 legislative finding that the townhomes fit within the character of the use of the area and will not impede the use of the Property are compelling in an environment where the only change in the block is the addition of the townhomes. Despite the staff recommendation to deny the petition and the PZC's failure to recommend approval of the conditional use for the Planned Unit Development, the Village Board subsequently 9 Page 114 of 418 approved both the map amendment and the conditional use for the townhome development. At the time of this approval, 35 Ill. Admin. Code 901.101(e) authorized municipalities to assign land use classifications to land for application of numeric sound standards used by the Illinois Environmental Protection Agency. The Village does not assign land use classifications as allowed under Section 901.101(e), and its historical election not to assign land use classifications to receptor sites (such as assigning townhomes rezoned from B-1 anon -residential sound classification) indicates that the elected and appointed officials trusted themselves to apply good and practical judgment in evaluating sound so that someone who operates or resides on land converted next to a use of greater intensity is not permitted to hamper reasonable development efforts with claims of sound concerns. This historical context is instructive when evaluating the Petitioner's request. In the current matter, Village planning staff conducted a detailed review of the Petitioner's proposal and concluded that the proposed daycare center satisfies the standards for approval of a conditional use in the B-1 District. After reviewing the staff report and the evidentiary record, the Planning and Zoning PZC voted 5-0 to recommend approval of the petition. In contrast to the circumstances surrounding the approval of the neighboring townhome development where staff recommended denial and the PZC did not recommend approval of the conditional use the Village Board denied the Petitioner's request despite the professional recommendation of staff and the unanimous recommendation of the PZC. The purpose of noting this sequence is not to question the Village Board's authority to exercise independent judgment in zoning matters. Rather, it illustrates the importance of ensuring that land use decisions are grounded in the standards established by the Village's Zoning Ordinance and supported by the evidentiary record developed during the review process. In the present case, the record including staff analysis, engineering review, and the PZC's deliberations supports the conclusion that the daycare facility satisfies the Village's conditional use standards and will operate in a manner compatible with surrounding properties. The reports from MaRous & Company (valuation assessment), Thunder Hearing & Sound, LLC (sound evaluation), and Bill Cooney all support the conclusion that the project meets all standards for conditional use. Nevertheless, and notwithstanding that the proposed use will meet all applicable standards for sound (as noted with informal measurements by staff in 2025 indicating no problem, a 2025 comparative site review by Petitioner generally confirming no problems with sound as well as the 2026 Thunder analysis showing no adverse impact from sound even if the sound of children at play is deemed offensive), Petitioner has done its best to respect its neighbors: 1. The 2026 report provided by Steve Thunder (Thunder Hearing & Sound, LLC) involved modeling and analysis showing that the townhomes were much closer than receptor use areas and structures to the north and east and the 2002 townhome approval obviously verifies that this was intended by the townhome developer and the Village; 2. Petitioner retains existing perimeter trees and landscaping to allow a visual buffer and to allow some reduction of sound levels from all activities within the Property; 10 Page 115 of 418 3. Petitioner plans significant landscaping within the outdoor playground area; 4. Petitioner agreed to cap the number of children on the outdoor playground at 50 children; 5. Though not required for any offensive noise, Petitioner's plans depict an 8-foot solid fence along the perimeter of the playground which attenuates sound levels as if the sound of children playing is offensive, but a 7-foot fence is essentially as effective and the Village could view a 6-foot fence as sufficient even not quantitatively . Item 5 was previously discussed between the Village attorney and Petitioner's litigation counsel in Summer 2025 as something that may be preferred. Petitioner respectfully notes that the solid fence is not a required amenity and notes that homes north and east of the property are not similarly situated to the townhomes which were intended to filter in between distinct zoning districts and land uses. However, it will treat owners in all directions similarly. Petitioner hopes that owners within the townhome development respect this effort and asks the PZC to favorably recommend and the Village Board to approve the conditional use as adjusted. XI. COMPREHENSIVE PLANNING UPDATE The Village has embarked on its 2040 comprehensive planning process. In this section, Petitioner, with its planning consultant's assistance, addresses information published by the Village subsequent to remand. All of the Village's comprehensive planning continues to support the project. No aspect of Village planning indicates that a daycare use at the property, and in this configuration, causes a concern for detrimental impacts or negative impacts because the use and its attending effects are intended in the B-1 zoning district and in the Northwest Highway corridor. The Mount Prospect 2040 Existing Conditions Report (September 2025) continues to reflect that the property is a continued location for office employment (albeit much smaller than in years past when it was a larger engineering office and an insurance and adjusting office) and for daytime operations. (2040 Ex. Cond., at 13, 16-17) The Village features higher than average Cook County employment levels and an otherwise strong community fabric, but the 2040 Existing Conditions Report notes that not all residents benefit similarly from access to resources or economy and notes: "The Comprehensive Plan could propose strategies that ensure access to housing, healthcare, and supportive services for all residents." (2040 Ex. Cond., at 37) Nationally, daycare is uniformly recognized as one supportive service that strengthens families at all levels (early childhood education, economics, access to work force, and job opportunity). Additionally, the project gains support where the 2040 Existing Conditions Report encourages attracting new employers (Petitioner will have 49 employees, increasing those employed on site from the current handful), increasing local job opportunity (directly and indirectly), and connectivity (the daycare center will be on an arterial highway near the Union Pacific commuter line). (2040 Ex. Cond., at 37) It is also located within a reasonable distance from other employment centers in the Village and surrounding area. 11 Page 116 of 418 The 2040 Existing Conditions report notes that the R-2 district is for limited concentrations of attached single family homes typically filtered in among other districts. (2040 Ex. Cond., at 18) This has been the case since at least 2007. The small townhome development west of the Property is filtered in among less intense residential and more intense business. As indicated in aerial photography on file with the University of Illinois and, in part, available from Cook County, forty years ago Northwest Highway was dominated by the railroad and, other than a longstanding three-story multi -family building and public use areas, the Property was at the east end of a B-1 office and small business district in which properties were generally aligned with buildings situated forward on the zoning lots and parking in the rear. The Property and 1060 W. Northwest Highway offered accessory off-street parking in this same design and to a similar depth in relation to adjacent residential development until the development of the townhomes. The Village's current Comprehensive Plan was approved in 2007 and updated through Envision in 2017. This plan remains in force today and contemplates subarea or more specialized plans that address more particular areas (i.e., the Northwest Highway Corridor) or subjects (i.e., bikeways and transportation). The Property is in the more varied west segment of the Northwest Highway Corridor Plan (2011). (Plan, at 2-3) This area is intended for office, neighborhood commercial and institutional use. It presently features a range of small business uses, school or open space use and residential use. Homes in the west segment are situated in a longstanding three-story multi -family building, a townhome project filtered into the corridor, or on the perimeter of larger single-family subdivisions. As noted in the Zoning Map and in the Northwest Highway Corridor Plan, homes abutting to the Property have rear lots adjacent to the Property after a century of common historic transition planning along rear and side lot lines. As noted in 2025, there are several portions of the Northwest Highway Corridor Plan that remain relevant today: 1. "The public ... would like a wider variety of commercial uses than what currently exists within the corridor." (Plan, at 19) 2. "Retailers outside of the downtown district would like to see more traffic generating uses." (Plan, at 19) 3. "Residents and businesses would like to see a wider range of land uses in the study area because they believe that more people would patronize Mount Prospect stores if there were more reasons to visit the study area" and daycare is a family -friendly use that regularly draws families into the corridor. (Plan, at 19) 4. "The Village should continue to attract a range of housing and commercial uses to the corridor." (Plan, at 19) 12 Page 117 of 418 5. Streetscape improvements (Plan, at 20) and building upgrades (Plan, at 21) are substantial elements of a project that will bring a substantial indoor recreation area for children (an amenity that does not exist in Mount Prospect and is not common among daycare operations regionally). 6. "[A]ttract new commercial businesses, such as a kid -friendly uses...." (Plan, at 24) 7. "Ensure that the appearance of all buildings, grounds, and parking areas within the corridor is maintained." (Plan, at 24) 8. "... [flurther strengthen and expand the Village's tax and economic base," which the daycare does on a primary basis (property taxes, jobs) and secondary basis (employee purchases, secondary visit purchases, childcare options for families). (Plan, at 24) 9. The re -use of the building is sustainable development. (Plan, at 25) 10. Encourage capital improvements. (Plan, at 28) The project meets several policies and objectives of the 2017 Envision Comprehensive Plan: Principle 1: transit friendliness of daycare on corridor near commuter rail (1. 1.4, 1.4.1); non-incentivized redevelopment on corridor (1. 1.5); positive re -use of underutilized building (1.4. 1); daycare historically compatible near residential areas (1.2.4); attraction of business to Northwest Highway (1.6.2); reinvestment in older buildings (2.1.3); family friendly amenities (5.1.5); sustainable development (7.1.7); Principle 2 : primarily objectives related to the provision of public transit; Principle 3: arts and culture (4.2. 1); youth engagement (4.4. 1); lifelong learning (4.5. 1); Principle 4: healthy lifestyle accessibility (1. 1. 1); promoting healthy options (2.1.1, 2.1.2, 2.1.4); potential for inter -generational services (3.2.3); law enforcement and fire safety education (4.2.2); Principle 5: sustainability (1.3.1, 1.3.2) Principle 6: partner in community events (2.1.2); interning/mentoring (2.1.3). The project meets the business and corridor and neighborhood objectives as set forth in the 2017 Envision Plan through diversity and creative use, adaptive re -use, appropriate transitions, adequate vehicle movements and carpooling (at 80, see also 78), and meets recreational objectives. (Plan, at 83) The project also answers many implementation tasks: 1.4, 1.8, 1.17, 1.18, 1.20, 2.25, 3.3, 3.13,4.2,4.314.794.8,4.1594.1694.19,4.2395.795.996.6,6.896.9. 13 Page 118 of 418 XII. CONCLUSION The record demonstrates that the daycare center clearly satisfies the Village's conditional use standards. Bill Cooney's report, the Thunder sound study and the MaRous valuation report confirm and solidify this conclusion. The proposal has been thoroughly reviewed by Village staff, supported by professional engineering analysis, and recommended for approval by the PZC by a 5-0 vote, so Petitioner has submitted this additional information to address post -hearing developments at the Village Board. Petitioner's site plan incorporates substantial buffering and thoughtful site design to avoid potential impacts on neighboring properties. When considered together with the Village's experience with comparable daycare facilities operating in closer proximity to residential properties and with less buffering, the record supports the conclusion that the daycare center will operate in a manner compatible with the surrounding properties. Nothing in the use at this location causes unique concern that would justify denial. During the prior hearing process, there was a series of conditions that attended the PZC recommendation and continued in the Village Board proceedings. Applicant recites these below: 1. The subject property shall be developed in general compliance with the approved development plans which consist of the following: a. Final Engineering Plans titled "Site Development Plans For 1040 W Northwest Hwy Proposed Daycare Facility & Natural Playground", as prepared by Stonefield Engineering & Design, with the latest revision date of 04/08/2026, except that they shall are hereby modified to be consistent with the "Play Area Concept" plan, as prepared by Stonefield Engineering & Design, with latest revision date of 04/08/2026, which includes shrubs and trees, which shall be 50% evergreen, and which will have a sound fence with a height of at least six (6) feet, relocate the trash enclosure to the interior of the site; b. Architectural Floor Plans, consisting of 2 sheets, Sheets SA- 1.1 and SA-1.2, as prepared by Jarmel Kizel, with the latest revision date of 03/14/2025; c. Exterior elevations, consisting of 1 sheet, Sheet SA-1.4, as prepared by Jarmel Kizel, and dated 03/14/2025; and d. Landbank Parking Plan, as prepared by Stonefield Engineering & Design, and bearing the latest revision date of 5/6/2025. 2. The petitioner shall address all comments included in the Village review letter dated May 14, 2025; 3. The proposed business shall be licensed by the State of Illinois as a daycare center. A copy of the license issued by the State of Illinois in order to operate a day care center at the subject property shall be placed on file with the Director of Community Development; 4. Compliance with all applicable Village Code requirements, including, but not limited to, fire code, lighting regulations, landscaping regulations, sign code regulations, environmental health regulations, and building regulations; 5. An amendment to this conditional use shall be required prior to any future expansion of this daycare center; 14 Page 119 of 418 a oil sr B• . . . . . . . . . . . . . . . . . . . - i 0 Accordingly, the Petitioner respectfully requests that the PZC reaffirm 'its positive review on the project and recommend approval and that the Village Board approve the Petitioner's request for conditional use for a daycare center. Petitioner: W Northwest MP, LLC, an Illinois limlited liability company 000011 00110001 By: ,01104/,% Ti'mothy'M. Foley, o4e of the atto-fn9ol-for the Petitioner Date: April 10, 2024, In Page 120 of 418 EXHIBIT 1 TAFF REVIEW LETTERS [Annexed Page 121 of 418 Village of Mount Prospect COMMUNITY DEVELOPMENT DEPARTMENT (847) 392-6000 1 achoigmountprospect.org I www.mountprospect.org 50 S. Emerson Street, Mount Prospect, IL 60056 The proposed project will require the following approvals: • Conditional use approval for a daycare Once the zoning requests are approved by the Village Board, a building permit can be obtained after all of Staff's comments are addressed, fees are paid, and applicable permits are obtained. The comments below are provided to assist you with the preparation of your concept plan submittal. If any of the comments cannot be addressed, please be sure that your submittal narrative includes an explanation as to why you were unable to accommodate Staff's comments. Overall Site Plan, Layout, and Engineering Items to be addressed prior to Zoning Approval: 1. The stormwater detention facilities were previously permitted by the MWRD. We understand that the proposed improvements will likely reduce the amount of impervious surface, however, because this is still a change to the tributary area for the detention facilities, a Letter of Determination should be obtained from the MWRD confirming if a Watershed Management Ordinance (WMO) permit would be required. 2. Eng/PW has no objections to the proposed concept. However, before approving the requested conditional use, the applicant should provide a traffic analysis showing the following: - Identify the pick-up/drop-off procedures. (Drop-off or walk in? Drop-off/pick-up lane? Etc.) - What are the peak times, and the anticipated traffic during those times. Will pick-up/drop-off be staggered? - Is there any impact to traffic along Northwest Hwy. Could traffic stacking backup onto Northwest H ighway? Items to be addressed prior to Building Permit Issuance: 3. Provide details for the "Natural Playground Area" and any other proposed site improvements. 4. Provide additional signage & striping to direct drop-off/pick-up traffic. Planning Division Comments 5. Child pick-up and drop-off shall be restricted to the rear entrance only. 6. The parking lot shall be restriped to have the appropriate number of accessible stalls given the reduction in total parking stalls provided, and accessible stalls shall share access aisles. 7. Are there any plans to modify the existing elevations of the building, even if paint only? 8. How will The Nest Daycare ensure child safety when traveling to and from the playground area, and that no children will be able to wander off -premises? Are there roll -up doors on the sides of the g Page 122 of 418 Village of Mount Prospect COMMUNITY DEVELOPMENT DEPARTMENT building or is it open-air? Can roll -up doors be added? Please provide a procedure for walking children to and from the playground area. 9. The following shall be submitted for staff review with the formal zoning request application: a. Signage, including directional signage; b. Playground fencing and equipment; c. A landscape plan. Additional landscaping may be required to satisfy current codes; and d. A photometric plan. Additional lighting maybe required to satisfy current codes. Building Division Comments 10. At time of permit, a building code analysis is required to be submitted to comply with all local and state adopted codes. Include plumbing fixture analysis for plan review. Fire DeDartment Comments 11. Afire sprinkler system in accordance with NFPA13will be required for this project for all buildings. Ensure fire sprinkler shop drawings, hydraulic calculations, and equipment cut sheets are submitted for review. Village of Mount Prospect Fire Prevention Code, 24.20 12. Afire alarm system will be required for this project. Ensure fire alarm shop drawings with point-to- point wiring diagrams, battery load calculations, and equipment cut sheets are submitted for review. 13. An additional means of egress must be provided for the new proposed occupancy based on occupancy load and travel distances. 14. An egress plan must be provided for the entire building. This plan must include occupant loads, travel distances, egress widths, and common path of travel distances. An egress plan will be required when the building plans are submitted for review. Additional exits may be required. g Page 123 of 418 MAYOR Paul Wm. Hoefert VILLAGE MANAGER Michael J. Cassady TRUSTEES Vincent J. Dante Terri Gens William A. Grossi John J. Matuszak Colleen E. Saccotelli Mount Prospect Village of Mount Prospect 1 S. EmersonStreet,•unt Prospect, Illinois•11 • April 4, 2025 Fornaro law c/o Heather Doman 1022 S. LaGrange Rd La Grange, IL 60525 Via e-mail: hdoman(a-)fornarolaw.com VILLAGE CLERK Karen Agoranos Phone: 847/962-6000 Fax: 847/962-6022 www.mountprospect.org Re: 1040W. Northwest Highway/ Conditional Use Approval for a Daycare Center/ Review#1 Dear Ms. Doman, The Village of Mount Prospect has reviewed the first submittal for conditional use approval for a daycare center at 1040 W. Northwest Highway, Mount Prospect. Staff has the following review comments: Planning Division: General: 1. The land use and zoning table on Sheet C-2 should be revised to show the minimum interior side yard setback (west) requires a 20' setback as the subject property is adjacent to a R-2 attached single-family residential planned unit development whose20' interior side yard abuts the subject property's west lot line. A separate minimum interior side yard setback (east) should be added to the table that requires a 30' setback as the subject property is adjacent to R-X zoned lots whose 30' rear yards abut the subject property's north lot line. 2. Provide elevations/photos of the existing trash enclosure. 3. The project narrative states that the outdoor portion of the playground will be 18" lower than the covered portion of the playground. Is there a ramp or steps to take children down? How will those with disabilities navigate the difference in elevation? 4. What do the diagonal lines on the floor plans represent? Please remove these lines so that the floor plans are readable. Page 124 of 418 Village of Mount Prospect I Page 2 Photometric Plan: 5. Sheet C-4 should provide the following notes under "General Lighting Notes". a) Photometric data for all paved areas is shown at spacing of not greater than twenty feet (20') and not greater than six inches (6") above the pavement surface; and b) Photometric data at all property lines is shown at a spacing of not greater than fifty feet (50') and not greater than six inches (6") above grade. Fence Plan: 6. Fencing is noted on the plans. Submit fence elevations that comply with Section 14.318. Off Street Parking and Loading: 7. Per Section 14.2206(E)(8), light poles in a parking lot shall be protected from vehicles by curbed landscape islands. 8. Will there be any deliveries made by large trucks at the proposed daycare and where would unloading occur? What hours would the unloading occur and at what frequency? Landscape Plan: 9. Provide a landscape plan for the entire site that meets the requirements of Section 14.2303. Per 14.2303(A)(3), the landscape plan shall identify all existing planting material to remain, including the identification of trees, shrubs and ground cover. The planting schedule shall identify the plantings within the `landscape buffer', existing foundation landscaping, and Landscaping within the parking lot islands including the scientific and common names, number of plantings, minimum installation sizes, size/container, and spacing. The existing Landscaping shall be in good health, or they will need to be replaced, and any changes shall be reflected in the landscape plan. 10. Per Section 14.2303(A)(5), the landscape plan shall provide the proposed treatment of all ground surfaces (ground covers, sod, seed and/or plantings), especially in the outdoor `natural' playground area. Please note that the Village counts artificial turf as an impervious surface and will count against lot coverage. 11. An irrigation plan is required under Section 14.2303(A)9. 12. Per Section 14.2303(B)(3), a planting data box shall include the required and proposed calculations for the following: Planting data box which shall include the required and proposed calculations for the following: i. Length (in feet) for each lot line: 1. Adjacent to public right of way. 2. Adjacent to non residentially zoned property. 3. Adjacent to residential property. Page 125 of 418 Village of Mount Prospect I Page 3 ii. The total number of trees required and proposed. iii. The total number of shrubs required and proposed. 13. After the existing plantings (in the landscape buffer, foundation landscaping, and parking lot islands) have been identified, demonstrate that the landscaping for the entire site meets the requirements of Section 14.2304, including minimum installation sizes and mix of deciduous / evergreen shrubs. The current mix of deciduous /evergreen shrubs do not meet the 50% requirement for each. The plant schedule should distinguish the ornamental trees from the shade trees. For shrubs that mature at less than five feet (5') in height, minimum installation size shall be two feet (2'). For shrubs that mature taller than five feet (5') in height, minimum installation size shall be three feet (3'). Include the minimum installation sizes and mature heights of each shrub. 14. Add the following three notes under the "Mount Prospect Landscape Notes' . a) Except areas occupied by planting beds, all landscaping areas located in the front or exterior side yards shall be sodded. b) Except areas occupied by planting beds, all landscaping areas located in the interior side or rear yards shall be sodded or seeded. c) Plant materials installed along the perimeters of parking areas and rights of way shall be salt hardy. 15. Per Section 14.2306(A), parking lot landscape islands shall be a minimum of seven feet (7') in width and at least 120 square feet in area. Provide dimensions of the width of each parking lot Landscape island. All parking lot landscape islands, including existing end islands, shall provide 50% live coverage. Live coverage shall consist of a mixture of planting material, including evergreens, shrubs and perennials. 16. Per Section 14.2306(B), Perimeter Landscaping: The regulations shall apply to the area defined along an adjacent lot line, extending to any or all of the following: exterior curblines of a parking lot; drive aisles or loading docks; and any building. Perimeters Abutting/Adjacent to Single -Family Residential Uses: The following landscaping is required along lot lines that are adjacent or abutting a single-family residential use. a) Front And Exterior Side Yards: 1. Where located across a street from a residential use, continuous landscaping shall be provided along the frontage to a height of three feet (3'). 2. Shade trees shall be provided at the equivalent of fifty feet (50') apart along the abutting lot line. b) Rear And Interior Side Yards: 1. A screen/buffer shall be provided at a minimum of six feet (6) in height. 2. Shade trees shall be provided at the equivalent of fifty feet (50') apart along the abutting lot line. Page 126 of 418 Village of Mount Prospect I Page 4 3. Other planting material, including ornamental trees, evergreens, shrubbery, hedges, and/or other live planting materials shall be provided at intermittent Locations, covering at least seventy five percent (75%) of the linear frontage. 17. Add parking lot landscape islands at the end of each row of parking stalls regardless of the number of parking stalls in the row to meet the requirements of Section 14.2306(A). 18. Additional foundation landscaping shall be provided along the southwest facade. Existing foundation landscaping must be identified and must be in good health. Provide the width of all foundation landscaping - a minimum of 4 feet is required per Section 14.2307. 19. Per 15.501(C) and 15.502(D), parkway trees are required. However, fees will be collected, and parkway trees will be selected and planted by the Village. Delete the 4 proposed parkway trees along Northwest Highway. 20. Three mature trees are proposed for removal. Additional information is required per Section 14.2308, including reason for tree removal and a description of the trees to be removed. Arguments for removal under subsections A3c and Aid of this section shall be accompanied by a report from a certified arborist. Si na e: 21. Sheet SA-1.4 shows one wall sign and one monument sign. No dimensions were provided for the monument sign. No signage relief has been requested or approved as part of this submittal. Any sign drawings that are submitted during building permit phase shall comply with code. 22. Per Section 7.302(G)(9), a minimum of two (2) square feet of landscaping will be required for every one square foot of sign face required. Landscaping shall form an attractive, dense cluster at the base of the sign. Public Works Department: Comments Regarding the Traffic Impact Study (TIS): (These comments should be addressed prior to granting conditional use approval.) 23. The Traffic Impact Study needs to be stamped by an Illinois registered PE. 24. Use a 1.0%compounded background growth rate instead of the 0.50%noted under Background Growth on page 5. 25. Revise the Pass -By Trip and Diverted Link Trip percentages. Due to the roadway network in the area, we believe these amounts should be lower. Northwest Highway has the Union Pacific Railroad paralleling it to the south for its entire length in the area. This disrupts the standard road network and creates a barrier that does not allow easy distribution of trips. Therefore, there will be less Pass -By and Diverted Link trips than indicated as standard by Institute of Transportation Engineers (ITE). Page 127 of 418 Village of Mount Prospect I Page 5 26. Provide parking analysis based on the ITE's latest parking generation manual to determine if more parking spaces are necessary beyond what the Village Code would require to adequately serve this use. 27. Staff is concerned with the possibility of the queues entering the site backing up onto Northwest Hwy. What measures will be put into place to mitigate the chances of vehicles queueing onto Northwest Hwy.? To eliminate this possibility, we suggest that you consider flipping the drop-off/pick-up parking to the west side of the building, and the staff & visitor parking to the east. In this way the queue would have to wrap all the way around the building before reaching Northwest Hwy. Note: This may require sidewalk to be installed along the west side of the building. 28. The TIS must be submitted to the Illinois Department of Transportation (IDoT) for review. Approval from IDoT will be required as a condition of the Village permit. Comments Regarding the Site Design: (These comments may be addressed as part of the building permit submittal.) 29. Do not place signs back-to-back if they interfere with a reserved sign shape (no square signs on the back of octagonal stop signs). 30. Provide additional signage & striping to better direct pick-up/drop-off traffic. 31. Correct the direction of flow arrows on the existing sanitary service from the building. 32. The plan shows an existing storm sewer from across Northwest Highway connecting to the catch basin near the southwest corner of the site. This storm sewer does not exist; delete this sewer from the plan. 33. Per MSD Permit 88-782, 0.353 ac-ft provided. Confirm permitted volume is still available, or provide (restore) as part of this project. Also, confirm the 3" restrictor is in place, or reinstall as part of this project. 34.Obtain a "Letter of Determination" from MWRD confirming if WMO permit will be required. Building Department: 35. Provide full code analysis including building and adopted codes in addition an analysis based on the Illinois State Plumbing Code and Illinois Accessibility Code. In the plumbing code analysis, provide per use groups including child calculations as afforded by the state code. The kitchen equipment and installation in addition to the full project requires architectural, mechanical, electric, plumbing and energy code drawings. The kitchen details require hood drawings, cut sheets, product listings, proposed menu (if available). Page 128 of 418 Village of Mount Prospect I Page 6 Environmental Health Division: 36. New daycare will require State of Illinois and DCFS approval. Provide all information to the State of Illinois and DCFS as necessary. 37. Specifications for the new kitchen will be required along with all other requirements of the New Food Establishment packet which is provided (see attachment). Fire Department: Please advise the petitioner that the following items must be included in the building/site plans submittal (all comments must be addressed during building permit submittal): 38. A fire sprinkler system in accordance with NFPA 13 will be required for this project. Ensure fire sprinkler shop drawings, hydraulic calculations, and equipment cut sheets are submitted for review. Village of Mount Prospect Fire Prevention Code, 24.20 39. A fire alarm system will be required for this project. Ensure that the fire alarm shop drawings with point-to-point wiring diagrams, battery load calculations, and equipment cut sheets are submitted for review. 40. An additional means of egress will be required based on occupancy load and travel distances. Additional means of egress may be required for any infant rooms and rooms for children under two. 41. An egress plan must be provided for the entire building. This plan must include occupant Loads, travel distances, egress widths, and common path of travel distances. An egress plan will be required when the building plans are submitted for review. Additional exits may be required. 42. Before final approval, a State of Illinois Fire Marshal inspection/ IL-DCFS license will be required. 43. Fire lanes will be required based on the site review. Additional marking of fire lanes will be required. 44. All egress doors are to use keyless locksets on the egress side. No flush bolts, dead or draw bolts, etc. will be allowed. Life Safety Code, 7.2.1.5.1 If any changes are requested, please make the changes as noted above and submit a point - by -point response letter and pdf files of the drawings. Please upload revisions into the portal. Feel free to contact me at (847) 818-5314 / achoi@mountprospect.org if you have any questions. Sincerely, Ann Choi Development Planner c: File Community Development Page 129 of 418 MAYOR Paul Wm. Hoefert VILLAGE MANAGER Michael J. Cassady TRUSTEES Vincent J. Dante Terri Gens William A. Grossi John J. Matuszak Colleen E. Saccotelli Mount Prospect Village of Mount Prospect 1 S. EmersonStreet,•unt Prospect, Illinois•11 • April 24, 2025 Fornaro law c/o Heather Doman 1022 S. LaGrange Rd La Grange, IL 60525 Via e-mail: hdoman(a-)fornarolaw.com VILLAGE CLERK Karen Agoranos Phone: 847/962-6000 Fax: 847/962-6022 www.mountprospect.org Re: 1040W. Northwest Highway/ Conditional Use Approval for a Daycare Center/ Review#2 Dear Ms. Doman, The Village of Mount Prospect has reviewed the second submittal for conditional use approval for a daycare center at 1040 W. Northwest Highway, Mount Prospect. Staff has the following review comments: Planning Division: General: 1. The drop-off/pick-up parking shall be located on the west side of the building, and the staff and visitor parking shall be located along the east side of the building. 2. A sidewalk for pedestrian access shall be provided from the pick-up/drop-off area to the front door along the west side of the building. Landscape Plan: 3. Per Section 14.2304(B)(2)(b), for shrubs that mature at less than five feet (5') in height, the minimum installation size shall be two feet (2'). 4. Per Section 14.2304(B)(2)(c), for shrubs that mature taller than five feet (5') in height, minimum installation size shall be three feet (3'). 5. Include the mature heights of each shrub in the plant schedule. 6. The plant schedule should distinguish the ornamental trees from the shade trees. 7. Per Section 14.2306(A)(2), there shall be at least fifty percent (50%) live coverage in the Landscape parking lot islands located at the site's southwest and southeast corners. Live Page 130 of 418 Village of Mount Prospect I Page 2 coverage shall consist of a mixture of planting material, including evergreens, shrubs and perennials. f � rE" a { 64h1MAl tY� 9 Jpi (�l�x muipf i�L IX� Y . ..................... .... ..... � i. I, v p I{II N 8. The trees that will be removed as noted in the tree inventory table do not need to be replaced. Per Section 14.2308(B)(4), only trees that were designated for preservation that are destroyed or razed during the construction process, during regular maintenance activities, or have been removed without prior approval of the community development director are required to be replaced. 9. Add a fourth column to the table providing the reason for tree removal and cite the correct code section: Section 14.2308(A)(3)(a), (b), (c) or (d). 10. Per Section 14.2303(A)(9), acode-compliant irrigation plan shall be required at time of building permit submittal. Si na e: 11. Per 7.302(D), an awning or canopy sign may be used as primary signage provided no wall signs are directed to the same street frontage. The area of such sign shall not exceed fifty percent (50%) of the exterior surface area of the awning, or face of the canopy, up to a maximum of one hundred fifty (150) square feet, whichever is less. Sheet SA-1.4 shows a future logo/signage that appears to exceed the 50% requirement. Correct the table as a canopy sign and not a wall sign and comply with the 50% requirement. 12. Per 7.302(G)(9), a minimum of two square feet of landscaping is required for every one square foot of sign face required. Landscaping shall form an attractive, dense cluster at the base of the sign. Include the landscaping area calculation on the signage drawing. 13. No signage relief has been requested or will be approved as part of this submittal. Any sign drawings that are submitted during the building permit phase shall comply with code. Public Works Department: Comments Regarding the Traffic Impact Study (TIS): (These comments should be addressed prior to granting conditional use approval.) Page 131 of 418 Village of Mount Prospect I Page 3 14. Update the pick-up & drop-off analysis and Table 13 using an average service time of 15 minutes. 15. To maximize the available space for vehicle queueing, locate the student pick-up/drop-off to be on west side of building. Comments Regarding the Site Design: (These comments may be addressed as part of the building permit submittal.) 16. Narrow the driveway along the front of the building to a single lane width, and provide striping & signage to direct traffic one-way, eastbound. 17. Provide sidewalk for pedestrian access from the pick-up/drop-off area to the front door along the west side of the building. 18. Provide ADA/IAC compliant pedestrian access from public sidewalk to building. 19. Per MSD Permit 88-782, 0.353 ac-ft provided. Confirm permitted volume is still available, or provide (restore) as part of this project. Also, confirm the 3" restrictor is in place, or reinstall as part of this project. 20. Do not place signs back to back if they interfere with a reserved sign shape (no square signs on the back of octagonal stop signs). Building Department: 21. A full building code plan review will be completed at time of permit submittal. Environmental Health Division: 22. New daycare will require State of Illinois and DCFS approval. Provide all information to the State of Illinois and DCFS as necessary. 23. Specifications for the new kitchen will be required along with all other requirements of the New Food Establishment packet which is provided (see attachment). Fire Department: Please advise the petitioner that the following items must be included in the building/site plans submittal: 24. A fire sprinkler system in accordance with NFPA 13 will be required for this project. Ensure fire sprinkler shop drawings, hydraulic calculations, and equipment cut sheets are submitted for review. Village of Mount Prospect Fire Prevention Code, 24.20 25. A fire alarm system will be required for this project. Ensure that the fire alarm shop drawings with point-to-point wiring diagrams, battery load calculations, and equipment cut sheets are submitted for review. Page 132 of 418 Village of Mount Prospect I Page 4 26. An additional means of egress will be required based on occupancy load and travel distances. Additional means of egress may be required for any infant rooms and rooms for children under two. 27. An egress plan must be provided for the entire building. This plan must include occupant Loads, travel distances, egress widths, and common path of travel distances. An egress plan will be required when the building plans are submitted for review. Additional exits may be required. 28. Before final approval, a State of Illinois Fire Marshal inspection/ IL-DCFS license will be required. 29. Fire lanes will be required based on the site review. Additional marking of fire lanes will be required. 30. All egress doors are to use keyless locksets on the egress side. No flush bolts, dead or draw bolts, etc. will be allowed. Life Safety Code, 7.2.1.5.1 If any changes are requested, please make the changes as noted above and submit a point - by -point response letter and pdf files of the drawings. Please upload revisions into the portal. Feel free to contact me at (847) 818-5314 / achoi@mountprospect.org if you have any questions. Sincerely, Ann Choi Development Planner c: File Community Development Page 133 of 418 MAYOR Paul Wm. Hoefert VILLAGE MANAGER Michael J. Cassady TRUSTEES Vincent J. Dante Terri Gens William A. Grossi John J. Matuszak Colleen E. Saccotelli Mount Prospect Village of Mount Prospect 1 S. EmersonStreet,•unt Prospect, Illinois•11 • May 14, 2025 Fornaro law c/o Heather Doman 1022 S. LaGrange Rd La Grange, IL 60525 Via e-mail: hdoman(a-)fornarolaw.com VILLAGE CLERK Karen Agoranos Phone: 847/962-6000 Fax: 847/962-6022 www.mountprospect.org Re: 1040W. Northwest Highway/ Conditional Use Approval for a Daycare Center/ Review#3 Dear Ms. Doman, The Village of Mount Prospect has reviewed the second submittal for conditional use approval for a daycare center at 1040 W. Northwest Highway, Mount Prospect. Staff has the following review comments: Planning Division: These comments should be addressed prior to granting conditional use approval: 1. A separate parking landbank plan shall be provided prior to the Village Board meeting (date TBD). These comments may be addressed as part of the building permit submittal: 2. Consider adding foundation landscaping in the form of decorative, year-round planter boxes and pots along the west side of the building. 3. A code -compliant landscape plan, irrigation plan, photometric plan and signage drawings are required with the building permit submittal. Public Works Department: PW has no further comments regarding the Traffic Impact Study, and has no objection to the requested Conditional Use to operate a daycare. However, the comments noted below must be addressed before a Building Permit can be issued: 4. Narrow the driveway along the front of the building to a single lane width, and provide striping & signage to direct traffic one-way, eastbound. Page 134 of 418 Village of Mount Prospect I Page 2 5. Provide sidewalk for pedestrian access from the pick-up/drop-off area to the front door along the west side of the building. 6. Provide ADA/IAC compliant pedestrian access from public sidewalk to building. 7. Per MSD Permit 88-782, 0.353 ac-ft provided. Confirm permitted volume is still available, or provide (restore) as part of this project. Also, confirm the 3" restrictor is in place, or reinstall as part of this project. 8. Do not place signs back to back if they interfere with a reserved sign shape (no square signs on the back of octagonal stop signs). Building Department: 9. A full building code plan review will be completed at time of permit submittal. Environmental Health Division: 10. New daycare will require State of Illinois and DCFS approval. Provide all information to the State of Illinois and DCFS as necessary. 11. Specifications for the new kitchen will be required along with all other requirements of the New Food Establishment packet which is provided (see attachment). Fire Department: Please advise the petitioner that the following items must be included in the building/site plans submittal: 12. A fire sprinkler system in accordance with NFPA 13 will be required for this project. Ensure fire sprinkler shop drawings, hydraulic calculations, and equipment cut sheets are submitted for review. Village of Mount Prospect Fire Prevention Code, 24.20 13. A fire alarm system will be required for this project. Ensure that the fire alarm shop drawings with point-to-point wiring diagrams, battery load calculations, and equipment cut sheets are submitted for review. 14. An additional means of egress will be required based on occupancy load and travel distances. Additional means of egress may be required for any infant rooms and rooms for children under two. 15. An egress plan must be provided for the entire building. This plan must include occupant Loads, travel distances, egress widths, and common path of travel distances. An egress plan will be required when the building plans are submitted for review. Additional exits may be required. 16. Before final approval, a State of Illinois Fire Marshal inspection/ IL-DCFS license will be required. 17. Fire lanes will be required based on the site review. Additional marking of fire lanes will be required. Page 135 of 418 Village of Mount Prospect I Page 3 18. All egress doors are to use I<eyless locksets on the egress side. No flush bolts, dead or draw bolts, etc. will be allowed. Life Safety Code, 7.2.1.5.1 If any changes are requested, please make the changes as noted above and submit a point - by -point response letter and pdf files of the drawings. Please upload revisions into the portal. Feel free to contact me at (847) 818-5314 / achoi@mountprospect.org if you have any questions. Sincerely, u B Ann Choi Development Planner c: File Community Development Page 136 of 418 EXHIBIT 2 DAYCARE FACILITIES ADJACENT TO RESIDENTIAL PROPERTIES EXAMPLES [Annexed] Page 137 of 418 O 00 C`7 CU co n co n EXHIBIT 3 DAYCARE FACILITY LACKING LAYERED BUFFERING EXAMPLE [Annexed] Page 140 of 418 r�i Thunder Acoustics, LLC 847 South Randall Road, #218 Elgin, IL 60123 855-566-7488 www.ThunderAcoustics.com Childcare Facility Sound Study April 9th, 2026 Prepared for: Harmony Group Capital, LLC Thunder Acoustics examined the potential noise emanating from the playground of the proposed childcare facility. The new childcare facility will use an existing building at 1040 W Northwest Hwy in Mount Prospect, IL. It will feature an indoor playground and approximately 9,000-square-foot outdoor playground. The indoor playground is fully enclosed and therefore will not create a noise issue. The outdoor playground is shown below in FIGURE 1 and will hold a maximum of SO children. Because children playing can create noise, we examined the potential impact of the outdoor playground on the surrounding area. Proposed Stump Array Piroposerd Perennial �,.. Ptah+ Area P a� sedDecomposed 9 Pal ............. ............ Proposed Chrribing Proposed Stump Array„n /i��///%71 Proposed Planting Y r ✓/ %/%/ %/ i j Proposed Playground Propo'sod Ma"I wded /i /%%, iii _, � Props Cli�rh�tl�in l" Lawn Area �. u e LogA�h / roposedl Paver y I 1� / r. i Figure 1—New playground behind the existing building From the Mount Prospect Ordinance Chapter 23, Section 1403: ENUMERATION OF NUISANCES, Part H it states that, " ... it is a nuisance for any person... to produce... any offensive noise which disturbs the peace or quiet of the neighborhood..." Whether a noise is considered "offensive" can be subjective; therefore, this report focuses on the quantitative aspects of sound. Established acoustical standards, however, provide guidance Thunder Acoustics, LLC (an affiliate of Acoustic Associates, LLC) Page 1 Page 142 of 418 on characteristics that increase the potential for annoyance. According to American National Sta nda rds I nstitute S12.9-20211, Pa rt 4, Quantities and Procedures for Description and Measurement of Environmental Sound — Noise Assessment and Prediction of Long -Term Community Response, adjustment factors are applied to sounds that are impulsive, tonal, or contain strong low -frequency content. These characteristics are not typical of children playing and therefore do not warrant additional penalty adjustments under this standard. Our interpretation of "disturbs the peace or quiet" is that the sound must be clearly audible above the existing ambient environment. Acoustically, this corresponds to a time -averaged sound level that is at least 5 dB(A) above the ambient noise level. A 5 dB(A) increase is widely recognized as clearly perceptible and is commonly used as a threshold for assessing noise impact. This approach is consistent with regulatory frameworks in states such as California and New York, which utilize a 5 dB(A) increase above ambient levels in their noise criteria. While Illinois standards are based on fixed threshold limits, best practice for evaluating noise impact is to compare project sound levels to existing ambient conditions. Additionally, guidance from the U.S. Environmental Protection Agency supports the use of time - averaged sound levels (Leq) when evaluating environmental noise and community response, reflecting the importance of cumulative sound exposure rather than instantaneous levels. Consistent with this approach, the State of Illinois specifies a 1-hour time -averaging period for environmental noise assessments. Mal: to To evaluate the audibility of the playground activity above the ambient background noise, we visited the Mount Prospect facility on Tuesday, March 19t", to examine the area and set up professional -grade equipment near the neighbors to record the ambient noise. FIGURE 2 shows this location. The recording ran for a nominal 24 hours to capture the existing noise in the area. Thunder Acoustics, LLC (an affiliate of Acoustic Associates, LLC). Page 2 Page 143 of 418 shown by the dark, solid green line, is a commonly used measure of background noise. Because it represents the sound level exceeded 50% of the time, it effectively filters out the higher, transient events such as trains, trucks, and airplanes. During the recording and for the hours the playground was in use (9:00 AM — 5:00 PM), the 1-hour median levels (L50) ranged from 46 to 52 dB(A). The overall median sound level during this period was 49 dB(A), which is approximately equivalent to the sound level of a dishwasher at a distance of 3 feet. Ambient sound levels were higher during the morning commute (7:00 AM to 9:00 AM) at approximately 52 dB(A) and in the evening (5:00 PM to 9:00 PM) at approximately 51-52 dB(A). As a result, playground use during these periods would have less relative impact compared to the mid -day hours (9:00 AM to 5:00 PM), when ambient levels are lower. Figure 3 —Plot showing the ambient noise recorded over a nomina124-hour period. We listened to portions of the recording to identify the dominant noise levels recorded over the sample period and annotated some of this noise on FIGURE 3. With the Metra line and Northwest Hwy next to this property, the area's soundscape is characterized by frequent train and vehicle passings. While the train passings were less frequent, they were high -intensity, typically exceeding 70 dB(A) at the microphone location. This would be about the level of a vacuum at 3 ft. The vehicle passing noise was more frequent, but the sound levels were lower. Secondary to those two sources, there were also frequent jet flyovers. Thunder Acoustics, LLC (an affiliate of Acoustic Associates, LLC). Page 3 Page 144 of 418 To assess the site's sound emissions, we captured sound generated at a similar playground (Guidepost Montessori at South Naperville) with 30 children aged 3-5 years. We set up professional -grade equipment outside the fenced area, as shown in FIGURE 4, to record noise, and then analyzed the recordings in our lab to calculate sound levels radiated from the playground. This included a nominal 1 hour of background noise (i.e., without children on the playground) and a nominal 1 hour of children using the playground. Based on this analysis, the playground with 30 children produced atime-average sound level of 68 dB(A) at the microphone position. For 50 children, the level would be 70 dB(A). Figure 4 -Guidepost South Naperville (5051 Ace Lane Naperville, IL) Our software, SounclPlanT11 Js an internationally accepted program that accurately calculates the sound level at millions of distant points based on the site's topography, reflections from buildings, ground reflections from the parking lot, atmospheric absorption, diffraction from vegetation, and shielding from berms and structures. First, we developed a model of our sound source collection at Guidepost South in Naperville. This was a necessary step to validate our sound source setup. This model accurately captured and adjusted for the effects of this environment, like reflections from the nearby building, that would be different in the case of the proposed playground. The model results matched our measurements, which means the sound source was accurate to apply to the new location. Then, we developed a model of the new location to calculate the sound radiated from the proposed playground including all the factors listed above. Based on these calculations, the program generated a plot of color -coded sound -level contours surrounding the site as shown in FIGURE 5. These contours include the effect of an 8-foot-tall "sound" fence. This "sound" fence Thunder Acoustics, LLC (an affiliate of Acoustic Associates, LLC). Page 4 Page 145 of 418 can be made from a variety of materials, such as PVC, but it must be solid with no gaps and must have a Sound Transmission Class rating of greater than STC 15 (reduction of sound going straight through the fence) to achieve the results shown. Additionally, at the end of this report are similar figures and a data table showing the effects of a 7 ft tall and a 6 ft tall "sound" fence. FIGURE 5 presents the projected sound levels from the school yard in comparison to the measured ambient sound level at 1040 W Northwest Highway. The dark green shading represents the ambient sound level of 49 dB(A) during school operating hours. Contour intervals are shown in 2 dB(A) increments, which correspond to changes that are generally negligible in terms of perceptibility (see TABLE 1). The next contour range, representing a 3-4 dB(A) increase above ambient, corresponds to a just noticeable difference, while increases of 5-6 dB(A) are considered clearly noticeable and would represent a mild impact. Table 1- Perceptual Difference as a Function of the Decibel Increase I Increase Perceptual L Difference Negligible NoticeableDecibel Just Clearly Noticeable r■ 1Strongly Noticeable r r 9-10 dB(A) Doubling in Loudness Substantial Figure 5 -Impact level contours for an 8 ft Fence Thunder Acoustics, LLC (an affiliate of Acoustic Associates, LLC). Page 5 Page 146 of 418 We chose three points - represented by blue dots on FIGURE 5 - to extract the calculated sound levels from the program. Based on these values, we expect the noise levels from the playground to be below the ambient level for Location 4 and slightly above the ambient for Locations 1 and 3, each at 52 dB(A). At only 3 dB(A) above the ambient noise, the level would be just noticeable. Since this is below 5 dB(A), the additional noise would not be sufficient to "disturb the peace or quiet of the neighborhood ". 599MT4ff M Mas Based on the analysis performed, here are our key findings: • Existing ambient noise levels during playground operating hours are relatively elevated, with a median (L50) of 49 dB(A). The ambient noise is dominated by heavy train and vehicle traffic in the area. • The predicted sound levels at nearby locations, and an 8 ft "sound" fence, are no more than 52 dB(A). At less than 3 dB(A) above ambient, this represents a "just noticeable" difference from ambient noise. Refer to the attached figures and table for the results of a 7 ft and 6 ft "sound" fence. • With a difference of less than 5 dB(A), the projected sound levels are insufficient to "disturb the peace or quiet of the neighborhood" as defined by the Mount Prospect ordinance. In summary, as long as a "sound fence" is properly constructed, the proposed playground is acoustically compatible with the surrounding area and meets the intent of the local noise regulations. This does not mean that children playing will be inaudible at all times. If there is a yell or shout during a lull in traffic, it would likely be audible for a moment. But as the US EPA advocates, the long-term annoyance of a noise source must be assessed using time -averaging. Submitted by: Steve Thunder, BSE Acoustical Engineer Thunder Acoustics, LLC (an affiliate of Acoustic Associates, LLC). 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MaRous & Company specializes in the valuation of unique and complex investment -grade real estate and has conducted similar market impact studies for a variety of clients and for several different proposed developments over the last 40 years. Clients have ranged from municipalities,, counties,, and school districts, to corporations,, developers, and citizens' groups. The types of projects analyzed include: warehouse and distribution facilities; industrial uses such as waste transfer stations, landfills, quarries, and material recycling facilities; suburban school development; recreational uses such as skate parks and lighted high school athletic fields; commercial developments such as shopping centers and big -box retail facilities; religious facilities such as mosques and mega -churches; residential developments including high -density multifamily and congregate -care buildings; and large single-family subdivisions. MaRous & Company has also appraised a variety of real estate properties in the subject area. Value -impact projects include, but are not limited to proposed industrial/distribution parks in South Elgin, Carpentersville, Hillside, Glenview, Aurora, and Huntley; quarry expansions/material processing in Will County and Lakemoor; proposed Memorial Field variance for a lighted field for Glenbard Township High School; the proposed development of a K-8 school in Evanston; and proposed development of tennis courts at Woodlands Academy, Lake Forest. Other value -impact projects include assisted -living facilities in Highland Park and Bannockburn; the proposed development of a residential rehabilitation facility near St. Charles- a senior independent -living building in Grayslake; expansion of a continuing ccommunity I in Lake Forest; two Presbyterian Homes facilities in Evanston —one new construction and one proposed redevelopment; and The Moorings of Arlingg ton Heihts. 41 Along with the various projects described above, MaRous & Company has conducted over 100 market studies of energy -related projects. These projects consist of analyzing the impact of wind -energy facilities,, solar -energy facilities,, and transmission lines on adjacent residential uses, as weii as several proposed natural gas -fired electric plants in various locations. (847) 384-2030 FAX (847) 692-5498 * www.marous.com MW Real Estate Consultation Appraisal & Investment Services M A4 A U S Iy & 1: !,v� Page 154 of 418 Mr. Ira Schwartz April 2, 2026 Project Information Location 1040 West Northwest Highway Mount Prospect, Illinois Project Type High -End Daycare Project Developer Harmony Group Capital, LLC Current Land Acreage 2.08 Acres Existing Property 2-Story Office Property Proposed Daycare Development Retrofitted 21,760-square-foot existing office 2,860- square- foot building expansion Covered playground Outdoor playground Typical Hours of Operation 7AM to 7PM Monday — Friday Current Zoning B-1 — Business Office Allowed uses: car rental, offices, dance studios, funeral homes, medical offices, municipal buildings, and more Access Ingress is permitted only on the east side of the property and egress only on the west side of the property Access and Traffic Considerations According to Stonefield Engineering & Design, LLC, the proposed development would not have a significant impact on the traffic operations of the adjacent roadway network. Proposed Landscaping A substantial amount of existing landscape screening, primarily consisting of evergreen shrubs and arborvitae, already exists along the perimeter of the site. The petitioner will provide additional perimeter, foundation, playground, and parking island landscaping. The petitioner will also replace the existing light poles in the parking lot and reuse the existing monument sign. Approximate Distance from Proposed Building 97 feet from the west townhomes Improvements to Nearest Existing Residential 160 feet from the east single-family homes Home (Building to Building) 200 feet from the north single-family homes Will provide a useful service for the nearby community Project Cost - $2,500,000+ Public and Economic Considerations New higher property providing stabilized community property tax revenue IN n PA l" �� Y Page 155 of 418 Mr. Ira Schwartz April 2, 2026 a vv °. ' III' ' 1 I .,.,. .� �,� .��.�: ,.,, � ,, .w+ r�... z I a � '''' rt`! 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(sly® r ' wr rwll(l���I I[lu IU � Irrr ""�J"�ii°'�G�� LANE 53 V +,wJVIO,W�'tdR".J 0 1 r��l�?�4mfiIVI�"� TO u III + C5ii.: r v LL• �wJ���Jf� @t^9�i��e`r"���u ���.°�` . + o µ f.. r' I B m.W r `ii"If 4' PROPOSED SITE PLAN M1 ����� ��� mill � �iir��� III 3 .IIa � w A �,tt, 9YG°° &,�,� �F Page 156 of 418 Mr. Ira Schwartz April 2, 2026 Purpose and Intended Use of the Study The purpose of this appraisal assignment is to analyze the potential impact, if any, on the value of the surrounding properties in the area of the proposed development which consists of a high -end daycare. The report is intended specifically for the use of Harmony Group Capital, LLC. Any other use or user of this report is considered to be unintended. S Page 157 of 418 Mr. Ira Schwartz April 2, 2026 Executive Summary As a result of the market impact analysis undertaken, the conclusion made is that the proposed development will not diminish or impair property values in the nearby area and the surrounding community. Further, market data from the subject area support the conclusion that the proposed development will not diminish or impair property values in the nearby area and the surrounding community. These conclusions are based on the following: :• The use will meet or exceed all the required development and operating standards. :• Controls will be in place to ensure ongoing compliance. Medical office is legal by right which would have a high volume of traffic/use compared to the daycare and existing minimally used office. Planned landscaping, particularly along residential boundaries. The existing property likely buffers existing noise from West Northwest Highway. According to Stonefield Engineering & Design LLC, the proposed development would not have a significant impact on the traffic operations of the adjacent roadway network. :• The hours of operation for the proposed development provide little to no use on the weekends and virtually no use on the evenings during the week compared to a more intense use such as medical office. Although currently nearly vacant, the existing office property has existed for more than 30 years and previously generated traffic which is also visually the same or inferior compared to the proposed high -end daycare. The subject area is already impacted by noise from West Northwest Highway and the Union Pacific rail line (estimated to run 70-90 trains per weekday). More than $2,500,000 investment in high -quality real estate for the community. New higher property taxes for the community, not including one-time various development fees and other taxes. The proposed project will generate substantial building permit fees, create temporary and permanent jobs, and boost demand for local services during construction. It will also result in positive real estate taxes with a positive impact on schools, police, libraries, parks, fire, and other taxing districts. :• The proposed daycare is an amenity to the community which is likely to create greater demand for local residency and therefore is likely to increase nearby property values. •:• An analysis of recent single-family and townhouse residential sales proximate to existing daycares in the nearby area, which includes a residential sale as close as 93 feet to a daycare building, did not support any finding that proximity to daycare use had any impact on property values. S Page 158 of 418 Mr. Ira Schwartz April 2, 2026 Definition of Market Value When discussing market value, the following definition is used: The most probable price a property should bring in a competitive and open market under all condition's requisite to a fair sale, the buyer and seller each acting prudently and knowledgeably, and assuming the price is not affected by undue stimulus. Implicit in this definition is the consummation of a sale as of a specified date and the passing of title from seller to buyer under conditions whereby: .• Buyer and seller are typically motivated. .• Both parties are well informed or well advised and acting in what they consider their own best interests. A reasonable time is allowed for exposure in the open market. .• Payment is made in terms of cash in U.S. dollars or in terms of financial arrangements comparable thereto. .• The price represents the normal consideration for the property sold unaffected by special or creative financing or sales concessions granted by anyone associated with the sale.1 Scope of Work and Reporting Process Information was gathered concerning the real estate market generally and the market of the area surrounding the project specifically. The uses in the surrounding area were considered. The following summarizes the actions taken: .• Review of the proj ect's supporting documents and plan submissions provided by Harmony Group Capital, LLC. Review of a traffic study prepared by Stonefield Engineering & Design, dated May 6, 2025. Review of the demographics in the area of the proposed high -end daycare. Data gathered on the general market area of the proposed development, in other comparable locations, and in Mount Prospect in which existing daycares are located. Data gathered on the market for residential in the nearby area of the project and from other areas in the county from private sources, public sources, and sources from the Mount Prospect and/or Illinois public records. Interviews of Illinois real estate professionals concerning recent sales in their area, local market conditions, and the impact of daycares on property values in the area. .• Physical inspections of the properties used for development of the matched pairs on the exterior, and photographs of the interiors where available, by MaRous & Company. Inspections performed of the subject area and the areas in nearby towns with existing multifamily use by Stephen Vizcarra and Michael S. MaRous on February 27, 2026. 1 (12 C.F.R. Part 34.42(g); 55 Federal Register 34696, August 24, 1990, as amended at 57 Federal Register 12202, April 9, 1992; 59 Federal Register 29499, June 7, 1994) Page 159 of 418 Mr. Ira Schwartz April 2, 2026 This document is considered to conform to the requirements of the Uniform Standards ofProfessional Appraisal Practice and Advisory Opinions (USPAP). This letter is a brief recapitulation of the appraisal data, analyses, and conclusions; additional supporting documentation is retained in the MaRous & Company office file. There are no extraordinary assumptions or hypothetical conditions included in the market study. In order to form a judgment concerning the potential impact, if any, on the value of the surrounding residential properties of the approval of the proposed development the following have been considered: The character and the value of the residential properties in the general area of the proposed high -end daycare The economic impact on the larger community by the proposed high -end daycare .• The impact on the value of the surrounding residential properties by the proposed high - end daycare S Page 160 of 418 Mr. Ira Schwartz April 2, 2026 3-Mile Area Demographics and Development Area Analysis des Summary sI s, Tolt oip L! I at 0111 134,9023 128 9036 128,888 Tolta I I h �I IIIa m y III ol,Ll s eh d ,81 8 96 Aiverg, III HoijusehoildIi . .4: 2,36 Owner Oc c LI lilliled II oIIL1 l'11g Uri'lts 38 9787 3992159 981 Ren er Iccupi Ius" i t 14,E � �9 d i'I a n Age 42.8 415 4.4, des 1■�A m . aX 11 2025 " ` „„ fl _ , "0 :i Areit i r, dll ; Nat OII 4� l IIIIII ',, '-. A li, p ll�ll .3 ,. A li: �H �+V'u s ? V l'Is tt '% 0.1% ' Ott; ' ��Fa m '111 y II ^ � '��� t IIIIII 4a�J�l I...,. '-. 1 awl%��'I�dl' ® I WI�V' , ,. �w��"I�dl�' Owner Gccupied Housingits 0,3% 0,.% ,. Median IIHollUseholl d Income 2. % 1 I lb, 2,. % IIp" M III y IM i ------------------------- IIVN li���� IIu rq����� ICI rol INy. MM -------------------------------------------------------------------------------- Average Household Income Per Capita Income ---------- M A I , R u I� " Imm �N� �u � °r�.. i� III Page 161 of 418 Mr. Ira Schwartz April 2, 2026 Average Daily Traffic Volume Up to 8,000 vehicles per day 8,001 - 15,000 15,001 - 50,000 50,001 - 70,000 70,001 - 100,000 More than 100,000 per day Mour Pros'pi Based on the traffic map, the immediate subject area receives impact from approximately 9,700 — 10,450 vehicles per day on West Northwest Highway. Not highlighted on the map is the Union Pacific rail line (estimated to run 70-90 trains per weekday). S Page 162 of 418 Mr. Ira Schwartz April 2, 2026 Recent Residential Sales Near the Subject Area The following table summarizes a sample of recent sales of residential properties in the nearby area of the proposed development which consisted of sales that had consistent data across private and public sources. Single -Family Sales Stat Street r Nanie Sfx Clifty A.11 Beds Bathsr Bit A.SF Acrea,ge Closer, Date Sold Pr Taxes, ,�YAVw CLSD 2 411 ptl W IA Mount Prospet-t 2�. wIM1n wW ,5 IM ,, 1803 0 . �w1Yll 2 �Ibwwr� 0 tl�Y2wwn wMW I i.. ,000 ,MMMw , 1 2 n hr� Prospect Prospect Mount Pro �c 2 i, LOM i� ^ I Date Mount Prospect 2 �S S 2 S 6 S WN4 2W $567rOOO $1�. w. M . 77 Mount Prospect bsmt 8 L �wxU M Isa e a St 'mwwN' �� 4 4.1 1 95 S 9342 1 � aWm .. 2 0 $72StOOO $1,6,r986 LS, 2 Dale Ave Mount Prospect . 2 S 5 4 06 2 I .»,. S $1,111,0376 3S'I 10 CL,SD 109 MacArthurID Prospect bsmtS. 2 5 � 22 1 22 ..990 Attached Single -Family Sales IIM LS 4, st.at City Stre/et# CI��t.i .�� ;f L,���FI„�F � �I;t I Beds �.t��� � H.�� �.t�� .i�����,��� �jp Closed Date G9395050 CLSD uil ' ' French Way $4� 3 f 23 1 , '1 T dull' � S" - ,2124f 1 I� rosp ct 2 Stary 1,1306868, CLSD mouilt00 French Wad � � �; , 2 , 1 3il5f, 22. F rosp ct �� "� � triii 1098,8265, CLSDmouilt ' 2 French Way , F � 2" �; , � f0 f2�.. F rosp ct �� "� � triii � 002 3 " �I T �I�Iouse- ,, I�II�� � 2 tar Frospect ple n 11, l" I� � Page 163 of 418 Mr. Ira Schwartz April 2, 2026 Factors That Affect Property Values Considered .• Appearance o High -end daycares have an active use of the land they occupy and are generally compatible with all uses in the immediate surrounding area considering appropriate controls. The proposed project will have a visually modern design that will fit in with its surroundings. o The subject property has been improved with an existing two-story office property for more than 30 years which is visually the same or inferior compared to the proposed high -end daycare. o Increased landscaping, particularly along residential boundaries. .• Noise and Odor o High -end daycare projects produce some sound. o High -end daycare projects are not reported to produce significant odor. o The subject area is already impacted by noise from West Northwest Highway and the Union Pacific rail line (estimated to run 70-90 trains per weekday). .• Traffic/Use o According to Stonefield Engineering & Design, the proposed development would not have a significant impact on the traffic operations of the adjacent roadway network. o No modifications to the existing access by the development. o Although currently nearly vacant, the existing office property has existed for more than 30 years and previously generated traffic. o The hours of operation for the proposed development provide little to no use on the weekends and virtually no use on the evenings during the week compared to a more intense use such as medical office. o Medical office is legal by right which would have a high volume of traffic/use compared to the daycare and existing nearly vacant office. Hazardous Materials o High -end daycares are not reported to produce any significant hazardous materials and toxins. .• Public Services o Infrastructure Benefits ■ More than $2,500,000 investment in high -quality real estate for the community. ■ New higher property taxes for the community, not including one-time various development fees and other taxes. ■ Creation of temporary and long-term employment opportunities. ■ A useful service will be provided to the nearby community. o Schools ■ Taxes paid by the proposed development will benefit schools with greater funding. o Community Benefit ■ The proposed daycare will provide early child education benefiting local families. Page 164 of 418 Mr. Ira Schwartz April 2, 2026 ■ The proposed daycare will support local workforce participation by affording parental guardians greater flexibility to maintain employment while children are under care. ■ The proposed daycare is an amenity to the community which is likely to create greater demand for local residency and therefore is likely to increase nearby property values. S 12 SFr r (�,, 9Y , Page 165 of 418 Mr. Ira Schwartz April 2, 2026 Market Impact Analysis A market impact analysis is undertaken to develop an opinion as to whether the proposed project will have an effect on the value of residential uses in proximity to the proposed project. This analysis includes: A matched pair analysis considering the impact on value of residential properties proximate to daycares in or nearby Mount Prospect Analysis of resales of homes near daycare use during the existence of the daycares Research of daycare demand in the area to determine if there is any impact on the residential S 13 Page 166 of 418 Mr. Ira Schwartz April 2, 2026 Residential Appreciation Amidst Daycares The following analysis considers resales of townhomes and homes near daycare use during the existence of the daycare. The first resale considers a home near the Children's Land Learning Center at Mount Prospect, built likely in 2020 comprising about 11,000 square feet. This daycare is approximately 182 feet away building to building from the home. The second re -sale considers a townhome near a daycare that comprises approximately 7,000 square feet and is located at 1540 Algonquin Road, Palatine. This home is approximately 124 feet from the daycare. S 14 Page 167 of 418 Mr. Ira Schwartz April 2, 2026 Address Square Footage Year Built Beds Baths Lot Size 1591 Sout Paul Le Comte Court 2,139 2007 3 4.1 N/A Palatine Sale Date: 03/30/2017 Sale Price: $500,000 Sale Date: 09/29/2021 Sale Price: $543,000 About 1.9% appreciation (straight line) year over year for about 4.5 years with no updates noted on the listing reports. S 15 Page 168 of 418 Mr. Ira Schwartz April 2, 2026 The preceding homes have been appreciating amidst daycare buildings. Matched Pair Analysis A matched pair analysis is a methodology which analyzes the importance of a selected characteristic in this instance proximity to daycares to the value of a property. 2 This technique compares the sale of a property in proximity to the selected characteristic to the sale of a similar property in the same market area and under similar market conditions but without the proximity to the selected characteristic. It is difficult to find properties that are identical except for proximity to a daycare, and which also occurred under substantially similar market conditions. The residences included in this study were researched in MLS then confirmed by the corresponding municipality/county public records. Adjustment grids are included with each matched pair analysis to compare each variable of sale. The adjustment comparisons in the following analyses are qualitative. A qualitative analysis involves using quality ratings based on how the non -proximate sales compare to the proximate sales and does not require using dollar adjustments. 3 The non -proximate sales are adjusted with the notations of superior (-), similar (o), and inferior (+). The superior variables are given downward adjustments to meet the related variables of the proximate residences. The similar variables do not require adjustments. The inferior variables are given upward adjustments in order to meet the related variables of the proximate residences. 2 See the discussion "Paired Sales Analysis " and "Sale/Resale Analysis " in Bell, Randall, MAI, Real Estate Damages, Applied Economics and Detrimental Conditions, Second Edition, Appraisal Institute, 2008, pages 25-27. The ideal is to review a sale and resale of a property in proximity to a selected characteristic, to compare it to a sale and resale of a similar property without such proximity, and to then analyze whether the proximity to the selected characteristic influenced the change in value. However, in rural areas it usually is not possible to find data for this type of `pure pair" analysis. 3 Horn, T. (2015, September 3). What qualitative analysis is and how agents can use it to price their listings • Birmingham Appraisal Blog. Retrieved from hops://birminghamappraisalblog.com/appraisal/what-qualitative-analysis-is-and-how-agents-can-use-it-to price -their - listings/ Page 169 of 418 Mr. Ira Schwartz April 2, 2026 Children's Land Learning Center Analysis - Matched Pair No. 1 A newer daycare was built likely in 2020, comprising about 11,000 square feet of building area located at 621 North Main Street, Mount Prospect. Matched Pair # 1 considers the sale of a house located at 616 North Main Street, Mount Prospect, which sold in February 2025. This house is approximately 182 feet building to building from the daycare. This sale is compared with two nearby comparable sales that sold in July 2025 and October 2025, respectively. The salient details of these two properties are summarized in the table below. The following aerial map illustrates the relationship of proximate properties to the daycare. S 17 Page 170 of 418 Mr. Ira Schwartz April 2, 2026 MATCHED PAIR NO. 1 1A - Proximate 1B — NearbySale I — NearbySale to Daycare Address 616 N. Main Street 709 N. Russel St. 702 N. Pine St. Mount Prospect Mount Prospect Mount Prospect Distance from Daycare (feet) 182 N/A N/A Sale Date February 21, 2025 July 11, 2025 October 15, 2025 Sale Price $407,000 $4005000 $4101000 Sale Price/Sq. Ft. (above $376.85 $310.08 $256.25 grade) Year Built 1956 1957 1957 Building Size (Sq. Ft.) 17080 1,290 17600 Lot Size (acres) 0.16 N/A N/A Style 1 Story (Brick) 1 Story (Brick) 1.5 Story (Brick, Aluminum) 3 bedrooms, 2 bath 3 bedrooms, 1.1 bath 3 bedrooms, 2 bath Basement Finished Partially Finished Crawl Central air Central air Central air Utilities Forced -air heat Forced -air heat Forced -air heat Public water Public water Public water Other Two -car detached garage One -car attached garage Two -car detached garage 616 N. Main Street Mount Prospect Page 171 of 418 Mr. Ira Schwartz April 2, 2026 709 N. Russel St. Mount Prospect 702 N. Pine St. Mount Prospect ADJUSTMENT GRID MATCHED PAIR NO. 1 Sale Address Sale Year Building Lot Location Exterior Interior Beds/Baths Basement No. Date Built Size Size Style Finish 709 N. Russel St. 1 B Mount Prospect O O - N/A O O N/A O O 1 C 702 N. Pine St. O O - N/A O O O O + Mount Prospect + Positive adjustment based on comparable being inferior in comparison to property #1 A - Negative adjustment based on comparable being superior in comparison to property #1 A 0 No adjustment necessary The above sales compared to 616 North Main Street are similar; however, considering the adjustments noted in the above table, the differences in the sale price do not support the conclusion that proximity to the proposed daycare had a negative impact on the value of the 616 North Main Street property. S 19 Page 172 of 418 Mr. Ira Schwartz April 2, 2026 MATCHED PAIR 1 LOCATION MAP 20 Page 173 of 418 Mr. Ira Schwartz April 2, 2026 Bright Horizons at Mount Prospect Analysis - Matched Pair No. 2 Bright Horizons daycare is comprised of approximately 6,500 square feet, and is located at 1020 Hunt Club Drive, Mount Prospect. Matched Pair #2 considers the sale of a house located at 645 West Bel Aire Lane, Mount Prospect, which sold in July 2022. This home is approximately 150 feet from the daycare. This sale is compared with two non -proximate similar properties which both sold in March of 2021 and June of 2021. The salient details of these two properties are summarized in the table below. The following aerial map illustrates the relationship of the proximate property to the daycare. S 21 SFr r(,' 9Y' Page 174 of 418 Mr. Ira Schwartz April 2, 2026 MATCHED PAIR NO. 2 2A - Proximate 213 — NearbySale 2C — Nearby Sale y to a Daycare 645 W. Bel Aire Ln. 1001 S. Grace St. 1016 S. Beechwood Drive Address Mount Prospect Mount Prospect Mount Prospect Distance from daycare (feet) 150 N/A N/A Sale Date July 15, 2022 March 15, 2021 June 02, 2021 Sale Price $400,000 $3905000 $405,000 Sale Price/Sq. Ft. (above $205.97 $267.67 $295.40 grade) Year Built 1948 1976 1974 Building Size (Sq. Ft.) 1,942 11457 1,371 Lot Size (Acres) N/A 0.25 0.25 Style 1 Story (Brick) 1.5 Story (Vinyl) 2 Story (Vinyl) 3 bedrooms, 2 bath 3 bedrooms, 2 bath 3 bedrooms, 2 bath Basement Finished Partially Finished Finished Central air Central air Central air Utilities Forced -air heat Forced -air heat Forced -air heat Public water Public water Public water Parking 2-car attached garage 2-car attached garage 2-car attached garage 645 W. Bel Aire Ln. Mount Prospect Page 175 of 418 Mr. Ira Schwartz April 2, 2026 ADJUSTMENT GRID MATCHED PAIR NO. 2 Sale Address Sale Year Building Lot Location Exterior Interior Beds/Baths Basement No. Date Built Size Size Style Finish 1001 S. Grace 213 St. + - + N/A O - - O O Mount Prospect 1016 S. 2C Beechwood + _ + N/A O - O O O Drive Mount Prospect + Positive adjustment based on comparable being inferior in comparison to property #1A - Negative adjustment based on comparable being superior in comparison to property #2A 0 No adjustment necessary The above sales compared to 645 West Bel Aire Lane are similar; however, considering the adjustments noted in the above table, the differences in the sale price do not support the conclusion that proximity to uses similar to the proposed daycare have a negative impact on the value of the 645West Bel Aire Lane property. 1001 S. Grace St. Mount Prospect 1016 S. Beechwood Drive Mount Prospect SFr r(,' 9Y' Page 176 of 418 Mr. Ira Schwartz April 2, 2026 MATCHED PAIR 2 LOCATION MAP S 24 Page 177 of 418 Mr. Ira Schwartz April 2, 2026 Ecole 360 Child Development Analysis - Matched Pair No. 3 A daycare comprises approximately 7,000 square feet and is located at 1540 Algonquin Road, Palatine. Matched Pair #3 considers the sale of a townhouse located at 1427 West Rue Paris Place, Palatine, sold in March 2018. This home is approximately 93 feet from the daycare. This sale is compared with one non -proximate similar property that sold in June 2017. The salient details of this property is summarized in the table below. The following aerial map illustrates the relationship of the proximate property to the daycare. S 25 SFr r(,' 9Y' Page 178 of 418 Mr. Ira Schwartz April 2, 2026 MATCHED PAIR NO. 3 3A - Proximate 36 — NearbySale to Daycare 1427 W. Rue Paris PI. 1578 S. Paul Le Comte Ct. Address Palatine Palatine Distance from daycare (feet) 93 N/A Sale Date March 22, 2018 June 14, 2017 Sale Price $5103000 $5005000 Sale Price/Sq. Ft. (above $183.65 $222.52 grade) Year Built 2011 2007 Building Size (Sq. Ft.) 27777 21247 Style 3 Story (Brick) 2 Story (Brick) 2 bedrooms, 3.1 bath 3 bedrooms, 2.2 bath Basement Finished Finished Central air Central air Utilities Forced -air heat Forced -air heat Public Water Public Water Sewer Sewer 2-car attached garage 2-car attached garage Other 1427 W. Rue Paris PI. Palatine Page 179 of 418 Mr. Ira Schwartz April 2, 2026 ADJUSTMENT GRID MATCHED PAIR NO. 3 Sale Address Sale Year Building End Location Exterior Interior Beds/Baths Basement No. Date Built Size Unit Style Finish 1578 S. Paul 313 Le Comte Ct. O O + O O O O O O Palatine + Positive adjustment based on comparable being inferior in comparison to property #3A - Negative adjustment based on comparable being superior in comparison to property #3A o No adjustment necessary The above sale compared to 1427 W. Rue Paris Pl. is similar; however, considering the adjustments noted in the above table, the difference in the sale price does not support the conclusion that proximity to uses similar to the proposed daycare have a negative impact on the value of the 1427 W. Rue Paris PI property. 1578 S. Paul Le Comte Ct Palatine Page 180 of 418 Mr. Ira Schwartz April 2, 2026 MATCHED PAIR 3 LOCATION MAP S 28 Page 181 of 418 Mr. Ira Schwartz April 2, 2026 Matched Pair Analysis Conclusions Comparing the sale of properties proximate to daycares to similar properties selling under similar market conditions without proximity to daycares, we have not discovered any sales in which proximity to daycares appear to have had a negative impact on property values. Comparatively, the distance to the proposed subject development from the nearby residential are farther away compared to some of the matched pairs' distance to daycare that is used in this report. Additionally, recent sales near daycare use show further evidence of the lack of impact from it. Lastly, price points for the residential market of the subject area over the last two to three years amidst daycare development in the subject area have continued to increase. Therefore, the conclusion is that there does not appear to have been any measurable negative impact on surrounding residential property values due to the proximity of daycares similar to the proposed project. S 29 Page 182 of 418 Mr. Ira Schwartz April 2, 2026 Conclusions As a result of the market impact analysis undertaken, the conclusion made is that the proposed development will not diminish or impair property values in the nearby area and the surrounding community. Further, market data from the subject area support the conclusion that the proposed development will not diminish or impair property values in the nearby area and the surrounding community. These conclusions are based on the following: The use will meet or exceed all the required development and operating standards. .• Controls will be in place to ensure ongoing compliance. .• Medical office is legal by right which would have a high volume of traffic/use compared to the daycare and existing minimally used office. Planned landscaping, particularly along residential boundaries. The existing property likely buffers existing noise from West Northwest Highway. According to Stonefield Engineering & Design LLC, the proposed development would not have a significant impact on the traffic operations of the adjacent roadway network. The hours of operation for the proposed development provide little to no use on the weekends and virtually no use on the evenings during the week compared to a more intense use such as medical office. Although currently nearly vacant, the existing office property has existed for more than 30 years and previously generated traffic which is also visually the same or inferior compared to the proposed high -end daycare. .• The subject area is already impacted by noise from West Northwest Highway and the Union Pacific rail line (estimated to run 70-90 trains per weekday). .• More than $2,500,000 investment in high -quality real estate for the community. New higher property taxes for the community, not including one-time various development fees and other taxes. .• The proposed project will generate substantial building permit fees, create temporary and permanent jobs, and boost demand for local services during construction. It will also result in positive real estate taxes with a positive impact on schools, police, libraries, parks, fire, and other taxing districts. The proposed daycare is an amenity to the community which is likely to create greater demand for local residency and therefore is likely to increase nearby property values. An analysis of recent single-family and townhouse residential sales proximate to existing daycares in the nearby area, which includes a residential sale as close as 93 feet to a daycare building, did not support any finding that proximity to daycare use had any impact on property values. S 30 Page 183 of 418 Mr. Ira Schwartz April 2, 2026 This report is based on market conditions existing as of February 27, 2026. This market impact study has been prepared specifically for the use of the client to gain information in relation to the development of the proposed high -end daycare. Other use or user of this report is considered to be unintended. Respectfully submitted, Michael S. MaRous, MAI, CRE Illinois Certified General - #553.000141 (9/27 expiration) o 41 ,a Stephen A. Vizcarra Associate Real Estate Trainee Appraiser - #557.006879 (9/27 expiration) Page 184 of 418 Mr. Ira Schwartz April 2, 2026 CERTIFICATE OF REPORT We do hereby certify that: 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are our personal, impartial, and unbiased professional analyses, opinions, conclusions, and recommendations. 3. We have no present or prospective personal interest in the property that is the subject of this report and no personal interest with respect to the parties involved. 4. We have performed no services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. 5. We have no bias with respect to the property that is the subject of the work under review or to the parties involved with this assignment. 6. Our engagement in this assignment was not contingent upon developing or reporting predetermined results. 7. Our compensation for completing this assignment is not contingent upon the development or reporting of predetermined value or direction in value that favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event directly related to the intended use of this appraisal consulting assignment. 9. Our analyses, opinions, and conclusions were developed, and this report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice. 10. We have made a personal inspection of the subject of the work under review on February 27, 2026. 11. The reported analysis, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Foundation. 12. The use of the report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. 13. As of the date of this report, Michael S. MaRous, MAI, CRE, has completed the continuing education requirements for Designated Members of the Appraisal Institute. Respectfully submitted, MaRous & Company 'i Michael S . MaRous, MAI, CRE Illinois Certified General - #553.000141 (9/27 expiration) F j Stephen A. Vizcarra Associate Real Estate Trainee Appraiser - #557.006879 (9/27 expiration) Page 185 of 418 F"ll Q Q =1 Ll I 9J_1 v �e a � SFr 9Y , Page 186 of 418 Mr. Ira Schwartz, Executive Vice President, Development April 2, 2026 AERIAL SITE VIEW S Page 187 of 418 I a) Cld ct . ct O •�' ct cli ct c1d Ct O �--l00 O U � cn Ct W ct N O �-+ ct Cld � U Ct ct U , Q + ct cn ct • c� � � U • � U v1 ct c� ctct • clt ct N • c� > p ct.r cn M U ct Q� .- c1d aj cn r-- • � C U V 7� _U N ct c1d ct c N � •� . v •� 4 ,� .� ct ct ct 4-4 ctbA N ct ct ct rA r..0 a-4 4 ct ct • • • • • • y.., O U 0 00 r O 00 00 r m n MICHAEL S. MAROUS STATEMENT OF QUALIFICATIONS Michael S. MaRous, MAI, CRE, is president and owner of MaRous and Company. He has appraised more than $15 billion worth of primarily investment -grade real estate in more than 25 states. In addition to providing documented appraisals, he has served as an expert witness in litigation proceedings for many law firms; financial institutions; corporations; builders and developers; architects; local, state, county, and federal governments and agencies; and school districts in the Chicago metropolitan area. His experience in partial interest, condemnation, damage impact, easement (including aerial and subsurface), marital dissolutions, bankruptcy proceedings, and other valuation issues is extensive. He has provided highest and best use, marketability, and feasibility studies for a variety of properties. Many of the largest redevelopment areas and public projects, including Interstate 355, the Chicago O'Hare International Airport expansion, the Chicago Midway International Airport expansion, and the McCormick Place expansion, are part of Mr. MaRous' experience. Mr. MaRous also has experience in regard to mediation and arbitration proceedings. Also, he has purchased and developed real estate for his own account. APPRAISAL AND CONSULTATION EXPERIENCE Business Parks Distribution Centers Auto Sales/Service Facilities Banquet Halls Big Box Stores Bowling Alleys Cemeteries Farms Golf Courses Lumber Yards Apartment Complexes Condominium Conversions Agricultural Alleys Commercial Industrial Properties Manufacturing Facilities Research Facilities Commercial Properties Gasoline Stations Hotels and Motels Office Buildings Special -Purpose Properties Nurseries Riverboat Gambling Facilities Schools Stadium Expansion Issues Solar Farms Residential Properties Condominium Developments Single-family Residences Vacant Land Easements Industrial Residential Clients Self -storage Facilities Warehouses Restaurants Shopping Centers Theaters Tank Farms Underground Gas Aquifers Utility Corridors Waste Transfer Facilities Wind Farms Subdivision Developments Townhouse Developments Rights of Way Streets Vacations Corporations Law Firms Private Parties Financial Institutions Not -for -profit Associations Public Entities EDUCATION B.S., Urban Land Economics, University of Illinois, Urbana -Champaign Continuing education seminars and programs through the Appraisal Institute and the American Society of Real Estate Counselors, and real estate brokerage classes PUBLIC SERVICE Mayor, City of Park Ridge, Illinois (2003-2005) Alderman, City of Park Ridge, including Liaison to the Zoning Board of Appeals and Planning and Zoning and Chairman of the Finance and Public Safety Committees (1997-2005) Page 189 of 418 PROFESSIONAL AFFILIATIONS AND LICENSES Appraisal Institute, MAI designation, Number 6159 Counselors of Real Estate, CRE designation Illinois Certified General Real Estate Appraiser, License Number 553.000141 (9/27) Indiana Certified General Real Estate Appraiser, License Number CG41600008 (6/26) Wisconsin Certified General Real Estate Appraiser, License Number 1874-10 (12/27) Minnesota Certified General Real Estate Appraiser, License Number 40330656 (8/26) Iowa Certified General Real Estate Appraiser, License Number CG03468 (6/27) South Dakota Certified General Real Estate Appraiser, License Number 1467CG (9/26) Michigan Certified General Real Estate Appraiser, License Number 1205004587 (7/27) Colorado Certified General Real Estate Appraiser, License Number CG200004173 (12/27) Licensed Real Estate Managing Broker (Illinois) PROFESSIONAL ACTIVITIES Mr. MaRous is past president of the Chicago Chapter of the Appraisal Institute. He is former chair and vice chair of the National Publications Committee and has sat on the board of The Appraisal Journal. In addition, he has served on and/or chaired more than 15 other committees of the Appraisal Institute, the Society of Real Estate Appraisers, and the American Institute of Real Estate Appraisers. Mr. MaRous served as chair of the Midwest Chapter of the Counselors of Real Estate in 2006 and 2007 and has served on the National CRE Board since 2011. He sat on the Midwest Chapter Board of Directors, the Editorial Board of Real Estate Issues, and on various other committees. Mr. MaRous also is past president of the Illinois Coalition of Appraisal Professionals. He also has been involved with many other professional associations, including the Real Estate Counseling Group of America, the Northwest Suburban Real Estate Board, the National Association of Real Estate Boards, and the Northern Illinois Commercial Association of Realtors. PUBLICATIONS AND PROFESSIONAL RECOGNITION Mr. MaRous has spoken at more than 20 programs and seminars related to real estate appraisal and valuation. Author "Low-income Housing in Our Backyards," The Appraisal Journal, January 1996 "The Appraisal Institute Moves Forward," Illinois Real Estate Magazine, December 1993 "Chicago Chapter, Appraisal Institute," Northern Illinois Real Estate Magazine, February 1993 "Independent Appraisals Can Help Protect Your Financial Base," Illinois School Board Journal, November - December 1990 "What Real Estate Appraisals Can Do for School Districts," School Business Affairs, October 1990 Awards Appraisal Institute - George L. Schmutz Memorial Award, 2001 Chicago Chapter of the Appraisal Institute — Heritage Award, 2000 Chicago Chapter of the Appraisal Institute - Herman O. Walther, 1987 (Distinguished Chapter Member) Reviewer or Citation in the Following Books Rural Property Valuation, 2017 Real Estate Damages, 1999, 2008, and 2016 Golf Property Analysis and Valuation, 2016 Dictionary of Real Estate Appraisal, Fourth Edition, 2002 and Sixth Edition, 2015 Market Analysis for Real Estate, 2005 and 2014 Appraisal of Real Estate, Twelfth Edition, 2001, Thirteenth Editio Fourteenth Edition, 2013 Shopping Center Appraisal and Analysis, 2009 Subdivision Valuation, 2008 Valuation of Apartment Properties, 2007 Valuation of Billboards, 2006 Appraising Industrial Properties, 2005 Valuation of Market Studies for Affordable Housing, 2005 Valuing Undivided Interest in Real Property: Partnerships and Cotenancies, 2004 Analysis and Valuation of Golf Courses and Country Clubs, 2003 Valuing Contaminated Properties: An Appraisal Institute Anthology, 2002 Hotels and Motels: Valuation and Market Studies, 2001 Land Valuation: Adjustment Procedures and Assignments, 2001 Appraisal of Rural Property, Second Edition, 2000 Capitalization Theory and Techniques, Study Guide, Second Edition, 2000 Guide to Appraisal Valuation Modeling Land, 2000 Appraising Residential Properties, Third Edition, 1999 Business of Show Business: The Valuation of Movie Theaters, 1 GIS in Real Estate: Integrating, Analyzing and Presenting Locational Information, 1998 Market Analysis for Valuation Appraisals, 1995 n, 2008, 999 Page 190 of 418 REPRESENTATIVE WORK OF MICHAEL S. MAROUS Headquarters/Corporate Office Facilities in Illinois Corporate headquarters, 300,000 sq. ft. and 500,000 sq. ft., Chicago Fortune 500 corporation facility, 450,000 sq. ft., Northfield Major airline headquarters, 1,100,000 million sq. ft. on 47 acres, Elk Grove Village Corporate Headquarters, 1,500,000+ sq. ft., Lake County Office Buildings in Chicago 401 South LaSalle Street, 140,000 sq. ft. 134 North LaSalle Street, 260,000 sq. ft. 333 North Michigan Avenue, 260,000 sq. ft. 171 West Randolph Street, 360,000 sq. ft. 20 West Kinzie Street, 405,000 sq. ft. 55 East Washington Street, 500,000 sq. ft. 10 South LaSalle Street, 870,000 sq. ft. 222 West Adams Street, 1,000,000 sq. ft. 141 West Jackson Boulevard, 1,065,000 sq. ft. 333 South Wabash Avenue, 1,125,000 sq. ft. 155 North Wacker Drive, 1,406,000 sq. ft. 70 West Madison Street, 1,430,000 sq. ft. 111 South Wacker Drive, 1,454,000 sq. ft. 175 West Jackson Boulevard, 1,450,000 sq. ft. 227 West Monroe Street, 1,800,000 sq. ft. 10 South Dearborn Street, 1,900,000 sq. ft. Hotels in Chicago One West Wacker Drive (Renaissance Chicago Hotel) 10 East Grand Avenue (Hilton Garden Inn) 106 East Superior Street (Peninsula Hotel) 120 East Delaware Place (Four Seasons) 140 East Walton Place (The Drake Hotel) 160 East Pearson Street (Ritz Carlton) 301 East North Water Street (Sheraton Hotel) 320 North Dearborn Street (Westin Chicago River North) 401 North Wabash Avenue (Trump Tower) 505 North Michigan Avenue (Hotel InterContinental) 676 North Michigan Avenue (Omni Chicago Hotel) 800 North Michigan Avenue (The Park Hyatt) Large Industrial Properties in Illinois Chicago Fortune 500 company distribution center, 1,000,000 sq. Caterpillar Distribution Facility, 2,231,000 sq. ft., Morton Self -storage facilities, various Chicago metropolitan locations Airport Related Properties Mr. MaRous has performed valuations on more than 100 parcels in and around Chicago O'Hare International Airport, Chicago Midway International Airport, Palwaukee Municipal Airport, Chicago Aurora Airport, DuPage Airport, and Lambert -St. Louis International Airport Page 191 of 418 Vacant Land in Illinois 15 acres, office, Northbrook 20 acres, residential, Glenview 25 acres, Hinsdale 55 acres, mixed -use, Darien 68 acres, Roosevelt Road and the Chicago River 75 acres, 1-88 at 1-355, Downers Grove 100± acres, various uses, Lake County 100 acres, Western Springs 140 acres, Flossmoor 142 acres, residential, Lake County 160 acres, residential, Cary 200 acres, mixed -use, Bartlett 250 acres, Island Lake 450 acres, residential, Wauconda 475± acres, various uses, Lake County 650 acres, Hawthorne Woods 650 acres, Waukegan/Libertyville 800 acres, Woodridge 900 acres, Matteson 1,000± acres, Batavia area 2,000± acres, Northern Lake County 5,000 acres, southwest suburban Chicago area Landfill expansion, Lake County Retail Facilities 20 Community shopping centers, various Chicago metropolitan locations Big box uses, various Chicago metropolitan locations and the Midwest Gasoline Stations, various Chicago metropolitan locations More than 100 single -tenant retail facilities larger than 80,000 sq. ft., various Midwest metropolitan locations Macy's Downtown Chicago Apple Store Downtown Chicago Residential Projects Riverview 11, Chicago; Old Town East and West, Chicago; Museum Park Lofts 11, Museum Park Tower 4, University Commons, Two River Place, River Place on the Park, Chicago; Timber Trails, Western Springs, Illinois Market Impact Studies Land -fill projects in various locations Quarry expansions in Boone and Kendall counties Commercial development and/or parking lots in various communities Zoning changes in various communities Waste transfer stations in various communities Business and Industrial Parks Chevy Chase Business Park, 30 acres, Buffalo Grove Carol Point Business Center, 300-acre industrial park, Carol Stream, $125,000,000+ project Internationale Centre, approximately 1,000 acre -multiuse business park, Woodridge Properties in Other States 330,000 sq. ft., Newport Beach, California Former government depot/warehouse and distribution center, 2,500,000 sq. ft. on 100+ acres, Ohio Shopping Center, St. Louis, Missouri, Office Building, Clayton, Missouri Condominium Development, South Dakota, South Dakota Hormel Foods, various Midwest locations Wisconsin Properties including Lowes, Menards, Milwaukee Zoo, CVS Pharmacy's in Milwaukee, Dairyland Racetrack, Major Industrial Property in Manawa, Class A Office Buildings and Vacant Land Energy Related Projects Oakwood Hills Energy Center, McHenry County, Illinois Lackawanna Power Plant, Lackawanna County, Pennsylvania Commonwealth Edison, high tension lines Page 192 of 418 Wind Projects Illinois Alta Farms Wind Project II, Dewitt County Bennington Wind Project, Marshall County Goose Creek Wind, Piatt County Harvest Ridge Wind Farm, Douglas County Lincoln Land Wind Farm, Morgan County Midland Wind Farm, Henry County McLean County Wind Farm, McLean County Otter Creek Wind Farm, LaSalle County Pleasant Ridge Wind Farm, Livingston County Radford's Run Wind Farm, Macon County Shady Oaks II, Lee County Twin Groves Wind Farm, McLean County Walnut Ridge Wind Farm, Bureau County Indiana Roaming Bison Wind Farm, Montgomery County Tippecanoe County Wind Farm, Tippecanoe County Iowa Great Pathfinder Wind Project, Boone & Hamilton County Ida Grove II Wind Farm, Ida County Kansas Neosho Ridge Wind Farm, Neosho County Jayhawk Wind, Bourbon County & Crawford County New York Alle-Catt Wind, Allegany County, Cattaraugus County, & Wyoming County Orangeville Wind Farm, Wyoming County Ohio Seneca Wind, Seneca County Republic Wind, Seneca County & Sandusky County South Dakota Deuel Harvest Wind Farm, Deuel County Dakota Range Wind Project 1-Ill, Codington County, Grant County, & Roberts County Crocker Wind Farm, Clark County Crowned Ridge Wind II, Deuel County Prevailing Wind Park, Bon Homme County, Charles Mix County, & Hutchinson County Sweet Land Wind Farm, Hand County Triple H Wind Farm, Hyde County Tatanka Ridge Wind Project, Deuel County Solar Projects Illinois Hickory Point Solar Energy Center, Christian County Indiana Lone Oak Solar Farm, Madison County Maryland Dorchester County Solar Farm, Dorchester County Wisconsin Badger Hollow Solar Farm, Iowa County Darien Solar Energy Center, Rock County & Walworth County Grant County Solar, Grant County Paris Solar Energy Center, Kenosha County South Dakota Brookhaven Solar Energy Production Facility, Brookings County Western Regions of the United States of America Southwest Region — Arizona, Colorado, Nevada, New Mexico, & Utah Northwest Region — Idaho and Oregon Southern Great Plains Region — Texas Northern Great Plains Region — General Research Page 193 of 418 REPRESENTATIVE CLIENT LISTING OF MICHAEL S. MAROUS Alschuler, Simantz & Hem LLC Ancel, Glink, Diamond, Bush, DiClanni & Krafthefer Arnstein & Lehr LLP Berger, Newmark & Fenchel P.C. Berger Schatz Botti Law Firm, P.C. Carmody MacDonald P.C. Carr Law Firm Crane, Heyman, Simon, Welch & Clar Daley & Georges, Ltd. Day, Robert & Morrison, P.C. Dentons US LLP DiMonte & Lizak LLC DLA Piper Dreyer, Foote, Streit, Furgason & Slocum, P.A. Drinker, Biddle & Reath LLP Figliulo & Silverman, P.C. Foran, O'Toole & Burke LLC Franczek P.C. Fredrikson & Byron, P.A. Freeborn & Peters LLP AmericaUnited Bank Trust BMO Harris Bank Charter One Citibank Cole Taylor Bank First Bank of Highland Park First Financial Northwest Bank Advocate Health Care System Alliance Property Consultants American Stores Company Archdiocese of Chicago Arthur J. Rogers and Company Avangrid Renewables, LLC BHE Renewables BP Amoco Oil Company Christopher B. Burke Engineering, Ltd. Cambridge Homes Canadian National Railroad Capital Realty Services, Inc. Chicago Cubs Children's Memorial Hospital Chrysler Realty Corporation Law Firms Gould & Ratner LLP Greenberg Traurig LLP Helm & Wagner Robert Hill Law, Ltd. Hinshaw & Culbertson LLP Holland & Knight LLP Ice Miller LLP Jenner & Block Katz & Stefani, LLC Kinnally, Flaherty, Krentz, Loran, Hodge & Mazur PC Kirkland & Ellis LLP Klein, Thorpe & Jenkins, Ltd. McDermott, Will & Emery Mayer Brown Michael Best & Friedrich LLP Morrison & Morrison, Ltd. Bryan E. Mraz & Associates Neal, Gerber & Eisenberg, LLP Neal & Leroy LLC O'Donnell Haddad LLC Prendergast & DelPrincipe Rathje & Woodward, LLC Financial Institutions First Midwest Bank First State Financial Glenview State Bank Itasca Bank & Trust Co. Lake Forest Bank & Trust Co. MB Financial Bank Corporations Citgo Petroleum Corporation CorLands CVS Edward R. James Partners, LLC Enterprise Development Corporation Enterprise Leasing Company Exxon Mobil Corporation Hamilton Partners Hollister Corporation Imperial Realty Company nvenergy LLC Kimco Realty Corporation Kinder Morgan, Inc. Lakewood Homes Righeimer, Martin & Cinquino, P.C. Robbins, Salomon & Patt, Ltd. Rosenfeld Hafron Shapiro & Farmer Rosenthal, Murphey, Coblentz & Donahue Rubin & Associates, P.C. Ryan and Ryan, P.C. Reed Smith LLP Sarnoff & Baccash Scariano, Himes & Petrarca, Chtd. Schiff Hardin LLP Schiller, DuCanto & Fleck LLP Schirott, Luetkehans & Garner, LLC Schuyler, Roche & Crisham, P.C. Sidley Austin LLP Storino, Ramello & Durkin Thomas M. Tully & Associates Thompson Coburn, LLP Tuttle, Vedral & Collins, P.C. Vedder Price von Briesen & Roper, SC Winston & Strawn LLP Worsek & Vihon LLP Meltzer, Purtill & Stelle LLC Midwest Bank Northern Trust Northview Bank & Trust The Private Bank Wintrust Lowe's Companies, Inc. Loyola University Health System Marathon Oil Corporation Meijer, Inc. Menards Mesirow Stein Real Estate, Inc. Paradigm Tax Group Prime Group Realty Trust Public Storage Corporation RREEF Corporation Shell Oil Company Union Pacific Railroad Company United Airlines, Inc. Page 194 of 418 Village of Arlington Heights Village of Barrington Village of Bartlett Village of Bellwood Village of Brookfield Village of Burr Ridge City of Canton Village of Cary City of Chicago Village of Deer Park City of Des Plaines Des Plaines Park District Downers Grove Park District City of Elgin Elk Grove Village City of Elmhurst Village of Elmwood Park City of Evanston Village of Forest Park Village of Franklin Park Boone County State's Attorney's Office Forest Preserve of Cook County Cook County State 's Attorney's Office DuPage County Board of Review Federal Deposit Insurance Corporation U.S. General Services Administration Public Entities Illinois Local Governments and Agencies Village of Glenview Glenview Park District Village of Harwood Heights City of Highland Park Village of Hinsdale Village of Inverness Village of Kenilworth Village of Kildeer Village of Lake Zurich Leyden Township Village of Lincolnshire Village of Lincolnwood Village of Morton Grove Village of Mount Prospect Village of North Aurora Village of Northbrook City of North Chicago Village of Northfield Northfield Township Village of Oak Brook Village of Orland Park City of Palos Hills City of Peoria City of Prospect Heights City of Rolling Meadows Village of Rosemont City of St. Charles Village of Schaumburg Village of Schiller Park Village of Skokie Village of South Barrington Village of Streamwood Metropolitan Water Reclamation District of Greater Chicago City of Waukegan Village of Wheeling Village of Wilmette Village of Willowbrook Village of Winnetka Village of Woodridge County Governments and Agencies Forest Preserve District of DuPage County Lake County Forest Preserve District Kane County Lake County State 's Attorney's Office Kendall County Board of Review Morton Township Lake County Peoria County Argo Community High School District No. 217 Arlington Heights District No. 25 Township High School District No. 214, Arlington Heights Barrington Community Unit District No. 220 Chicago Board of Education Chicago Ridge District No. 127'/2 College of Lake County Community Consolidated School District No. 15 Community Consolidated School District No. 146 Community School District No. 200 Consolidated High School District No. 230 Darien District No. 61 DePaul University State and Federal Government Agencies Illinois Housing Development Authority Illinois State Toll Highway Authority Schools Elk Grove Community Consolidated District No. 59 Elmhurst Community Unit School District No. 205 Glen Ellyn School District No. 41 Glenbard High School District No. 87 Indian Springs School District No. 109 LaGrange School District No. 105 Lake Forest Academy Leyden Community High School District No. 212 Loyola University Lyons Township High School District No. 204 Maine Township High School District No. 207 Niles Elementary District No. 71 North Shore District No. 112, Highland Park The U.S. Postal Service Northwestern University Orland Park School District No. 135 Palatine High School District #211 Rhodes School District No. 84-1 /2 Riverside -Brookfield High School District No. 208 Rosalind Franklin University Roselle School District No. 12 Schaumburg Community Consolidated District No. 54 Sunset Ridge School District No. 29 Township High School District No. 211 Township High School District No. 214 Triton College University of Illinois Wheeling Community Consolidated District No. 21 Wilmette District No. 39 Page 195 of 418 Bill Co�o�ney', AICP Urban Planning ("'onstiltant 775 S. Behnont Ave. Artnigton, Heights, 111"Inois 60005 Phone.- (847) 878-1971 Etnail- billcoon,e.� j '16 1 Lcoti, Joseph Dorinefly, Chair'ni,an 131a,nning arid oning -.ollimissmn Village of" Mo'unt Prospect c/o Jawn Shallcross, Director of Commanity' Development 50 S, I'I`,.n,ierson St. MountProspect, 11'.. 0)(66 I * Rez 0 o P Conditional Llse Application — Pro,pose(I'Daycare Facility at'1040 W. 41 Nofthwest Iiighway [X%-ir C1, * oni, elly and I.-Ionorzib l.e -membe'rs ofthe Pla-tinAng and Zoning Comi,nisslor1l., Iw along I With SUP,pOrtling doctiments,, on bel.iaff of W'Northwest arn SUbMittling this, lettC," MP 11-C,, pefifioner 4,`or a condi"donal Use j.,)ermit I`br a d iycare center t "1040 W. Northwest tlighwa,�,". o'],ntrodt,,tcei,l,"i,lyse.if', I ani, aii Lirban plantittig con-StIltant work-Ing '0 1'11, Ig I Y independently f' r botli private and PLIblic organizations. Bet -ore estabfi's *1 11 C011sultancy, I spent th,,ree decades as tlie Director of'Coninitimly Dseal op,mentfor the Village of Motint Prospect, ov,ersee*ni nntng I g) pka at'id econonilc development. 1, am an aetive ii-ie.,nlberof die.Anierican, Plannmg Association, and have beetLi ce'red by the Anwrican Institute of C"'ertified Planners for the past 34 yeal.s. As the Con,irnis,slon, vvfll recall,"die pefitiorier appeared, bet"'ore the Pkaii-nflIgy zmd Zot'll"I'19 Conitnission last May whetv YOLI'voted to.tilake a, posit."we re,conii,i,,lei,,i,da,ti'ori'to th,eVillage Board. The Vill,,,,tge Board cw,lsidered the matter attlieff J"u,ne nwetings, and voted to deny the request dLJC 'to concerns Nxith perceived, negative ii,n,pacts ot"i SUrrou,nding residents rekiledto ppetltjes, noiise, and 1"naffic, I'lle VIIIage,1`3oard later voted in Julyto remand the petitiori back to the I'Jlanniing aild Zoning C,' otn,ml SS.I 0 11 to allow"fl-ie peti , tioner to provide additional Int"brin,atioll, ]II SUP"port oftheir proposa,l related to these I*SSUes. 'Th.e petitioner has been working over the past several jiionths to provide SLI'llplen,-ientall addresses all concerns ralsed by the "Village Board, 7 loczal experts to analyze the p,ro*ect's inij,,iact on property VaIlles and noise ati.d it, revisited traftic. 'rhe sound, atid valtiationi-eports a,j,,,,,e aftc."whedto this lat,ler. Based Upon these 0 * report's ir"Ind other SLIPportirig docttnients, it i s my opmio.n flicat''the proposed daycare cetiter Page 196 of 418 Mg PTO 1, will, not n,e,,LYa',e,I,y rmpact SLII1`OUn.d* perfies and the pi*,Iec,t nieets the stan.dards of Olw.l theZon-t-lig (.)'rdinance. Conformance with Village Zoning Code andLong-Range Planni'lig Goals and ON t 10 J ec I'vels Is" "I"I'le proposed d,aycare Iac"i tro n ty I � flay I I , I " SUppo -'ted by the V"Hage's Cojiiprehei,1s*ve Plan 4_0, and the plzin,ning ob.jecoxes in the North,Nvest Ffighwz�,,ty C'or,ridor Plan. 'Fhe Compreh,erisive Plan aesign,ated the subject property within the Nei gh borho(,,:)d ('.en'ter, 4' 01 0 Di,strict,,, wh,,ere intended primZ�Iry uses include aniix of bLlSiness ofi`Itces, snial I -scale retall, 10 1 1(10 ) -h -serving resta,urai"itS. dayeare facififiesl. prol-,"essiolial servic c,ns and (,,Y(I.ier neighbot . ood conimercial Uses. die proPosed daycare is fu'lly coi,isistent with these ititerided uses and aligns,with, the Village's, long-rzSLI wge plannuig ob' -srelated, to j ecb ve... c bject property. fi,i addition, the proposal li,ieetscatl ol"' the slan,dards establi shed t`or condittonal uses lin the -iese stan.dards 1j"Iclude the f."oflowil1g: Zoning OM-inatice. F1 0 4 1, . Thzxt the establishment tiia'intenance,, or operation of the condilimial use wIJI ilot be detriniental 'to or en,danger the PLIblic heaIth, sat,"elty.-als, cori.,i,t*o,i,-t, or tn ot r'll welfa're. gelierc I 1,11c":'it th"e condlitional Lisewill not be littjuriOUS t0the Uses and, en" joynient ofod er h property 'i,n t e "nimedilate vicinity for the Pt,,irI,,)oS_e%SI already, pertii.Itted, 11,or substa,ri,tially duninish and in,,ipano property valu,es will'ilti, the neighborhood in, Wiiiich it -ts to be located. 3. 'T"hatthe e stab 11' s hment, ofthe conditional use wIIl not Impede the norrilicall Z�inld orderly developtlient atid. ini rovenient offlIC S'11171"OLIA'Ading p.t*operty '601", Lise ,P pe,rtiiltted in. t1le district. 4. T'hzvtt le aldlec Liatepublic utflifies, access roads, drato, a,.tid,/or necessary t".wilfties have belen orwill be prov'ided. (aId,eqUate measures I'mve been or will bIe taketi. to provi,de iingress al'id egress so designed as to iiiinirtiiiize trzt-ftic coi,',igcstIon Mth,e ptib'Hc streets. 6. 1-it the proposed conditional use iis not contrztry to., flie ot�jecli,ves of fl,ie 01 cutorent col,",iipirel"ieii,slN,,le pl,ari f(,-)r the'villagel. and ,7 17 respects. P, ficable 7. atthe conditi('),11"iIII LIse sh.alt ni all othe, cotifort,yi to the a p regUlations oll,'the district in which 'it is localed, except as SLICh reg-ul a,t loils 11"lay M I rl be niod.11"ted P111ASLIant to the recomn,iendcat, on.s of the ph,:tni',iing and each instancel, C, Wiling COmtiI"ISSI,(,-)JI. As, OLIditled In'the petItIoner's ttiitial application, cand. stipplements to the appfication, 11,1-hle n petitio er assertsth,iat the establ'Ishn'ietit, n1aintenance, atid operatIon of the proposed conditional use wl"ll riot adversely iinipact public health, sa-fety, morals, coniII'Ort, or, H P general well"are. e developmel"it tand operatlioti of the 1`(,ic*.Iit�� tre not at'ific" ated to conflict with'tht best interests of'Village resIdents. "I'lie dayciare center iSI a, oriented use spe6ficall i,j L contetiiplated, w'th n flw B- I zoning district. Page 197 of 418 "I"he propos,ed facihty will neith,er j,,iegatrvreIv c,-,d,`1"ect the use or enjoy.,,tflerit ofadjacei,,it properties rior din.iIntsh or impai I r prope''I:*tv Va,IL:tes w I ithiin the surrouncling neii,ghborhood. As noted, later, tn 's correspondence there will be no 'i.m, airmen't or diitiiinl.lti,on 111 P propert, valu ,ws "I'lie daycare is, t,,,tri ap ropriate transitional uSe, t,4,,it serves as a btiff"er Y betwee'n residentiial Z,I,nd, cominerclal ,Etre(,.i,s, alignincy, with the Intelided fitiction oftile B-1 district. 0 T'lieject,will n(Aliinder theru',)rnial and, orderly developRient of'riearby properties. Instead, reinvestment in thts long-underUtIlIzed, site is expected to stlMulcate furthei" interest ft.ot'n potential develo ers atid bLISiness, operators by P transt�ortl'lin,g �,I, nearl vacatit I Y property, into a quality ch,tldcare Iacility t1lat" addresses a, detnoii,strated, coninI1111ity need (49 newawl obs, ftk,."ik I I 'I r y cc) rr a Y act v ty n th.e Nolli,westIlighwa -idor ,, nd eilhanced early ch I ildhood, education")., I 'I he Petitioner also, conim"Its to collaborating closely with Village off"Icials. Operat ' ional we tit-. bc iLnPI,ej,,IIcnted to managetrall"Ic flow, eff.11clently atid, ni,minlize coligestI0.11 Oil pUblic streetsparbiCUlarly along Northwest Flighway'. a, rna,jor o'l,i�*tat'ioi,i,, corridor. FUrthermore, all saidents will, tv a,Wco ill pani, ed by C-1,parent or gUardlzan durinl','; drop-off and PICk-Upto enSUre sal."e, and orderly operations. With respect to operational impacts, the petitionerlias carefutly evaltiated poteti,tla,l efl'ects related to n,oise,,, property values,, and,traffic. Attached to, this letter, arle detalled reports, frorn leading e,xper,ts on property vfalluation atid SO Lind 'Un,pacts. Pefitwner 1' s p I an, -e necessary., Below, are ,for trafik ZIn"d parki,ngwas rev'isitecl, and no changes wet, summarries of eacli of th,esereports,* 0 Impact on Surrounding P rope rit.y Va lu, es The Petitioner hired MzirOUIS & Conipany, to coiidUct a Market ln,,ipact Analysis 1"Orthe proposed daycare center. 7171iis comprehensi've StUdy evalUated the pot,ent*a,Ij,.n,ip,act of the 0 developnien't on surrounding property valLies, and the local conitnunity. Th,ell,,-, ati.alysts concludes that the proposed daycare w'I'll not di'til,'ni"Ish Or inipa,,,n roperty vati,tes 111 the P nearby area. T'his conclusionIs suPported by extensive n-iarket data,'..n.ialch,ed pall", analy'ses, and a revlew of recent resi dent] al sales riear exIsting daycare, t1acilities, and whIch, deniotistrate no ne ve 1 tii,p ni.,ily t�,, gat,,] act 'n property values dUe to, proxi 6�,care 10 developments. RMMM��� T", hepetitio'ner retainedThUndei- AcoUSUCS, LlIk"' ("I "IYUnder) tio, evalLiatle potential noise irnpacts, from, the proposed daycare's outdoor playground. Village Code defines a noise IlUof n e s:trb *dents. In. isan,ce as any oft-'enswe sound, that distu,rbs the peace o�,r qUiet resi t. .cevei, t i-iSOUnd, source-WOLIld be children pkylng outdoors, —an activity .,,ts ase, tlie rel a , a1ready coninion I'll the SIL1171-OLInding rieh-,Ylib, s""Ind (,'It nearby Fwrview and Meadows orhood Parks. Page 198 of 418 I I ess t , hat fit'st involves determining Han ot"T'e'nsive Jk.sSe's'sing ntiisance is, a two-step proc sou.tid exists. `T`Ypiccifl.l�'', c111.1dren's play isnot c(Al"Sidered, offensIve in resident iall, Institut'lonal, or open spalce,-S', especmfly since village plann,t,.fig for the Northwest Higlmcl,y Corridor has prom,oted fani.,ily-on I ented activilties since 2007 . . . ..... ["he Village balances neigh.bor interests in its ptanfii,ng process. Flerel., the petitioner proposes a playgrOLind t te', though six feet n ay se is iilce, onginally, at e*ght 1"L I S'Uftice glveti, tli,at children's no* not o-l"I""ensive. Notietheless, the Vi'llage has all'thority to require an,, ei�,,Y(htfoot solid, fence, and, the petitioneris willing to coniply, but pi-a,ct,ica,l..,IL,td,geniei,,it Ma�,, 'favor a six-foot height. 1' 1, "o 'Fhunder was not asked,, to op1ne whether the sound of'ch il di -en, playillg was of ensive. "I addi-ess the'Village Code's "peace and quiet" standard, Thunder applied the acm]Stic benchni,cark, ol"a, diStUrbance occurring wheti, noise exceeds ambient levels by n,,�I,ore thall 5 dBA, Amb, tel"it condi'tions 'were recorded atthe property14-houway period, shlog a aied1',,,,m da:vt1rn,e level of 49 dB,A &,iring anticipated playgl'O'Llrid hours. "J""he stt0y also doCUnie'i-ited regular spikes signIficairitly above'70 MAfirom, passing uns, vehicles, aui,d aircraft,'which shape the are,a,"s, existing sound env,ironment. 1. w*th 30 chddreri and Thurider then phaygrou-nd noise at ariotper 1i'y'care cetiteim� 1 1 m.odeled condittons for 50 chfldren, at the subject site, accouritfior topography, bUilldillg reflecti,0111,S4, 2,17oui,,"id, cabsorption, and shielding froni soutid fencing . '111 i,der iticluded a sound niap 4'."Or th,e propelAtly with, an, 8-foot sound t"ence aild t-eco,flinnded use of th.i.s, fience if the objective was -to niaintai,n a, level of "negfigible" or j4w � t notice ble" us, a for the soutid oif children playi'Sdh*ooudOL"osnd map fior the property with a, 6-foot fetwe that'indicated. a 4.6to 5 dB,A di"I"'.ference i,11 sound, (the lower end, of "clearly 11014C-eab 17he StUdy colicludesthat, with a properly, constructed SOL1,11d, f nce', t"he playgrotlild will 'be amlSticafly corn,patible withtlit neighborhood and compliant withlocal regl,llallolls. 0 `ble du4*1 g q1fl I WhIle brief peaks, in children" s, 'voices m,,.1'Vbe audi t_,t 1 eter mmnents between, C traffic,, these instan,ces are expected to be short-fived and not create SlIstained annovcc,itic In additioii. to engagui.g FilLinder to condtict a comprehensive noise aiiai,ysis, the Petitioner stibrnitted ca FOIA reqtiest to the Village todeterminethe number ofrimse corriplanits I'lled against emsting daycare centers. "I"'he V *111 age's records, s,how that, desp"Ite several of tile'se, fiaces "being situated closer, to nearb.)/ residences than th.e proposed, center, no noise cotiiplaw ,ints. ]"iave been. -recorded., 0 Traffic and Parking., I e ', petitioner submitted a, "Fraffic Impact Study Sr ) prepared by Stoj,"iefield r Etvineering & Desi.gn witt"i its n,'iitial appl,i,cati,on. 1`11ile, evaltic,"Ited, opei, -ations using a, 7-mi,nute ave %a 1,7 1 1I ith a 95t.li-percen,tfle p-ar i I ge drop -of p'ck-ttp service tinile colisistent �,Nl I'll C.,king de,n iand rate. The study c( ticItided that the daycare center would not s'l",gi,l,]*,fica,ntly,i.mpa,ct, traffic operati(,)ns along North,west Highway and thatthe oll-site til-knig SU1) ply would be suf"t"Icicnt, to, Support t , he Use. "I""he TIS iden.fified a peak demand of 2.1 p(,:'1,,t1r'ki.rig spaces 1"or Page 199 of 418 dr(,),Po-fI7pI'ckup activity, well, below the 37 space s Pro vid,ed. Additionally,the petitio,tier has aflocated 5 landbanked spaces jif needed. more DUring its review, tlie'Village Engineer i-eqt,"[,este(i,tll,14,.,it the'T]Sbe revised us"11,19 CI conservatIve 12-niinute average service time. Tli,ls Is a t'ar more con,servafive apl")roach to varlability 'En drop-off and plck-tip operation,s. Tti,e,,Engineer also reconii,,i,iended relocating the drop-off/pick-1.1' �,,ive,l to the west P j, i. ng t o max i ni i ze q L etu ng capacity and narrowilligthe &Ivewaa,�, Zal()i1g, the bL111di,ng fi,lonta,ge to a single -lane width 'in 4a one-way eastbound dtrectior.i_ '411,e pletitioner incorporated,,all these reconiniend-atlions inlothe revised s,,i , te plan arid UPdated '"ITS",, W'I , th. these t-nodiffications, Stafl,"c,",indthe Plan,"ning and Zoning C"o,,iii.ii,,i,'issioti,w"er,e st,ipportive (A'the prop(,)sIed'. claycare, center. Based on the foregoing the pro osed daycare cenler satist"iest"he standardS 1"or P vi COT IdItIolialuse approv,al. 11"ie use will not endanger public heafth", Sat'ety, �n,,iorals, cornfort, or general wetfiEtre. Rather * ighborhood,-sery' 'it represents the t.ype of ne* 1111111flv-orlented use conternplated in die Villci g., e, S �,tdopted I,on&Y-tai"i(_Ye plan-i'ling documents and, afigns wIth thebroadel- goalsI"or reitivestni.ent, a-longthe Northwest Highway corridor. III, Z"Iddiltion, the planning,11" r the pro,,ject is consistent with. data and 'F'x i st: C n6flons Report related to the 2040 conmientary in, the'VilLEige, S, 1"",, , U, Ing "0 1 1 comp,,rehensive plan'tiing process. In niy profiessiona] opinionJ , Ii.e pro ", ject will iiot creatle adverse "impacts on sitn"otinA1.1,19 '0 enjoyment ol"nearbv 'uses "I"he properties, dimimsh property, values,, or the redevelopmeli,t will act'iv,,Cale C,:,i long-ti tidertitil 1 zed site atid , Inti-od,LIce a hIgh-qUaIJAY, convenlefifly k)cated, childc,are opti,on for local t'ai',i,,i,j*JiesI, strengthenh,,i,g the corridor's ,vFtaHtY,,Eu,,Id sup , po"tIttig the V11.1age"s econonuc e dvelopil ient P "I"he da,ycarel centerwill, bc operated Infull, coniplia.iicewilh all, applicable Village regLitations and statc ficensing requi.rements.'The siteplan, inco rp orate s all, st(aff recollini,ended modil-Ications related -to traflic ,iana 11 geniet.il measUres and sal'e, well-orgatitzed drop -oft" can:d pilck-up procedUres to elISUre sinooth, opet*alions alld protect P'Libfic saf�t�r. Based ont"I'le I'als su,bn,,i1tted, andthe pro . lect's consistency with the Village's zonfl,19 ot-dinance and adopted planning docuinents', the p,etitioner respect,fully requests capprova], of the conditional Use. Page 200 of 418 Traffic Impact Study Proposed Daycare Facility Parcel ID: 03-33-407-025-0000 1040 W Northwest Highway Village of Mount Prospect Cook County, Illinois Prepared for: W Northwest MP LLC Date: May 13, 2025 SE&D Job Number: DET-240465 El John R. Corak, PE Senior Project Manager a Kevin Heffernan, PE Senior Project Manager IL P.E. License 062.077227 555 S. Old Woodward Avenue, Suite 12L Birmingham, MI 48009 Page 201 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS TABLE OF CONTENTS INTRODUCTION......................................................................................................................... METHODOLOGY......................................................................................................................... 2025 EXISTING CONDITION.................................................................................................... 1 2025 Existing Roadway Conditions............................................................................................................... 1 2025 Existing Transit Service..........................................................................................................................2 2025 Existing Traffic Volumes.........................................................................................................................2 2025 Existing Crash Summary........................................................................................................................4 2025 Existing LOS/Capacity Analysis.............................................................................................................4 2030 NO -BUILD CONDITION................................................................................................... 5 BackgroundGrowth..........................................................................................................................................5 Other Planned Development Projects..........................................................................................................5 2030 No -Build Traffic Volumes......................................................................................................................5 2030 No -Build LOS/Capacity Analysis..........................................................................................................5 2030 BUILD CONDITION.......... 0 e e eeeee*00000006 TripGeneration..................................................................................................................................................6 TripAssignmentJDistribution..........................................................................................................................7 2030 Build Traffic Volumes..............................................................................................................................7 2030 Build LOS/Capacity Analysis.................................................................................................................7 Comparative Level of Service (Delay) Tables.............................................................................................8 2030 Build Queuing Analysis...........................................................................................................................8 SITE CIRCULATION/PARKING SUPPLY................................................................................. 9 Access& Circulation......................................................................................................................................... 9 ParkingGeneration............................................................................................................................................9 Pick -Up & Drop -Off Operations..................................................................................................................10 Pick -Up & Drop -Off Demand....................................................................................................................... Pick -Up & Drop -Off Demand — Conservative Turnover Rate.............................................................13 CONCLUSIONS......................................................................................................................... 15 Page 202 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS TECHNICAL APPENDIX LEVEL OF SERVICE/AVERAGE CONTROL DELAY CRITERIA TURNING MOVEMENT COUNT DATA Intersection of Northeast Highway and Easterly Site Driveway Intersection of Northwest Highway and Westerly Site Driveway DAYCARE TRANSACTION TIME DATA Weekday Morning Drop -Off Transaction Time Data Weekday Evening Pick -Up Transaction Time Data ANNUAL AVERAGE DAILY TRAFFIC DATA 2023 — Northwest Highway between Waterman Avenue and Dale Avenue Cleft-1 100C Figure I — Site Location Map Figure 2 — 2025 Existing Traffic Volumes Figure 3 — 2030 No -Build Traffic Volumes Figure 4 — Site -Generated Traffic Volumes Figure 5 — 2030 Build Traffic Volumes HIGHWAY CAPACITY ANALYSIS DETAIL SHEETS 2025 Existing Traffic Conditions 2030 No -Build Traffic Conditions 2030 Build Traffic Conditions Page 203 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS INTRODUCTION This Traffic Impact Study was prepared to investigate the potential impacts of the proposed daycare facility on the adjacent roadway network. The subject property is located along the northerly side of Northwest Highway in the Village of Mount Prospect, Cook County, Illinois. The site location is shown on appended Figure I. The subject property is designated as parcel 03-33-407-025-0000 as depicted on the Cook County Tax Map. The site has approximately 275 feet of frontage along Northwest Highway. The existing site is occupied by a 13,466-square-foot vacant building. Access is presently provided via one (1) ingress -only driveway and one (1) egress -only driveway along Northwest Highway. Under the proposed development program, the existing building would be retrofitted into a 339-student daycare facility with auxiliary playground space. Access is proposed to remain as -is via one (1) ingress -only driveway and one (1) egress -only driveway along Northwest Highway. METHODOLOGY Stonefield Engineering & Design, LLC has prepared this Traffic Impact Study in accordance with the recommended guidelines and practices outlined by the Institute of Transportation Engineers (ITE) within Transportation Impact Analyses for Site Development. A detailed field investigation was performed to assess the existing conditions of the adjacent roadway network. A data collection effort was completed to identify the existing traffic volumes at the study intersections to serve as a base for the traffic analyses. Capacity analysis, a procedure used to estimate the traffic -carrying ability of roadway facilities over a range of defined operating conditions, was performed using the Highway Capacity Manual, 7t" Edition (HCM) and the Synchro 12 Software for all study conditions to assess the roadway operations. For an unsignalized intersection, Level of Service (LOS) A indicates operations with delay of less than 10 seconds per vehicle, while LOS F describes operations with delay in excess of 50 seconds per vehicle. For a signalized intersection, LOS A indicates operations with delay of less than 10 seconds per vehicle, while LOS F describes operations with delay in excess of 80 seconds per vehicle. The Technical Appendix contains the Highway Capacity Analysis Detail Sheets for the study intersections analyzed in this assessment. 2025 EXISTING CONDITION 2025 EXISTING ROADWAY CONDITIONS The proposed daycare facility is located along the northerly side of Northwest Highway in the Village of Mount Prospect, Cook County, Illinois. The subject property is designated as parcel 03-33-407-025-0000 as Page 204 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS depicted on the Cook County Tax Map. The site has approximately 275 feet of frontage along Northwest Highway. Land uses in the area are a mix of commercial, educational, and residential uses. Northwest Highway (U.S. Route 14) is classified as a Minor Arterial roadway with a general east -west orientation and is under the jurisdiction of the Illinois Department of Transportation (IDOT). Along the site frontage, the roadway provides two (2) lanes of travel in each direction and has a posted speed limit of 40 mph to the west of the site and 30 mph to the east of the site. Curb is provided along both sides of the roadway, sidewalk is provided along the northerly side of the roadway, shoulders are not provided, and on -street parking is not permitted. Northwest Highway provides east -west mobility throughout the Village of Mount Prospect and neighboring municipalities and provides access to IL 53 to the west of the site and IL 83 to the east of the site, serving a mix of residential and commercial uses along its length. 2025 EXISTING TRANSIT SERVICE The subject site is located approximately one (I) mile (20-minute walk) from the Mount Prospect Train Station which serves the Metra Union Pacific Northwest Line and provides direct service to Arlington Heights and Chicago as well as transfer service to the Metra Union Pacific North Line. At Chicago Terminal, transfers are available to every line on the Metra Railroad System. Further, the proposed development is located approximately one (1) mile (I 9-minute walk) from bus stops that service Pace Bus Route 234, with the nearest stop located at the intersection of Northwest Highway and Main Street. Pace Bus Route provides service to De Plaines and Wheeling, and various points of interest throughout Cook and Lake Counties. The non -vehicular transportation modes available in the general vicinity of the subject site are summarized on Table 1. TABLE I — MULTI -MODAL TRANSPORTATION OPTIONS Proximity to Travel Mode I Site Destinations Chicago, Clybourn, Irving Park, Jefferson Park, Gladstone Park, Norwood Park, Edison Park, Park Ridge, Dee Road, Des Plaines, Mount Prospect Train Station, I mile Cumberland, Mount Prospect,g g g Arlington Heights, Arlington Park, Palatine, Barrington, Fox River Grove, Cary, Pingree Road, Cr stal Lake, Woodstock, Harvard De Plaines, Mount Prospect, Prospect Heights, Arlington Pace Bus Route 234 I mile , Hei htsWheeling,Buffalo Grove g 2025 EXISTING TRAFFIC VOLUMES Turning movement counts were collected during the typical weekday morning and weekday evening time periods to evaluate existing traffic conditions and identify the specific hours when traffic activity on the adjacent roadways is at a maximum and could be potentially impacted by the development of the site. Turning movement counts were collected at the following intersections: 2 Page 205 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ♦ Northwest Highway and Easterly Site Driveway ♦ Northwest Highway and Westerly Site Driveway Specifically, turning movement counts were conducted on Tuesday, March 4, 2025, from 7:00 a.m. to 9:00 a.m. and from 4:00 p.m. to 6:00 p.m. The study time periods were chosen as they are representative of the peak periods of both the adjacent roadway network and the proposed development. The traffic volume data was collected and analyzed to identify the design peak hour in accordance with HCM and ITE guidelines. Based on the review of the count data the weekday morning peak hour occurred from 7:45 a.m. to 8:45 a.m. and the weekday evening peak hour occurred from 4:30 p.m. to 5:30 p.m. The Technical Appendix contains a summary of the turning movement count data. Annual average daily traffic (AADT) volumes, including the percentage of truck traffic, were obtained from the IDOT 2023 Illinois Travel Statistics. Within the vicinity, the nearest AADT volumes were located along Northwest Highway between its intersections with Waterman Avenue and Dale Avenue to the west of the subject site and were conducted from 12:00 a.m. on Wednesday, July 26, 2023, to 12:00 a.m. on Thursday, July 27, 2023. The Technical Appendix contains a summary of the IDOT AADT volumes conducted along Northwest Highway. Note that the IDOT traffic volumes depicted in the appendix represent the unadjusted data. These volumes are further adjusted by the IDOT based on seasonal adjustment factors and the day of the week the counts were conducted on. Table 2 summarizes the AADT volumes published by IDOT. TABLE 2 — SUMMARY OF IDOTAADTVOLUMES Location I IDOT AADT (Year) I Trucks (Percent) Northwest Highway (U.S. Route 14) I 9,700 (2023) I 260 (2.7%) The AADT volumes were compared to the 2025 turning movement counts conducted during the weekday morning and weekday evening peak hours. Table 3 compares the peak hours of the AADT volumes to the 2025 turning movement counts conducted along Northwest Highway. TABLE 3 —AADT AND TMC COMPARISON Location IDOT Peak Hour TMC Peak Hour Volumes (2023) Volumes (2025) Percent Difference AM I PM AM I PM AM I PM Northwest Highway (U.S. Route 14) 1 744 1 1,056 1 962 1 1,164 1 +29.3% 1 +10.2% As shown in Table 3, the turning movement counts conducted along Northwest Highway contained greater volumes than the AADT volumes conducted by IDOT in 2023 during the peak hours studied. As such, 3 Page 206 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS the turning movement counts were utilized to generate the 2025 Existing weekday morning and weekday evening peak -hour volumes and are summarized on appended Figure 2. 2025 EXISTING CRASH SUMMARY An analysis of the preexisting crash data along the adjacent roadway network was conducted to evaluate and address potential safety concerns along Northwest Highway. Specifically, the data was obtained from the IDOT Division of Transportation Safety within 250 feet of the intersection of Northwest Highway and Dale Avenue located directly to the west of the site from 2019 to 2023. Table 4 provides a summary of the crash data. TABLE 4 — CRASH HISTORY SUMMARYWITHIN SITEVICINITY Location — Within 250' of Intersection Year Number of Crashes Collision Type Crash Severity Weather Condition Intersection of Northwest Highway and Dale Avenue 2019 0 - - - 2020 0 - - - 2021 0 - - 2022 1 Left -Turn Property Damage Only P y g y Clear 2023 0 - - - As illustrated in Table 4, one (1) collision was experienced within 250 feet of the intersection of Northwest Highway and Dale Avenue from 2019 to 2023. The crash did not result in a reported injury or fatality nor involve pedestrians or bicyclists. As such, no significant safety concerns are anticipated along the Northwest Highway site frontage. 2025 EXISTING LOS/CAPACITY ANALYSIS A Level of Service and Volume/Capacity analysis was conducted for the 2025 Existing Condition during the weekday morning and weekday evening peak hours at the study intersections and existing site driveways. Under the existing condition, the turning movements at the unsignalized intersection of Northwest Highway and the ingress site driveway are calculated to have a Level of Service A during the weekday morning and weekday evening peak hours. The turning movements at the unsignalized intersection of Northwest Highway and the egress site driveway are calculated to have a Level of Service B or better during the weekday morning and weekday evening peak hours. 4 Page 207 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS 2030 NO -BUILD CONDITION BACKGROUND GROWTH The 2025 Existing Condition traffic volume data was grown to a future horizon year of 2030, which is a conservative estimate for when the proposed daycare facility is expected to be fully constructed. Traffic growth in the area is determined to be a combination of expected land development and projected population growth in the region. Based on a review of the Chicago Metropolitan Agency for Planning (CMAP) ON TO 2050 Socioeconomic Forecast Appendix for Cook County, traffic volumes along Northwest Highway are anticipated to experience an annual, compounded growth rate of approximately 0.44%. In order to provide a conservative analysis, a 1.00% compounded background growth rate was utilized instead. As such, the existing traffic volumes at the study intersections were increased by 1.00% annually for five (5) years. OTHER PLANNED DEVELOPMENT PROIECTS To evaluate the future traffic conditions, it is important to consider the potential site -generated traffic of other projects that could influence the traffic volume at the study intersections. Other planned development projects include those that are either in the entitlement process or have recently been approved for building permits in proximity to the proposed development. Based on consultations with the Village of Mount Prospect Freedom of Information Officer, Karen Agoranos, there are no planned development projects within the area of the subject site. As such, the application of the background growth rate would be adequate to account for background traffic growth. 2030 NO -BUILD TRAFFIC VOLUMES The background growth rate was applied to the 2025 Existing Traffic Volumes to calculate the 2030 No - Build Traffic Volumes for the weekday morning and weekday evening peak hours. These volumes are summarized on appended Figure 3. 2030 NO -BUILD LOS/CAPACITY ANALYSIS A Level of Service and Volume/Capacity analysis was also conducted for the 2030 No -Build Condition during the weekday morning and weekday evening peak hours at the study intersections and existing site driveways. The turning movements at the unsignalized intersection of Northwest Highway and the ingress site driveway are calculated to operate generally consistent with the findings of the 2025 Existing Condition during the weekday morning and weekday evening peak hours. The turning movements at the unsignalized intersection of Northwest Highway and the egress site driveway are calculated to operate generally consistent with the findings of the 2025 Existing Condition during the weekday morning and weekday evening peak hours. 5 Page 208 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS 2030 BUILD CONDITION TRIP GENERATION The site -generated traffic volume of the proposed daycare facility was estimated to identify the potential impacts of the project. Trip generation projections were prepared utilizing ITE's Trip Generation Manual, I I t" Edition. Trip generation rates associated with Land Use 565 "Day Care Center" were cited for the proposed 339-student daycare facility. Table 5 provides the weekday morning and weekday evening peak hour trip generation volumes associated with the proposed development. TABLE 5 — PROPOSED TRIP GENERATION Weekday Morning Weekday Evening Peak Hour Peak Hour Land Use Enter I Exit I Total Enter I Exit I Total 339-Student Day Care Center 140 124 264 126 142 268 ITE Land Use 565 Unlike a traditional school with set arrival and dismissal times, the proposed childcare facility allows drop- off and pick-up across multiple hours in the morning and evening, dispersing the traffic impact of the site across a wider period of time as opposed to a concentrated drop-off and pick-up period. Additionally, vehicles are frequently occupied by multiple children (i.e. siblings and carpools), and the site's location near a residential neighborhood facilitates and promotes local pedestrian trips within walking distance of the site. Finally, numerous factors including part-time schedules and absentees due to sickness and vacations contribute to typical operating volumes of approximately 85% that of the actual licensed capacity. These characteristics contribute to a reduced traffic impact on the surrounding roadway network. As stated within Chapter 10 of ITE's Trip Generation Handbook, 3rd Edition, there are instances when the total number of trips generated by a site is different from the amount of new traffic added to the street system by the generator. Childcare facilities are specifically located on or adjacent to busy streets to attract motorists already on the roadway. Therefore, the proposed development would be expected to attract a portion of its trips from the traffic passing the site on the way from an origin to an ultimate destination. These trips do not add new traffic to the adjacent roadway system and are referred to as pass -by trips. Based on data provided by ITE, 44% of peak -hour traffic associated with Land Use 565 "Day Care Center" consists of "pass -by" trips. Additionally, based on characteristics of childcare facilities, in which many trips are made by a parent or caregiver while traveling to/from work, it is likely a portion of the site generated trips would consist of "diverted link" trips. As stated within Chapter 10 of ITE's Trip Generation Handbook, 3rd Edition, diverted link trips are "attracted from the traffic volume on roadways within the vicinity of the site generator but without direct 6 Page 209 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS access to the site." A diverted link trip adds traffic to streets adjacent to a site and could remove a trip on streets from which it diverted; however, the trip does not constitute an increase of traffic on a macroscopic level. Based on data provided by ITE, 32% of peak -hour traffic associated with Land Use 565 "Day Care Center" consists of diverted link trips. As part of the conservative traffic analysis provided within this report, no reduction for "pass -by" traffic or "diverted link" traffic was applied. All traffic volumes are assumed to be new to the roadway network. TRIP ASSIGNMENT/DISTRIBUTION The trips generated by the proposed development were distributed according to the existing travel pattern along the adjacent roadways and the access management plan of the site. Table 6 summarizes the distribution of the site -generated trips along the adjacent roadway network. TABLE 6 — SITE -GENERATED TRIP DISTRIBUTION Origin & Destination Weekday Morning Weekday Evening Peak Hour Peak Hour To/From Eastbound via Northwest Highway I 45% I 45% To/From Westbound via Northwest Highway I 55% I 55% Total 100% 1 100% The Site -Generated Traffic Volumes are illustrated on appended Figure 4. 2030 BUILD TRAFFIC VOLUMES The site -generated trips were added to the 2030 No -Build Traffic Volumes to calculate the 2030 Build Traffic Volumes and are shown on appended Figure S. 2030 BUILD LOS/CAPACITY ANALYSIS A Level of Service and Volume/Capacity analysis was also conducted for the 2030 Build Condition during the weekday morning and weekday evening peak hours at the study intersections and proposed site driveways. Tables 7 through 10 compare the 2025 Existing, 2030 No -Build, and 2030 Build Conditions Level of Service and delay values. The turning movements at the unsignalized intersection of Northwest Highway and the ingress site driveway are calculated to operate at a Level of Service A during the weekday morning and weekday evening peak hours. The turning movements at the unsignalized intersection of Northwest Highway and the egress site driveway are calculated to operate at a Level of Service C or better during the weekday morning peak hour and Level of Service D or better during the weekday evening peak hour. 7 Page 210 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS COMPARATIVE LEVEL OF SERVICE (DELAY) TABLES NORTHWEST HIGHWAY & INGRESS SITE DRIVEWAY EB (Eastbound) is the Northwest Highway approach X (n) = Level of Service (seconds of delay) TABLE 7 —WEEKDAY MORNING PEAK HOUR Lane Group 2025 Existing 2030 No -Build 2030 Build EB Left No Volume No Volume A (9.0) EB Through No Delay No Delay A (0.6) TABLE 8 —WEEKDAY EVENING PEAK HOUR Lane Group 2025 Existing 2030 No -Build 2030 Build EB Left A (9.0) A (9. I) A (9.7) EB Through No Delay No Delay A (0.8) NORTHWEST HIGHWAY & EGRESS SITE DRIVEWAY SB (Southbound) approach is the Egress Site Driveway approach X (n) = Level of Service (seconds of delay) TABLE 9 —WEEKDAY MORNING PEAK HOUR Lane Group 2025 Existing 2030 No -Build 2030 Build SB Left No Volume No Volume C (20.5) SB Right No Volume No Volume B (10.4) TABLE 10 —WEEKDAY EVENING PEAK HOUR Lane Group 2025 Existing 2030 No -Build 2030 Build SB Left No Volume No Volume D (30.2) SB Right B (10.5) B (10.6) B (11.3) 2030 BUILD QUEUING ANALYSIS In addition to the Level of Service and Volume/Capacity analysis conducted for the 2030 Build Condition, a queuing analysis was conducted during the weekday morning and weekday evening peak hours at the study intersections and proposed site driveway to evaluate the potential for vehicle queues stacking within the proposed site drive aisles. Table I I compares the provided storage lengths to the anticipated 2030 Build Condition 951" percentile queuing at each of the study locations for the weekday morning and weekday evening peak hours. 8 Page 211 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS TABLE I I — 95TH PERCENTILE QUEUING SUMMARY Storage 2030 Build Condition Intersection Movement Length WeekdayWeekday y Provided Mornin Evening Northwest Highway (E/W) and EB Left > 1,000, 5' 5' Ingress Site Driveway N Northwest y(E/W) Hi hwaand SB Left ~50' 20' 32.5g SB Right ~50' 7.5' 10' Egress Site Driveway (N) As shown in Table 11, the 95t" percentile queues at the study locations are not anticipated to extend past the provided storage lengths at any of the turning movements during the studied time periods. SITE CIRCULATION/PARKING SUPPLY A review was conducted of the proposed daycare facility using the Site Plan prepared by our office, dated May 6, 2025. In completing this review, particular attention was focused on the site access, circulation, and parking supply. ACCESS & CIRCULATION Access is proposed to remain as -is via one (I) ingress -only driveway and one (I) egress -only driveway along Northwest Highway. The proposed building would be located at the southerly portion of the site with auxiliary playground areas located at the northerly portion of the site. Surface -level parking spaces would continue to be located along the perimeter of the site with the trash enclosure proposed to remain as -is at the northwesterly corner of the site. Vehicular circulation throughout the site would be facilitated via a minimum of 17-foot-wide one (I) -way drive aisles and 24-foot-wide two (2)-way drive aisles. PARKING GENERATION Regarding the parking requirements for the proposed development, the Village of Mount Prospect Ordinance requires daycare facilities to have one (1) parking space per employee plus one (1) parking space per 10 licensed capacity slots. For the proposed daycare facility consisting of 49 employees and 339 licensed capacity slots, this equates to 83 required parking spaces. Furthermore, the Ordinance requires developments that provide parking lots between 76 and 100 parking spaces to have a minimum of four (4) ADA accessible parking spaces. The site would provide 86 total parking spaces, inclusive of four (4) ADA accessible parking spaces, which meets the parking requirements and would be sufficient to support this project's parking demand. The 90-degree parking spaces would be nine (9) feet wide by 16 feet deep which is equivalent to their dimensions in the existing condition. The 60-degree parking spaces would be 10.4 feet wide by 17 feet deep 9 Page 212 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS which constitutes an improvement over the existing condition in which the 60-degree parking spaces are 10.3 feet wide by 16 feet deep. The parking supply was evaluated with respect to data published within the ITE's Parking Generation, 6tn Edition, for Land Use 565 "Day Care Center." ITE provides peak parking demand data for childcare facilities based on number of students, number of staff, and gross floor area of the building. Table 12 provides a summary of the ITE data and the forecasted peak parking demand. TABLE 12 — PROPOSED PARKING GENERATION Independent Variable Rate Quantity Parking Demand Students 0.25 vehicles per student 339 students 85 vehicles Employees 1.25 vehicles per employee 49 employees 61 vehicles Gross Floor Area 2.27 vehicles per 1,000 SF 21,700 SF 49 vehicles Parking Provided 86 Spaces As such, the proposed parking supply of 86 parking spaces would be sufficient to support the parking demand of the site. PICK-UP & DROP-OFF OPERATIONS Under the proposed development plan, 49 parking spaces located primarily along the easterly and northerly sides of the site would be utilized for employee parking. With a maximum of 49 employees, the proposed employee parking supply would be sufficient to support the employee parking demand without accounting for carpooling, pick-up/drop-off, or other non -single -occupancy vehicular travel means. The remaining 37 parking spaces, located along the westerly and southerly sides of the site, would be designated for student drop-off and pick-up. For drop-off and pick-up, parents/guardians park in these dedicated spaces and walk the children to/from the childcare facility. Vehicles do not queue on -site nor along the roadway network. Based on data collected by our office at similar national brand childcare facilities, morning drop-offs take approximately six (6) minutes on average and evening pick-ups take approximately seven (7) minutes on average. Using those rates, each designated parking space can accommodate 10 morning drop-offs and 8.5 evening pick-ups. As such, the 37 proposed dedicated parking drop-off/pick-up spaces can accommodate 370 peak hour drop-offs and 314 peak hour pick-ups, whereas the peak -hour trip generation is forecasted to be 124 drop-offs in the weekday morning peak period and 126 pick-ups in the weekday evening peak hour (see Table 5). A summary of the drop-off and pick-up duration data collected is provided within the Technical Appendix. 10 Page 213 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS PICK-UP & DROP-OFF DEMAND To account for variability of vehicle arrivals over the course of the peak hour, a queuing analysis was conducted utilizing Poisson random arrival distribution. For parking demand turnover, an "M I M I c" queuing system, with exponential arrivals (M), exponential queuing systems (M), and multiple servers (c), was utilized. The analysis utilized the following assumptions for the critical weekday evening peak hour: Service rate (/N): 126 vehicles per hour Average service time (t): 7 minutes Maximum services per hour (p): 8.5 services per hour per space Number of servers (c): 37 parking spaces The minimum number of servers necessary to support the demand without exceeding 100% utilization (p) is determined using the following formula: Where: p =minimum servers required (as specified above) X =service rate (as specified above) = maximum services per hour (as specified above) Accordingly, 14.8 servers are necessary to support the site pick-up operations. Practically speaking, this equates to 15 parking spaces. The following formula calculates the probability of there being an empty system (i.e. all 37 parking spaces are available): Where: C-1 —1 _ P n P S Cal P° n! + c! (C[t - n=0 Po = probability of an empty system A = service rate (as specified above) = maximum services per hour (as specified above) Page 214 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS p = minimum servers required (as specified above) n = number of parked vehicles c = number of servers (as specified above) Using the above equation, the probability of an empty system is 0.000036%. The probability of (n) parked vehicles within the system is determined utilizing the formula below.' Where: Pn Pn = n * Pp Pn = probability of (n) parked vehicles p = minimum servers required (as specified above) n = number of parked vehicles Po = probability of an empty system Using the above equation, the probability of (n) parked vehicles was calculated for each potential iteration from zero (0) to 37 vehicles. The probabilities are shown graphically on Exhibit 1, and a summary of the probabilities for (n) parked vehicles is provided in Table 13. Probability Pn 12% for ar 6% 4% 2% 0% 3 5 7 9 II 13 15 17 19 21 23 25 27 29 31 33 35 37 Parked Vehicles EXHIBIT I — PROBABILITY OF PARKED VEHICLES ON -SITE I Note that this formula is modified when (n) is greater than the number of servers (c), however these calculations were not performed as the probability of 37 parked vehicles is less than 0.00 1%, and further increases in demand continue to trend toward a probability of 0%. 12 Page 215 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS TABLE 13 - PARKED VEHICLES PROBABILITY SUMMARY Number of Parked Vehicles n Probability Sum of Probabilities 0 0.000036% 0.000036% 1 0.00054 % 0.00058 2 0.0040 % 0.0046 3 0.020% 0.024% 4 0.073% 0.098% 5 0.018% 0.32% 6 0.54% 0.85% 7 1.14% 1.99% 8 2.1 1 % 4.10% 9 3.48% 7.58% 10 5.15% 12.73% 11 6.94% 19.67% 12 8.58% 28.25% 13 9.78% 38.03% 14 10.35% 48.38% 15 10.23% 58.62% 16 9.48% 68.10% 17 8.27% 76.36% 18 6.81 % 83.17% Number of Parked Vehicles n Probability Sum of Probabilities 19 5.31 % 88.48 20 3.94 % 92.42 21 2.78% 95.20% 22 1.87% 97.07% 23 1.21 % 98.28% 24 0.75% 99.02% 25 0.44% 99.46% 26 0.25% 99.72% 27 0.14% 99.85% 28 0.073% 99.93% 29 0.037% 99.97% 30 0.018% 99.984% 31 0.0088% 99.9927% 32 0.0041 % 99.9968% 33 0.0018 % 99.9986 34 0.00080% 99.99943% 35 0.00034% 99.99978% 36 0.00014% 99.999910% 37 0.000056% 99.999963 As shown in Table 13, the 95t" percentile parking demand rate for evening pick-up at the proposed daycare facility is 21 parked vehicles. As such, the proposed supply of 37 parking spaces would be sufficient to support the drop-off and pick-up operations of the proposed development. PICK-UP & DROP-OFF DEMAND - CONSERVATIVE TURNOVER RATE At the request of the Village Engineer, a similar analysis was conducted utilizing a conservative 12-minute pick-up duration. Using the same methodology, the following results were calculated. ♦ Average turnover time: 12 minutes (Village Engineer specified rate) ♦ Maximum services per hour: 5 ♦ Minimum servers (parking spaces) required: 26 ♦ Probability of an empty parking lot: 1.13E-09% The probability of a specific number of parked vehicles is shown graphically on Exhibit 2. 13 Page 216 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS Probability Pn 12% 10% 8% 6% 4% 2% 0% ....................... ................ 11111IMPOM I 3 5 7 9 II 13 15 17 19 21 23 25 27 29 31 33 35 37 Parked Vehicles EXHIBIT 2 - PROBABILITY OF PARKED VEHICLES ON -SITE - VILLAGE ENGINEER RATE A summary of the probabilities for (n) parked vehicles is provided in Table 14. TABLE 14 - PARKEDVEHICLES PROBABILITY SUMMARY -VILLAGE ENGINEER RATE Number of Parked Vehicles n Probability Sum of Probabilities 0 1.13E-09 % 1.13 E-09 I 2.86E-08% 2.97E-08% 2 3.60E-07% 3.90E-07% 3 3.03E-06% 3.42E-06% 4 0.000019% 0.000023 5 0.000096% 0.00012% 6 0.00040% 0.00052% 7 0.0015% 0.0020% 8 0.0046% 0.0066% 9 0.013 % 0.019 10 0.032% 0.052% 11 0.074% 0.13% 12 0.16% 0.28% 13 0.30% 0.58% 14 0.54% 1.12% 15 0.91 % 2.03% 16 1.43% 3.47% 17 2.13% 5.59% 18 2.98% 8.57% Number of Parked Vehicles n Probability Sum of Probabilities 19 3.95% 12.52% 20 4.97% 17.49% 21 5.97% 23.46% 22 6.84% 30.30% 23 7.49% 37.79% 24 7.87% 45.66% 25 7.93 % 53.58% 26 7.68% 61.27% 27 7.17% 68.44% 28 6.45 % 74.90 29 5.61 % 80.50% 30 4.71 % 85.22% 31 3.830% 89.05 32 3.016% 92.06% 33 2.303% 94.37% 34 1.707% 96.07% 35 1.229% 97.30% 36 0.860% 98.16% 37 0.586% 98.75% As shown in Table 14, the 95t" percentile parking demand rate for evening pick-up with a 12-minute average turnover is 34 parked vehicles. 14 Page 217 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS If the average drop-off/pick-up time were 13 minutes, the 95t" percentile parking demand would be 37 spaces, which is equal to the number of drop-off/pick-up spaces provided. This drop-off/pick-up duration would be nearly double the observed average duration and represents an overly conservative scenario. CONCLUSIONS This report was prepared to examine the potential traffic impact of the proposed daycare facility. The analysis findings, which have been based on industry -standard guidelines, indicate that the proposed development would not have a significant impact on the traffic operations of the adjacent roadway network. The site driveways and on -site layout have been designed to provide for effective access to and from the subject property. Based on the Village of Mount Prospect Ordinance parking requirements and local characteristics of the site and surrounding area, the parking supply would be sufficient to support this project. The number of pick-up and drop-off spaces would be sufficient to support the operations of the proposed daycare facility without queuing on the site or backing onto the roadway network. V:\DET\2024\DET-240465 Jon Farazmand - 1040 W Northwest Highway, Mount Prospect, IL\Calculations & Reports\Traffic\Reports\2025-05 TIS\2025-05 Traffic Impact Study.docx 15 Page 218 of 418 TECHNICAL APPENDIX Page 219 Af1418 LEVEL OF SERVICE/AVERAGE CONTROL DELAY CRITERIA Page 220 Af2418 LEVEL OF SERVICE /AVERAGE CONTROL DELAY CRITERIA The ability of a roadway to effectively accommodate traffic demand is determined through an assessment of the volume -to -capacity ratio, delay and Level of Service of the lane group and/or intersection. The volume -to -capacity ratio is the ratio of traffic flow rate to capacity for a given transportation facility. As defined within the Highway Capacity Manual, Th Edition (HCM), intersection delay is the total additional travel time experienced by drivers, passengers, or pedestrians as a result of control measures and interaction with other users of the facility, divided by the volume departing from the corresponding cross section of the facility. Level of service is a qualitative measure describing operational conditions within a traffic stream, based on service measures such as speed and travel time, freedom to maneuver, traffic interruptions, comfort and convenience. For an unsignalized intersection, LOS A indicates operations with delay less than 10 seconds per vehicle, while LOS F describes operations with delay in excess of 50 seconds per vehicle. For a signalized intersection, LOS A indicates operations with delay less than 10 seconds per vehicle and LOS F denotes operations with delay in excess of 80 seconds per vehicle. Source: Highway Capacity Manual, Th Edition Page 221 gkb418 TURNING MOVEMENT COUNT DATA Page 222 Af4418 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: East Dwy -- W Northwest Hwy QC JOB #: 16946201 CITY/STATE: Mount Prospect, IL DATE: Tue, Mar 4 2025 0 0 0 0 0 497 4- 0 0 4- 497 465 F;15 497 465► 0 0 * 465 0 0 0 0 0 0 0 ee 0 �'or m 0 N/A N/A M N/A m . n N/A 15-Min Count East Dwy Period (Northbound) Beginning At Left Thru Right U 7:00AM 0 0 0 0 7:15AM 0 0 0 0 7:30 AM 0 0 0 0 8:45AM 0 0 0 0 Peak 15-Min Northbound Flowrates Left Thru Right U All Vehicles 0 0 0 0 Heavy Trucks 0 0 0 Buses Pedestrians 0 Bicycles 0 0 0 Scooters C eras® Peak -Hour: 7:45 AM -- 8:45 AM Peak 15-Min: 8:00 AM -- 8:15 AM East Dwy (Southbound) Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Southbound Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 W Northwest Hwy (Eastbound) Left Thru Right U 0 88 0 0 0 115 0 0 0 130 0 0 0 72 0 0 Eastbound Left Thru Right U 0 432 0 0 0 8 0 0 0 0 0 0 0 0 0 0 1.84- 0 J t 0 4-1.8 2.2 r h 1.8 '00, 0 0 0 it 0 0 N/A N/A -0 N/A N/A W Northwest Hwy (Westbound) Total Hourly Totals Left Thru Right U 0 69 0 0 157 0 76 0 0 191 0 110 0 0 240 0 98 0 0 170 1 Westbound Total Left Thru Right U 0 584 0 0 1016 0 16 0 24 0 0 0 0 0 0 Report generated on 3/10/2025 1:37 PM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1of1 Page 223 At418 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: East Dwy -- W Northwest Hwy QC JOB #: 16946202 CITY/STATE: Mount Prospect, IL DATE: Tue, Mar 4 2025 0 1 0 0 0 644 4- 1 0 4- 644 519 [�;13 644 520► 0 0 * 519 0 0 0 0 0 1 0 ee 0 �'or m 0 N/A N/A M N/A m . n N/A 15-Min Count East Dwy Period (Northbound) Beginning At Left Thru Right U 4:00PM 0 0 0 0 4:15PM 0 0 0 0 5:30 PM 5:45 PM Peak 15-Min Flowrates All Vehicles Heavy Trucks Buses Pedestrians Bicycles Scooters C eras® 0 0 0 0 0 0 0 0 Northbound Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 Report generated on 3/10/2025 1:37 PM Peak -Hour: 4:30 PM -- 5:30 PM Peak 15-Min: 5:15 PM -- 5:30 PM East Dwy (Southbound) Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Southbound Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 W Northwest Hwy (Eastbound) Left Thru Right U 0 107 0 0 0 92 0 0 0 94 0 0 0 107 0 0 Eastbound Left Thru Right U 0 536 0 0 0 4 0 0 0 0 0 0 0 0 0 0 0.6 4- 0 J t 0 4- 0.6 0.2 r h 0.6 '00, 0 0 0 it 0 0 N/A N/A -0 N/A N/A W Northwest Hwy (Westbound) Total Hourly Totals Left Thru Right U 0 168 0 0 275 0 135 0 0 227 0 140 0 0 234 1125 0 139 0 0 246 1 1105 Westbound Total Left Thru Right U 0 720 0 0 1256 0 4 0 8 0 0 0 0 0 0 SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1of1 Page 224 A%418 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: West Dwy -- W Northwest Hwy QC JOB #: 16946203 CITY/STATE: Mount Prospect, IL DATE: Tue, Mar 4 2025 0 0 0 0 0 497 4- 0 Aw 0 4- 497 462 [�;14 497 462► 0 0 * 462 0 0 0 0 0 0 0 ee 0 ,/ m 0 N/A 4• N/A -0 M N/A tm . n N/A 15-Min Count West Dwy Period (Northbound) Beginning At Left Thru Right U 7:00AM 0 0 0 0 7:15AM 0 0 0 0 7:30 AM 0 0 0 0 8:45AM 0 0 0 0 Peak 15-Min Northbound Flowrates Left Thru Right U All Vehicles 0 0 0 0 Heavy Trucks 0 0 0 Buses Pedestrians 0 Bicycles 0 0 0 Scooters C eras® Peak -Hour: 7:45 AM -- 8:45 AM Peak 15-Min: 8:00 AM -- 8:15 AM West Dwy (Southbound) Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Southbound Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 W Northwest Hwy (Eastbound) Left Thru Right U 0 89 0 0 0 115 0 0 0 130 0 0 0 72 0 0 Eastbound Left Thru Right U 0 436 0 0 0 8 0 0 0 0 0 0 0 0 0 0 1.84- 0 J t 0 4-1.8 2.2 4 r y: 1.8 0 0 0 it 0 0 N/A N/A -0 N/A N/A W Northwest Hwy (Westbound) Total Hourly Totals Left Thru Right U 0 64 0 0 153 0 80 0 0 195 0 109 0 0 239 0 99 0 0 171 1 Westbound Total Left Thru Right U 0 580 0 0 1016 0 16 0 24 0 0 0 0 0 0 Report generated on 3/10/2025 1:37 PM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1of1 Page 225 Af7418 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: West Dwy -- W Northwest Hwy QC JOB #: 16946204 CITY/STATE: Mount Prospect, IL DATE: Tue, Mar 4 2025 1 0 1 0 0 630 4- 0 Aw 0 4- 629 517 [�;13 629 517► 0 0 * 517 0 0 0 0 0 1 0 ee 0 ,/ m 0 N/A 4• N/A -0 M N/A t .. � n N/A 15-Min Count West Dwy Period (Northbound) Beginning At Left Thru Right U 4:00PM 0 0 0 0 4:15PM 0 0 0 0 5:30 PM 5:45 PM Peak 15-Min Flowrates All Vehicles Heavy Trucks Buses Pedestrians Bicycles Scooters C eras® 0 0 0 0 0 0 0 0 Northbound Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 Report generated on 3/10/2025 1:37 PM Peak -Hour: 4:30 PM -- 5:30 PM Peak 15-Min: 5:00 PM -- 5:15 PM West Dwy (Southbound) Left Thru Right U 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 0 Southbound Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 W Northwest Hwy (Eastbound) Left Thru Right U 0 109 0 0 0 91 0 0 0 96 0 0 0 107 0 0 Eastbound Left Thru Right U 0 512 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0.6 4- 0 J t 0 0.6 0.2 4 r y: 0.6 0 0 0 it 0 0 N/A N/A -0 N/A N/A W Northwest Hwy (Westbound) Total Hourly Totals Left Thru Right U 0 174 0 0 283 0 130 0 0 222 0 157 0 0 254 1133 0 142 0 0 249 1107 Westbound Total Left Thru Right U 0 716 0 0 1228 0 8 0 8 0 0 0 0 0 0 SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1of1 Page 226 Af8418 DAYCARE DROP-OFF AND PICK-UP TRANSACTION DATA Page 227 Af9418 STONEFIELD Table A I — Day -Care Drop -Off Transaction Time Data - National Day -Care Franchises - 4 Study Locations - Duration measured from arrival of vehicle to parking space to departure of vehicle from parking space. - Parents walk their children into the building at drop-off and walk their children from the building at pick-up. Drop -Off Duration (min:sec) 2:36 4:15 5:37 5:50 6:40 5:21 4:12 4:14 7:12 5:25 13:57 7:53 8:08 5:52 5:07 5:39 3:30 4:58 6:28 7:50 3:12 5:24 4:44 3:47 2:06 9:09 4:44 3:01 3:55 6:47 2:40 8:39 4:05 5:23 5:05 5:22 8:09 5:26 9:09 6:16 7:52 6:09 7:34 5:34 7:1 1 4:22 5:46 4:21 6:31 4:09 5:48 4:10 5:56 5:24 3:39 4:04 7:54 3:35 4:30 7:12 8:06 5:47 4:42 1 1:45 5:13 8: 51 6: 3 7 4:48 4:15 7:24 7: 3 5 9:15 6:47 5:33 4:52 9:06 4:02 6:32 3:50 4:54 4:58 8:29 8:20 3:39 6:00 7:07 6:06 8:13 5:26 7:38 4:50 4:55 1 1:47 8:54 5:01 10:15 6:12 5:34 8:25 10:43 5:21 7:51 0:46 9:27 7:39 5:47 5:28 4:44 5:30 6:07 6:53 3:55 5:13 4:31 4:15 2:36 6:21 6:42 4:55 7:21 6:44 4:40 4:22 7:15 1 1:35 9:27 8:13 4:20 6:04 16:49 4:48 9:40 4:49 5:01 4:45 6:01 4:23 12:1 1 2:49 5:15 6:08 10:23 10:07 3:48 4:27 5:13 5:55 7:23 10:14 9:56 4:23 4:22 6:49 9:14 10: 5 3 7:42 6:1 1 6: 3 2 7:04 5 :04 Minimum: 0:46 Average: 6:17 Maximum: 16:49 STONEFIELDENGAM 555 S OLD WOODWARD AVE, SUITE 12L, BIRMINGHAM, MI 48009 248.247.1115 T.201.340.4472 F. Page 228Agf0418 STONEFIELD Table A2 — Day -Care Pick -Up Transaction Time Data - National Day -Care Franchises - 4 Study Locations - Duration measured from arrival of vehicle to parking space to departure of vehicle from parking space. - Parents walk their children into the building at drop-off and walk their children from the building at pick-up. Pick -Up Duration (min:sec) 7:18 6:40 6:32 7:05 7:37 8:28 6:40 7:10 4:56 7:29 6:45 7:42 7:49 8:56 4:27 9:29 6:30 4:58 5:28 6:03 3:35 9:43 3:08 8:31 6:01 1 1:14 12:16 6:06 4:20 9:28 8:21 6:14 4:56 1 1:39 2:28 8:02 7:22 8:3 3 4:18 1 1:58 9:06 10:10 13:17 5:09 6:33 4:27 6:43 5:18 8:08 7:59 3:31 5:05 7:44 10:39 5:54 4:06 5:26 6:04 7:08 6:24 7:48 5:42 7:01 6:39 5:54 4:14 5:22 5:57 10:09 5:58 9:26 7:58 6:59 8:48 7:25 5:38 4:36 8:02 4:13 2:18 4:09 6:17 5:04 3:31 6:23 6:1 1 5:23 6:1 1 3:32 7:05 8:09 6:02 8:29 4:1 1 4:27 6:19 7:23 1 1:41 5:04 7:07 3:21 10:28 5:05 7:01 3:49 6:10 8:01 1 1:48 12:51 10:42 6:52 5:42 6:29 6:48 5:59 3:44 5:14 6:52 7:38 5:12 15:34 1 1:18 4:20 7:08 9:56 6:59 9:25 4:17 8:30 6:05 6:21 6:37 13:03 8:43 12:03 4:34 4:02 1 8: 5 3 1 3 : 3 3 1-- -- -- -- -- Minimum: 2:18 Average: 6:58 Maximum: 15:34 VADET\2024\DET-240465 Jon Farazmand - 1040 W Northwest Highway, Mount Prospect, IL\Calculations & Repo rts\Traffi c\ Repo rts\2025-04 TIS\Appendix\Turnover Time Summary Table.docx Page 229Agf1418 ANNUAL AVERAGE DAILY TRAFFIC DATA Page 230Agf2418 IL C AT ICI 0 NICI��N` Location ID 016 1367 Type LINK Fnct'I Class 4 Located On Northwest Hwy From Road Arthur Ave To Road Central Rd Direction 2-WAY County Cook Community ARLINGTON HEIGHTS MPO ID HPIVIS ID Agency Illinois DOT COUNT DA"If INFO Count Status Accepted Holiday No Start Date Wed 7/26/2023 End Date Thu 7/27/2023 Start Time 12:00:00 AM End Time 12:00:00 AM Direction 2-WAY Notes Station Study Speed Limit Description Sensor Type NA Source CombineVolumeCountsincremental Latitude, Longitude hj, jr I M N "d 11 E/C.... F/ 11 1%, /f/00/6 1/1 1 Time Hourly Count 0:00-1:00 69 1:00-2:00 38 2:00-3:00 24 3:00-4:00 24 4:00-5:00 71 5:00-6:00 180 6:00-7:00 435 7:00-8:00 660 8:00-9:00 744 9:00-10:00 701 10:00-11:00 581 11:00-12:00 742 12:00-13:00 752 13:00-14:00 681 14:00-15:00 769 15:00-16:00 867 16:00-17:00 958 17:00-18:00 1,056 18:00-19:00 775 19:00-20:00 580 20:00-21:00 478 21:00-22:00 381 22:00-23:00 268 23:00-24:00 o 126 Total 11,960 AM Peak 08:00-09:00 744 PM Peak 17:00-18:00 1,056 t A 0/40-1, Privacy Policy uns of Service 2025 Midwestern So'f'tLVV,//, Solutions, LLC OMS21 Page 231Aqb418 FIGURES Page 232Agf4418 uu 'TC:3 93 ]ICE . .. ......... . LP Z '11115F W G r e o NJ jjl'1111�' "M.Al NA, P, 111, 0) J�11111' I 0' A, i0r, JIM"I'll r I J, �Rll I W6 1101111,11 Yj jjn ly 16 Iry SITE wr W, Rig') J 0 4JUNKI/I 11 f& R/P111,11 B L IVAA(i' 11, 1 rili J!" o()�,/�.�, r Z) F0,11,15111 Proposed Daycare Facility 1040 W Northwest Highway FIGURE I Village of Mount Prospect, Cook County, Illinois Site Location Map Traffic Impact Study Page 233Aqf54 18 Site 0 o i i+_0 (0) �I 14 497 (644) 1 4 497 (644) (520) 465 0 (1) 0 (519) 465 0 Northwest Highway LEGEND Existing Roadway — — — - Proposed Driveway — • • — Existing Private Driveway AM (PM) Peak Hour Volumes Signalized Intersection not to scale Proposed Daycare Facility FIGURE 2 040 W Northwest Highway STOINEFIE,L!D 2025 Existing Traffic Village of Mount Prospect, Cook County, Illinois Volumes Traffic Impact Study Page 234Agf6418 Site 0 o i i+_0 (0) 1 4 522 (677) 1 4 522 (677) (546) 489 0 (1) 0 (545) 489 0 Northwest Highway LEGEND Existing Roadway — — — - Proposed Driveway — • • — Existing Private Driveway AM (PM) Peak Hour Volumes Signalized Intersection not to scale Proposed Daycare Facility FIGURE 3 040 W Northwest Highway STOINEFIE,L!D 2030 No -Build Traffic Village of Mount Prospect, Cook County, Illinois Volumes Traffic Impact Study Page 235'ggf7418 Site I I I � I I I � V- o ' %%0 %0 vo Ln %0 77 (69) `-► I I (57) 63 10 LEGEND Northwest Highway (57) 63 (78) 68 10 Existing Roadway — — — - Proposed Driveway — • • — Existing Private Driveway AM (PM) Peak Hour Volumes � Signalized Intersection not to scale Proposed Daycare Facility FIGURE 4 040 W Northwest Highway STOINEFIE,L!D Site -Generated Traffic Village of Mount Prospect, Cook County, Illinois Volumes Traffic Impact Study Page 236Agf8418 Site I I I I I I I I n o %%0 L� nn I I � 77 (69) 1 -4 522 (677) 1 4 522 (677) (603) 552 0 (58) 63 (623) 557 0 Northwest Highway LEGEND Existing Roadway — — — - Proposed Driveway — • • — Existing Private Driveway AM (PM) Peak Hour Volumes � Signalized Intersection not to scale Proposed Daycare Facility 1040 W Northwest Highway FIGURE 5 STOINEFIE,L!D Village of Mount Prospect, Cook County, Illinois 2030 Build Traffic Volumes Traffic Impact Study Page 237Agfg418 HIGHWAY CAPACITY ANALYSIS DETAIL SHEETS Page 238Agfo418 HCM 7th TWSC 2025 Existing Condition 1: Northwest Highway & Ingress Site Driveway Weekday Morning Peak Hour Int Delay, s/veh Lane Configurations +It +T+ Y Traffic Vol, veh/h 0 465 497 0 0 0 Future Vol, veh/h 0 465 497 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 0 2 3 0 0 0 Mvmt Flow 0 489 523 0 0 0 Conflicting Flow All 523 0 - 0 768 262 Stage 1 - - - - 523 - Stage 2 - - - - 245 - Critical Hdwy 4.1 - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 1054 - - - 342 743 Stage 1 - - - - 565 - Stage 2 - - - - 779 - Platoon blocked, % - - - Mov Cap-2 Maneuver - - - - 342 - Stage 1 - - - - 565 - Stage 2 - - - - 779 - HCM LOS HCM Lane V/C Ratio HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report EXAM 04/10/2025 Page 239AQfI418 HCM 7th TWSC 2025 Existing Condition 2: Northwest Highway & Egress Site Driveway Weekday Morning Peak Hour Int Delay, s/veh Lane Configurations tt tt r Traffic Vol, veh/h 0 465 497 0 0 0 Future Vol, veh/h 0 465 497 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 0 2 3 0 0 0 Mvmt Flow 0 495 529 0 0 0 Conflicting Flow All - 0 - 0 776 264 Stage 1 - - - - 529 - Stage 2 - - - - 247 - Critical Hdwy - - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy - - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 0 338 740 Stage 1 0 - - 0 561 - Stage 2 0 - - 0 777 - Platoon blocked, % - - Mov Cap-2 Maneuver - - - - 338 - Stage 1 - - - - 561 - Stage 2 - - - - 777 - HCM LOS HCM Lane V/C Ratio HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report EXAM 04/10/2025 Page 240Agf2418 HCM 7th TWSC 2025 Existing Condition 1: Northwest Highway & Ingress Site Driveway Weekday Evening Peak Hour Int Delay, s/veh Lane Configurations +1 + + T+ Y Traffic Vol, veh/h 1 519 644 0 0 0 Future Vol, veh/h 1 519 644 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 0 1 1 0 0 0 Mvmt Flow 1 558 692 0 0 0 Conflicting Flow All 692 0 - 0 974 346 Stage 1 - - - - 692 - Stage 2 - - - - 281 - Critical Hdwy 4.1 - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 912 - - - 253 656 Stage 1 - - - - 463 - Stage 2 - - - - 747 - Platoon blocked, % - - - Mov Cap-2 Maneuver - - - - 253 - Stage 1 - - - - 463 - Stage 2 - - - - 747 - HCM LOS HCM Lane V/C Ratio 0.001 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report EX -PM 04/10/2025 Page 241Agb418 HCM 7th TWSC 2025 Existing Condition 2: Northwest Highway & Egress Site Driveway Weekday Evening Peak Hour Int Delay, s/veh Lane Configurations tt tt r Traffic Vol, veh/h 0 520 644 0 0 1 Future Vol, veh/h 0 520 644 0 0 1 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 0 1 1 0 0 0 Mvmt Flow 0 559 692 0 0 1 Conflicting Flow All - 0 - 0 972 346 Stage 1 - - - - 692 - Stage 2 - - - - 280 - Critical Hdwy - - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy - - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 0 254 656 Stage 1 0 - - 0 463 - Stage 2 0 - - 0 749 - Platoon blocked, % - - Mov Cap-2 Maneuver - - - - 254 - Stage 1 - - - - 463 - Stage 2 - - - - 749 - HCM LOS HCM Lane V/C Ratio - - - 0.002 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report EX -PM 04/10/2025 Page 242Ag4418 HCM 7th TWSC 2030 No -Build Condition 1: Northwest Highway & Ingress Site Driveway Weekday Morning Peak Hour Int Delay, s/veh Lane Configurations +1 + + T+ Y Traffic Vol, veh/h 0 489 522 0 0 0 Future Vol, veh/h 0 489 522 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 0 2 3 0 0 0 Mvmt Flow 0 515 549 0 0 0 Conflicting Flow All 549 0 - 0 807 275 Stage 1 - - - - 549 - Stage 2 - - - - 257 - Critical Hdwy 4.1 - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 1030 - - - 323 729 Stage 1 - - - - 548 - Stage 2 - - - - 768 - Platoon blocked, % - - - Mov Cap-2 Maneuver - - - - 323 - Stage 1 - - - - 548 - Stage 2 - - - - 768 - HCM LOS HCM Lane V/C Ratio HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report NB -AM 04/10/2025 Page 243Agt418 HCM 7th TWSC 2030 No -Build Condition 2: Northwest Highway & Egress Site Driveway Weekday Morning Peak Hour Int Delay, s/veh Lane Configurations tt tt r Traffic Vol, veh/h 0 489 522 0 0 0 Future Vol, veh/h 0 489 522 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 0 2 3 0 0 0 Mvmt Flow 0 520 555 0 0 0 Conflicting Flow All - 0 - 0 815 278 Stage 1 - - - - 555 - Stage 2 - - - - 260 - Critical Hdwy - - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy - - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 0 319 726 Stage 1 0 - - 0 544 - Stage 2 0 - - 0 766 - Platoon blocked, % - - Mov Cap-2 Maneuver - - - - 319 - Stage 1 - - - - 544 - Stage 2 - - - - 766 - HCM LOS HCM Lane V/C Ratio HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report NB -AM 04/10/2025 Page 244AQf6418 HCM 7th TWSC 2030 No -Build Condition 1: Northwest Highway & Ingress Site Driveway Weekday Evening Peak Hour Int Delay, s/veh Lane Configurations +1 + + T+ Y Traffic Vol, veh/h 1 545 677 0 0 0 Future Vol, veh/h 1 545 677 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 0 1 1 0 0 0 Mvmt Flow 1 586 728 0 0 0 Conflicting Flow All 728 0 - 0 1023 364 Stage 1 - - - - 728 - Stage 2 - - - - 295 - Critical Hdwy 4.1 - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 885 - - - 235 639 Stage 1 - - - - 444 - Stage 2 - - - - 735 - Platoon blocked, % - - - Mov Cap-2 Maneuver - - - - 235 - Stage 1 - - - - 444 - Stage 2 - - - - 735 - HCM LOS HCM Lane V/C Ratio 0.001 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report NB -PM 04/10/2025 Page 24,rAgf7418 HCM 7th TWSC 2030 No -Build Condition 2: Northwest Highway & Egress Site Driveway Weekday Evening Peak Hour Int Delay, s/veh Lane Configurations tt tt r Traffic Vol, veh/h 0 546 677 0 0 1 Future Vol, veh/h 0 546 677 0 0 1 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 0 1 1 0 0 0 Mvmt Flow 0 587 728 0 0 1 Conflicting Flow All - 0 - 0 1022 364 Stage 1 - - - - 728 - Stage 2 - - - - 294 - Critical Hdwy - - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy - - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 0 236 639 Stage 1 0 - - 0 444 - Stage 2 0 - - 0 737 - Platoon blocked, % - - Mov Cap-2 Maneuver - - - - 236 - Stage 1 - - - - 444 - Stage 2 - - - - 737 - HCM LOS HCM Lane V/C Ratio - - - 0.002 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report NB -PM 04/10/2025 Page 246Agf8418 HCM 7th TWSC 2030 Build Condition 1: Northwest Highway & Ingress Site Driveway Weekday Morning Peak Hour Int Delay, s/veh 0.7 Lane Configurations +1 + + T+ Y Traffic Vol, veh/h 63 557 522 77 0 0 Future Vol, veh/h 63 557 522 77 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 0 2 3 0 0 0 Mvmt Flow 66 586 549 81 0 0 Conflicting Flow All 631 0 - 0 1016 315 Stage 1 - - - - 590 - Stage 2 - - - - 426 - Critical Hdwy 4.1 - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 962 - - - 238 686 Stage 1 - - - - 522 - Stage 2 - - - - 633 - Platoon blocked, % - - - Mov Cap-2 Maneuver - - - - 218 - Stage 1 - - - - 479 - Stage 2 - - - - 633 - HCM LOS HCM Lane V/C Ratio 0.069 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report B-AM 04/10/2025 Page 247AQfg418 HCM 7th TWSC 2030 Build Condition 2: Northwest Highway & Egress Site Driveway Weekday Morning Peak Hour Int Delay, s/veh 1.7 Lane Configurations tt tt r Traffic Vol, veh/h 0 552 522 0 68 56 Future Vol, veh/h 0 552 522 0 68 56 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 0 2 3 0 0 0 Mvmt Flow 0 587 555 0 72 60 Conflicting Flow All - 0 - 0 849 278 Stage 1 - - - - 555 - Stage 2 - - - - 294 - Critical Hdwy - - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy - - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 0 304 726 Stage 1 0 - - 0 544 - Stage 2 0 - - 0 737 - Platoon blocked, % - - Mov Cap-2 Maneuver - - - - 304 - Stage 1 - - - - 544 - Stage 2 - - - - 737 - HCM LOS HCM Lane V/C Ratio - - 0.238 0.082 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report B-AM 04/10/2025 Page 248Agb418 HCM 7th TWSC 2030 Build Condition 1: Northwest Highway & Ingress Site Driveway Weekday Evening Peak Hour Int Delay, s/veh 0.7 Lane Configurations *T + + T+ Y Traffic Vol, veh/h 58 623 677 69 0 0 Future Vol, veh/h 58 623 677 69 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 0 1 1 0 0 0 Mvmt Flow 62 670 728 74 0 0 Conflicting Flow All 802 0 - 0 1225 401 Stage 1 - - - - 765 - Stage 2 - - - - 460 - Critical Hdwy 4.1 - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 830 - - - 174 604 Stage 1 - - - - 425 - Stage 2 - - - - 608 - Platoon blocked, % - - - Mov Cap-2 Maneuver - - - - 158 - Stage 1 - - - - 386 - Stage 2 - - - - 608 - HCM LOS HCM Lane V/C Ratio 0.075 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report B-PM 04/10/2025 Page 249AgfI418 HCM 7th TWSC 2030 Build Condition 2: Northwest Highway & Egress Site Driveway Weekday Evening Peak Hour Int Delay, s/veh 2.2 Lane Configurations tt tt r Traffic Vol, veh/h 0 603 677 0 78 65 Future Vol, veh/h 0 603 677 0 78 65 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 0 1 1 0 0 0 Mvmt Flow 0 648 728 0 84 70 Conflicting Flow All - 0 - 0 1052 364 Stage 1 - - - - 728 - Stage 2 - - - - 324 - Critical Hdwy - - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy - - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 0 225 639 Stage 1 0 - - 0 444 - Stage 2 0 - - 0 711 - Platoon blocked, % - - Mov Cap-2 Maneuver - - - - 225 - Stage 1 - - - - 444 - Stage 2 - - - - 711 - HCM LOS HCM Lane V/C Ratio - - 0.373 0.109 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report B-PM 04/10/2025 Page 250Agf2418 Traffic Impact Study Proposed Daycare Facility Parcel ID: 03-33-407-025-0000 1040 W Northwest Highway Village of Mount Prospect Cook County, Illinois Prepared for: W Northwest MP LLC Date: May 6, 2025 SE&D Job Number: DET-240465 El John R. Corak, PE Senior Project Manager a Kevin Heffernan, PE Senior Project Manager IL P.E. License 062.077227 555 S. Old Woodward Avenue, Suite 12L Birmingham, MI 48009 Page 251 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS TABLE OF CONTENTS INTRODUCTION......................................................................................................................... METHODOLOGY......................................................................................................................... 2025 EXISTING CONDITION.................................................................................................... 1 2025 Existing Roadway Conditions............................................................................................................... 1 2025 Existing Transit Service..........................................................................................................................2 2025 Existing Traffic Volumes.........................................................................................................................2 2025 Existing Crash Summary........................................................................................................................4 2025 Existing LOS/Capacity Analysis.............................................................................................................4 2030 NO -BUILD CONDITION................................................................................................... 5 BackgroundGrowth..........................................................................................................................................5 Other Planned Development Projects..........................................................................................................5 2030 No -Build Traffic Volumes......................................................................................................................5 2030 No -Build LOS/Capacity Analysis..........................................................................................................5 2030 BUILD CONDITION.......... 0 e e eeeee*00000006 TripGeneration..................................................................................................................................................6 TripAssignmentJDistribution..........................................................................................................................7 2030 Build Traffic Volumes..............................................................................................................................7 2030 Build LOS/Capacity Analysis.................................................................................................................7 Comparative Level of Service (Delay) Tables.............................................................................................8 2030 Build Queuing Analysis...........................................................................................................................8 SITE CIRCULATION/PARKING SUPPLY................................................................................. 9 Access& Circulation......................................................................................................................................... 9 ParkingGeneration............................................................................................................................................9 Pick -Up & Drop -Off Operations..................................................................................................................10 Pick -Up & Drop -Off Demand....................................................................................................................... Pick -Up & Drop -Off Demand — Conservative Turnover Rate.............................................................13 CONCLUSIONS......................................................................................................................... 15 Page 252 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS TECHNICAL APPENDIX LEVEL OF SERVICE/AVERAGE CONTROL DELAY CRITERIA TURNING MOVEMENT COUNT DATA Intersection of Northeast Highway and Easterly Site Driveway Intersection of Northwest Highway and Westerly Site Driveway DAYCARE TRANSACTION TIME DATA Weekday Morning Drop -Off Transaction Time Data Weekday Evening Pick -Up Transaction Time Data ANNUAL AVERAGE DAILY TRAFFIC DATA 2023 — Northwest Highway between Waterman Avenue and Dale Avenue Cleft-1 100C Figure I — Site Location Map Figure 2 — 2025 Existing Traffic Volumes Figure 3 — 2030 No -Build Traffic Volumes Figure 4 — Site -Generated Traffic Volumes Figure 5 — 2030 Build Traffic Volumes HIGHWAY CAPACITY ANALYSIS DETAIL SHEETS 2025 Existing Traffic Conditions 2030 No -Build Traffic Conditions 2030 Build Traffic Conditions Page 253 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS INTRODUCTION This Traffic Impact Study was prepared to investigate the potential impacts of the proposed daycare facility on the adjacent roadway network. The subject property is located along the northerly side of Northwest Highway in the Village of Mount Prospect, Cook County, Illinois. The site location is shown on appended Figure I. The subject property is designated as parcel 03-33-407-025-0000 as depicted on the Cook County Tax Map. The site has approximately 275 feet of frontage along Northwest Highway. The existing site is occupied by a 13,466-square-foot vacant building. Access is presently provided via one (1) ingress -only driveway and one (1) egress -only driveway along Northwest Highway. Under the proposed development program, the existing building would be retrofitted into a 339-student daycare facility with auxiliary playground space. Access is proposed to remain as -is via one (1) ingress -only driveway and one (1) egress -only driveway along Northwest Highway. METHODOLOGY Stonefield Engineering & Design, LLC has prepared this Traffic Impact Study in accordance with the recommended guidelines and practices outlined by the Institute of Transportation Engineers (ITE) within Transportation Impact Analyses for Site Development. A detailed field investigation was performed to assess the existing conditions of the adjacent roadway network. A data collection effort was completed to identify the existing traffic volumes at the study intersections to serve as a base for the traffic analyses. Capacity analysis, a procedure used to estimate the traffic -carrying ability of roadway facilities over a range of defined operating conditions, was performed using the Highway Capacity Manual, 7t" Edition (HCM) and the Synchro 12 Software for all study conditions to assess the roadway operations. For an unsignalized intersection, Level of Service (LOS) A indicates operations with delay of less than 10 seconds per vehicle, while LOS F describes operations with delay in excess of 50 seconds per vehicle. For a signalized intersection, LOS A indicates operations with delay of less than 10 seconds per vehicle, while LOS F describes operations with delay in excess of 80 seconds per vehicle. The Technical Appendix contains the Highway Capacity Analysis Detail Sheets for the study intersections analyzed in this assessment. 2025 EXISTING CONDITION 2025 EXISTING ROADWAY CONDITIONS The proposed daycare facility is located along the northerly side of Northwest Highway in the Village of Mount Prospect, Cook County, Illinois. The subject property is designated as parcel 03-33-407-025-0000 as Page 254 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS depicted on the Cook County Tax Map. The site has approximately 275 feet of frontage along Northwest Highway. Land uses in the area are a mix of commercial, educational, and residential uses. Northwest Highway (U.S. Route 14) is classified as a Minor Arterial roadway with a general east -west orientation and is under the jurisdiction of the Illinois Department of Transportation (IDOT). Along the site frontage, the roadway provides two (2) lanes of travel in each direction and has a posted speed limit of 40 mph to the west of the site and 30 mph to the east of the site. Curb is provided along both sides of the roadway, sidewalk is provided along the northerly side of the roadway, shoulders are not provided, and on -street parking is not permitted. Northwest Highway provides east -west mobility throughout the Village of Mount Prospect and neighboring municipalities and provides access to IL 53 to the west of the site and IL 83 to the east of the site, serving a mix of residential and commercial uses along its length. 2025 EXISTING TRANSIT SERVICE The subject site is located approximately one (I) mile (20-minute walk) from the Mount Prospect Train Station which serves the Metra Union Pacific Northwest Line and provides direct service to Arlington Heights and Chicago as well as transfer service to the Metra Union Pacific North Line. At Chicago Terminal, transfers are available to every line on the Metra Railroad System. Further, the proposed development is located approximately one (1) mile (I 9-minute walk) from bus stops that service Pace Bus Route 234, with the nearest stop located at the intersection of Northwest Highway and Main Street. Pace Bus Route provides service to De Plaines and Wheeling, and various points of interest throughout Cook and Lake Counties. The non -vehicular transportation modes available in the general vicinity of the subject site are summarized on Table 1. TABLE I — MULTI -MODAL TRANSPORTATION OPTIONS Proximity to Travel Mode I Site Destinations Chicago, Clybourn, Irving Park, Jefferson Park, Gladstone Park, Norwood Park, Edison Park, Park Ridge, Dee Road, Des Plaines, Mount Prospect Train Station, I mile Cumberland, Mount Prospect,g g g Arlington Heights, Arlington Park, Palatine, Barrington, Fox River Grove, Cary, Pingree Road, Cr stal Lake, Woodstock, Harvard De Plaines, Mount Prospect, Prospect Heights, Arlington Pace Bus Route 234 I mile , Hei htsWheeling,Buffalo Grove g 2025 EXISTING TRAFFIC VOLUMES Turning movement counts were collected during the typical weekday morning and weekday evening time periods to evaluate existing traffic conditions and identify the specific hours when traffic activity on the adjacent roadways is at a maximum and could be potentially impacted by the development of the site. Turning movement counts were collected at the following intersections: 2 Page 255 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ♦ Northwest Highway and Easterly Site Driveway ♦ Northwest Highway and Westerly Site Driveway Specifically, turning movement counts were conducted on Tuesday, March 4, 2025, from 7:00 a.m. to 9:00 a.m. and from 4:00 p.m. to 6:00 p.m. The study time periods were chosen as they are representative of the peak periods of both the adjacent roadway network and the proposed development. The traffic volume data was collected and analyzed to identify the design peak hour in accordance with HCM and ITE guidelines. Based on the review of the count data the weekday morning peak hour occurred from 7:45 a.m. to 8:45 a.m. and the weekday evening peak hour occurred from 4:30 p.m. to 5:30 p.m. The Technical Appendix contains a summary of the turning movement count data. Annual average daily traffic (AADT) volumes, including the percentage of truck traffic, were obtained from the IDOT 2023 Illinois Travel Statistics. Within the vicinity, the nearest AADT volumes were located along Northwest Highway between its intersections with Waterman Avenue and Dale Avenue to the west of the subject site and were conducted from 12:00 a.m. on Wednesday, July 26, 2023, to 12:00 a.m. on Thursday, July 27, 2023. The Technical Appendix contains a summary of the IDOT AADT volumes conducted along Northwest Highway. Note that the IDOT traffic volumes depicted in the appendix represent the unadjusted data. These volumes are further adjusted by the IDOT based on seasonal adjustment factors and the day of the week the counts were conducted on. Table 2 summarizes the AADT volumes published by IDOT. TABLE 2 — SUMMARY OF IDOTAADTVOLUMES Location I IDOT AADT (Year) I Trucks (Percent) Northwest Highway (U.S. Route 14) I 9,700 (2023) I 260 (2.7%) The AADT volumes were compared to the 2025 turning movement counts conducted during the weekday morning and weekday evening peak hours. Table 3 compares the peak hours of the AADT volumes to the 2025 turning movement counts conducted along Northwest Highway. TABLE 3 —AADT AND TMC COMPARISON Location IDOT Peak Hour TMC Peak Hour Volumes (2023) Volumes (2025) Percent Difference AM I PM AM I PM AM I PM Northwest Highway (U.S. Route 14) 1 744 1 1,056 1 962 1 1,164 1 +29.3% 1 +10.2% As shown in Table 3, the turning movement counts conducted along Northwest Highway contained greater volumes than the AADT volumes conducted by IDOT in 2023 during the peak hours studied. As such, 3 Page 256 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS the turning movement counts were utilized to generate the 2025 Existing weekday morning and weekday evening peak -hour volumes and are summarized on appended Figure 2. 2025 EXISTING CRASH SUMMARY An analysis of the preexisting crash data along the adjacent roadway network was conducted to evaluate and address potential safety concerns along Northwest Highway. Specifically, the data was obtained from the IDOT Division of Transportation Safety within 250 feet of the intersection of Northwest Highway and Dale Avenue located directly to the west of the site from 2019 to 2023. Table 4 provides a summary of the crash data. TABLE 4 — CRASH HISTORY SUMMARYWITHIN SITEVICINITY Location — Within 250' of Intersection Year Number of Crashes Collision Type Crash Severity Weather Condition Intersection of Northwest Highway and Dale Avenue 2019 0 - - - 2020 0 - - - 2021 0 - - 2022 1 Left -Turn Property Damage Only P y g y Clear 2023 0 - - - As illustrated in Table 4, one (1) collision was experienced within 250 feet of the intersection of Northwest Highway and Dale Avenue from 2019 to 2023. The crash did not result in a reported injury or fatality nor involve pedestrians or bicyclists. As such, no significant safety concerns are anticipated along the Northwest Highway site frontage. 2025 EXISTING LOS/CAPACITY ANALYSIS A Level of Service and Volume/Capacity analysis was conducted for the 2025 Existing Condition during the weekday morning and weekday evening peak hours at the study intersections and existing site driveways. Under the existing condition, the turning movements at the unsignalized intersection of Northwest Highway and the ingress site driveway are calculated to have a Level of Service A during the weekday morning and weekday evening peak hours. The turning movements at the unsignalized intersection of Northwest Highway and the egress site driveway are calculated to have a Level of Service B or better during the weekday morning and weekday evening peak hours. 4 Page 257 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS 2030 NO -BUILD CONDITION BACKGROUND GROWTH The 2025 Existing Condition traffic volume data was grown to a future horizon year of 2030, which is a conservative estimate for when the proposed daycare facility is expected to be fully constructed. Traffic growth in the area is determined to be a combination of expected land development and projected population growth in the region. Based on a review of the Chicago Metropolitan Agency for Planning (CMAP) ON TO 2050 Socioeconomic Forecast Appendix for Cook County, traffic volumes along Northwest Highway are anticipated to experience an annual, compounded growth rate of approximately 0.44%. In order to provide a conservative analysis, a 1.00% compounded background growth rate was utilized instead. As such, the existing traffic volumes at the study intersections were increased by 1.00% annually for five (5) years. OTHER PLANNED DEVELOPMENT PROIECTS To evaluate the future traffic conditions, it is important to consider the potential site -generated traffic of other projects that could influence the traffic volume at the study intersections. Other planned development projects include those that are either in the entitlement process or have recently been approved for building permits in proximity to the proposed development. Based on consultations with the Village of Mount Prospect Freedom of Information Officer, Karen Agoranos, there are no planned development projects within the area of the subject site. As such, the application of the background growth rate would be adequate to account for background traffic growth. 2030 NO -BUILD TRAFFIC VOLUMES The background growth rate was applied to the 2025 Existing Traffic Volumes to calculate the 2030 No - Build Traffic Volumes for the weekday morning and weekday evening peak hours. These volumes are summarized on appended Figure 3. 2030 NO -BUILD LOS/CAPACITY ANALYSIS A Level of Service and Volume/Capacity analysis was also conducted for the 2030 No -Build Condition during the weekday morning and weekday evening peak hours at the study intersections and existing site driveways. The turning movements at the unsignalized intersection of Northwest Highway and the ingress site driveway are calculated to operate generally consistent with the findings of the 2025 Existing Condition during the weekday morning and weekday evening peak hours. The turning movements at the unsignalized intersection of Northwest Highway and the egress site driveway are calculated to operate generally consistent with the findings of the 2025 Existing Condition during the weekday morning and weekday evening peak hours. 5 Page 258 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS 2030 BUILD CONDITION TRIP GENERATION The site -generated traffic volume of the proposed daycare facility was estimated to identify the potential impacts of the project. Trip generation projections were prepared utilizing ITE's Trip Generation Manual, I I t" Edition. Trip generation rates associated with Land Use 565 "Day Care Center" were cited for the proposed 339-student daycare facility. Table 5 provides the weekday morning and weekday evening peak hour trip generation volumes associated with the proposed development. TABLE 5 — PROPOSED TRIP GENERATION Weekday Morning Weekday Evening Peak Hour Peak Hour Land Use Enter I Exit I Total Enter I Exit I Total 339-Student Day Care Center 140 124 264 126 142 268 ITE Land Use 565 Unlike a traditional school with set arrival and dismissal times, the proposed childcare facility allows drop- off and pick-up across multiple hours in the morning and evening, dispersing the traffic impact of the site across a wider period of time as opposed to a concentrated drop-off and pick-up period. Additionally, vehicles are frequently occupied by multiple children (i.e. siblings and carpools), and the site's location near a residential neighborhood facilitates and promotes local pedestrian trips within walking distance of the site. Finally, numerous factors including part-time schedules and absentees due to sickness and vacations contribute to typical operating volumes of approximately 85% that of the actual licensed capacity. These characteristics contribute to a reduced traffic impact on the surrounding roadway network. As stated within Chapter 10 of ITE's Trip Generation Handbook, 3rd Edition, there are instances when the total number of trips generated by a site is different from the amount of new traffic added to the street system by the generator. Childcare facilities are specifically located on or adjacent to busy streets to attract motorists already on the roadway. Therefore, the proposed development would be expected to attract a portion of its trips from the traffic passing the site on the way from an origin to an ultimate destination. These trips do not add new traffic to the adjacent roadway system and are referred to as pass -by trips. Based on data provided by ITE, 44% of peak -hour traffic associated with Land Use 565 "Day Care Center" consists of "pass -by" trips. Additionally, based on characteristics of childcare facilities, in which many trips are made by a parent or caregiver while traveling to/from work, it is likely a portion of the site generated trips would consist of "diverted link" trips. As stated within Chapter 10 of ITE's Trip Generation Handbook, 3rd Edition, diverted link trips are "attracted from the traffic volume on roadways within the vicinity of the site generator but without direct 6 Page 259 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS access to the site." A diverted link trip adds traffic to streets adjacent to a site and could remove a trip on streets from which it diverted; however, the trip does not constitute an increase of traffic on a macroscopic level. Based on data provided by ITE, 32% of peak -hour traffic associated with Land Use 565 "Day Care Center" consists of diverted link trips. As part of the conservative traffic analysis provided within this report, no reduction for "pass -by" traffic or "diverted link" traffic was applied. All traffic volumes are assumed to be new to the roadway network. TRIP ASSIGNMENT/DISTRIBUTION The trips generated by the proposed development were distributed according to the existing travel pattern along the adjacent roadways and the access management plan of the site. Table 6 summarizes the distribution of the site -generated trips along the adjacent roadway network. TABLE 6 — SITE -GENERATED TRIP DISTRIBUTION Origin & Destination Weekday Morning Weekday Evening Peak Hour Peak Hour To/From Eastbound via Northwest Highway I 45% I 45% To/From Westbound via Northwest Highway I 55% I 55% Total 100% 1 100% The Site -Generated Traffic Volumes are illustrated on appended Figure 4. 2030 BUILD TRAFFIC VOLUMES The site -generated trips were added to the 2030 No -Build Traffic Volumes to calculate the 2030 Build Traffic Volumes and are shown on appended Figure S. 2030 BUILD LOS/CAPACITY ANALYSIS A Level of Service and Volume/Capacity analysis was also conducted for the 2030 Build Condition during the weekday morning and weekday evening peak hours at the study intersections and proposed site driveways. Tables 7 through 10 compare the 2025 Existing, 2030 No -Build, and 2030 Build Conditions Level of Service and delay values. The turning movements at the unsignalized intersection of Northwest Highway and the ingress site driveway are calculated to operate at a Level of Service A during the weekday morning and weekday evening peak hours. The turning movements at the unsignalized intersection of Northwest Highway and the egress site driveway are calculated to operate at a Level of Service C or better during the weekday morning peak hour and Level of Service D or better during the weekday evening peak hour. 7 Page 260 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS COMPARATIVE LEVEL OF SERVICE (DELAY) TABLES NORTHWEST HIGHWAY & INGRESS SITE DRIVEWAY EB (Eastbound) is the Northwest Highway approach X (n) = Level of Service (seconds of delay) TABLE 7 —WEEKDAY MORNING PEAK HOUR Lane Group 2025 Existing 2030 No -Build 2030 Build EB Left No Volume No Volume A (9.0) EB Through No Delay No Delay A (0.6) TABLE 8 —WEEKDAY EVENING PEAK HOUR Lane Group 2025 Existing 2030 No -Build 2030 Build EB Left A (9.0) A (9. I) A (9.7) EB Through No Delay No Delay A (0.8) NORTHWEST HIGHWAY & EGRESS SITE DRIVEWAY SB (Southbound) approach is the Egress Site Driveway approach X (n) = Level of Service (seconds of delay) TABLE 9 —WEEKDAY MORNING PEAK HOUR Lane Group 2025 Existing 2030 No -Build 2030 Build SB Left No Volume No Volume C (20.5) SB Right No Volume No Volume B (10.4) TABLE 10 —WEEKDAY EVENING PEAK HOUR Lane Group 2025 Existing 2030 No -Build 2030 Build SB Left No Volume No Volume D (30.2) SB Right B (10.5) B (10.6) B (11.3) 2030 BUILD QUEUING ANALYSIS In addition to the Level of Service and Volume/Capacity analysis conducted for the 2030 Build Condition, a queuing analysis was conducted during the weekday morning and weekday evening peak hours at the study intersections and proposed site driveway to evaluate the potential for vehicle queues stacking within the proposed site drive aisles. Table I I compares the provided storage lengths to the anticipated 2030 Build Condition 951" percentile queuing at each of the study locations for the weekday morning and weekday evening peak hours. 8 Page 261 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS TABLE I I — 95TH PERCENTILE QUEUING SUMMARY Storage 2030 Build Condition Intersection Movement Length WeekdayWeekday y Provided Mornin Evening Northwest Highway (E/W) and EB Left > 1,000, 5' 5' Ingress Site Driveway N Northwest y(E/W) Hi hwaand SB Left ~50' 20' 32.5g SB Right ~50' 7.5' 10' Egress Site Driveway (N) As shown in Table 11, the 95t" percentile queues at the study locations are not anticipated to extend past the provided storage lengths at any of the turning movements during the studied time periods. SITE CIRCULATION/PARKING SUPPLY A review was conducted of the proposed daycare facility using the Site Plan prepared by our office, dated May 6, 2025. In completing this review, particular attention was focused on the site access, circulation, and parking supply. ACCESS & CIRCULATION Access is proposed to remain as -is via one (I) ingress -only driveway and one (I) egress -only driveway along Northwest Highway. The proposed building would be located at the southerly portion of the site with auxiliary playground areas located at the northerly portion of the site. Surface -level parking spaces would continue to be located along the perimeter of the site with the trash enclosure proposed to remain as -is at the northwesterly corner of the site. Vehicular circulation throughout the site would be facilitated via a minimum of 17-foot-wide one (I) -way drive aisles and 24-foot-wide two (2)-way drive aisles. PARKING GENERATION Regarding the parking requirements for the proposed development, the Village of Mount Prospect Ordinance requires daycare facilities to have one (1) parking space per employee plus one (1) parking space per 10 licensed capacity slots. For the proposed daycare facility consisting of 49 employees and 339 licensed capacity slots, this equates to 83 required parking spaces. Furthermore, the Ordinance requires developments that provide parking lots between 76 and 100 parking spaces to have a minimum of four (4) ADA accessible parking spaces. The site would provide 86 total parking spaces, inclusive of four (4) ADA accessible parking spaces, which meets the parking requirements and would be sufficient to support this project's parking demand. The 90-degree parking spaces would be nine (9) feet wide by 16 feet deep which is equivalent to their dimensions in the existing condition. The 60-degree parking spaces would be 10.4 feet wide by 17 feet deep 9 Page 262 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS which constitutes an improvement over the existing condition in which the 60-degree parking spaces are 10.3 feet wide by 16 feet deep. The parking supply was evaluated with respect to data published within the ITE's Parking Generation, 6tn Edition, for Land Use 565 "Day Care Center." ITE provides peak parking demand data for childcare facilities based on number of students, number of staff, and gross floor area of the building. Table 12 provides a summary of the ITE data and the forecasted peak parking demand. TABLE 12 — PROPOSED PARKING GENERATION Independent Variable Rate Quantity Parking Demand Students 0.25 vehicles per student 339 students 85 vehicles Employees 1.25 vehicles per employee 49 employees 61 vehicles Gross Floor Area 2.27 vehicles per 1,000 SF 21,700 SF 49 vehicles Parking Provided 86 Spaces As such, the proposed parking supply of 86 parking spaces would be sufficient to support the parking demand of the site. PICK-UP & DROP-OFF OPERATIONS Under the proposed development plan, 49 parking spaces located primarily along the easterly and northerly sides of the site would be utilized for employee parking. With a maximum of 49 employees, the proposed employee parking supply would be sufficient to support the employee parking demand without accounting for carpooling, pick-up/drop-off, or other non -single -occupancy vehicular travel means. The remaining 37 parking spaces, located along the westerly and southerly sides of the site, would be designated for student drop-off and pick-up. For drop-off and pick-up, parents/guardians park in these dedicated spaces and walk the children to/from the childcare facility. Vehicles do not queue on -site nor along the roadway network. Based on data collected by our office at similar national brand childcare facilities, morning drop-offs take approximately six (6) minutes on average and evening pick-ups take approximately seven (7) minutes on average. Using those rates, each designated parking space can accommodate 10 morning drop-offs and 8.5 evening pick-ups. As such, the 37 proposed dedicated parking drop-off/pick-up spaces can accommodate 370 peak hour drop-offs and 314 peak hour pick-ups, whereas the peak -hour trip generation is forecasted to be 124 drop-offs in the weekday morning peak period and 126 pick-ups in the weekday evening peak hour (see Table 5). A summary of the drop-off and pick-up duration data collected is provided within the Technical Appendix. 10 Page 263 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS PICK-UP & DROP-OFF DEMAND To account for variability of vehicle arrivals over the course of the peak hour, a queuing analysis was conducted utilizing Poisson random arrival distribution. For parking demand turnover, an "M I M I c" queuing system, with exponential arrivals (M), exponential queuing systems (M), and multiple servers (c), was utilized. The analysis utilized the following assumptions for the critical weekday evening peak hour: Service rate (/N): 126 vehicles per hour Average service time (t): 7 minutes Maximum services per hour (p): 8.5 services per hour per space Number of servers (c): 37 parking spaces The minimum number of servers necessary to support the demand without exceeding 100% utilization (p) is determined using the following formula: Where: p =minimum servers required (as specified above) X =service rate (as specified above) = maximum services per hour (as specified above) Accordingly, 14.8 servers are necessary to support the site pick-up operations. Practically speaking, this equates to 15 parking spaces. The following formula calculates the probability of there being an empty system (i.e. all 37 parking spaces are available): Where: C-1 —1 _ P n P S Cal P° n! + c! (C[t - n=0 Po = probability of an empty system A = service rate (as specified above) = maximum services per hour (as specified above) Page 264 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS p = minimum servers required (as specified above) n = number of parked vehicles c = number of servers (as specified above) Using the above equation, the probability of an empty system is 0.000036%. The probability of (n) parked vehicles within the system is determined utilizing the formula below.' Where: Pn Pn = n * Pp Pn = probability of (n) parked vehicles p = minimum servers required (as specified above) n = number of parked vehicles Po = probability of an empty system Using the above equation, the probability of (n) parked vehicles was calculated for each potential iteration from zero (0) to 37 vehicles. The probabilities are shown graphically on Exhibit 1, and a summary of the probabilities for (n) parked vehicles is provided in Table 13. Probability Pn 12% for ar 6% 4% 2% 0% 3 5 7 9 II 13 15 17 19 21 23 25 27 29 31 33 35 37 Parked Vehicles EXHIBIT I — PROBABILITY OF PARKED VEHICLES ON -SITE I Note that this formula is modified when (n) is greater than the number of servers (c), however these calculations were not performed as the probability of 37 parked vehicles is less than 0.00 1%, and further increases in demand continue to trend toward a probability of 0%. 12 Page 265 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS TABLE 13 - PARKED VEHICLES PROBABILITY SUMMARY Number of Parked Vehicles n Probability Sum of Probabilities 0 0.000036% 0.000036% 1 0.00054 % 0.00058 2 0.0040 % 0.0046 3 0.020% 0.024% 4 0.073% 0.098% 5 0.018% 0.32% 6 0.54% 0.85% 7 1.14% 1.99% 8 2.1 1 % 4.10% 9 3.48% 7.58% 10 5.15% 12.73% 11 6.94% 19.67% 12 8.58% 28.25% 13 9.78% 38.03% 14 10.35% 48.38% 15 10.23% 58.62% 16 9.48% 68.10% 17 8.27% 76.36% 18 6.81 % 83.17% Number of Parked Vehicles n Probability Sum of Probabilities 19 5.31 % 88.48 20 3.94 % 92.42 21 2.78% 95.20% 22 1.87% 97.07% 23 1.21 % 98.28% 24 0.75% 99.02% 25 0.44% 99.46% 26 0.25% 99.72% 27 0.14% 99.85% 28 0.073% 99.93% 29 0.037% 99.97% 30 0.018% 99.984% 31 0.0088% 99.9927% 32 0.0041 % 99.9968% 33 0.0018 % 99.9986 34 0.00080% 99.99943% 35 0.00034% 99.99978% 36 0.00014% 99.999910% 37 0.000056% 99.999963 As shown in Table 13, the 95t" percentile parking demand rate for evening pick-up at the proposed daycare facility is 21 parked vehicles. As such, the proposed supply of 37 parking spaces would be sufficient to support the drop-off and pick-up operations of the proposed development. PICK-UP & DROP-OFF DEMAND - CONSERVATIVE TURNOVER RATE At the request of the Village Engineer, a similar analysis was conducted utilizing a conservative 15-minute pick-up duration. Using the same methodology, the following results were calculated. ♦ Average turnover time: 15 minutes (Village Engineer specified rate) ♦ Maximum services per hour: 4 ♦ Minimum servers (parking spaces) required: 32 ♦ Probability of an empty parking lot: 1.91 E-12% The probability of a specific number of parked vehicles is shown graphically on Exhibit 2. 13 Page 266 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS Probability Pn 12% 10% 8% 6% 4% 2% 0% 3 5 7 9 II 13 15 17 19 21 23 25 27 29 31 33 35 37 Parked Vehicles EXHIBIT 2 - PROBABILITY OF PARKED VEHICLES ON -SITE - VILLAGE ENGINEER RATE A summary of the probabilities for (n) parked vehicles is provided in Table 14. TABLE 14 - PARKEDVEHICLES PROBABILITY SUMMARY -VILLAGE ENGINEER RATE Number of Parked Vehicles n Probability Sum of Probabilities 0 1.9E-12% 1.9E-12% 1 6.0 E- I I% 6.2 E- I I 2 9.5E-10% I.OE-9% 3 9.9E-9% 1.1 E-8% 4 7.8E-8% 8.9E-8% 5 4.9E-7% 5.8E-7% 6 0.0000026% 0.0000032% 7 0.000012% 0.000015% 8 0.000046 % 0.000061 9 0.00016 % 0.00022 10 0.00051 % 0.00073 11 0.0014% 0.0022% 12 0.0038% 0.006% 13 0.0092% 0.015% 14 0.021 % 0.036% 15 0.044% 0.079% 16 0.086% 0.17% 17 0.16% 0.32% 18 0.28% 0.60% Number of Parked Vehicles n Probability Sum of Probabilities 19 0.46% 1.06% 20 0.73 % 1.79 21 1.09 % 2.88 22 1.56% 4.43% 23 2.13 % 6.57% 24 2.80% 9.37% 25 3.53% 12.89% 26 4.27% 17.17% 27 4.99% 22.15% 28 5.61 % 27.76% 29 6.09% 33.86% 30 6.40% 40.25 31 6.50% 46.76% 32 6.40% 53.16% 33 6.1 1 % 59.26% 34 5.66 % 64.92 35 5.09% 70.02% 36 4.46% 74.47% 37 3.79% 78.27% Continuing the calculations beyond the proposed 37 drop-off and pick-up spaces, the 95t" percentile parking demand rate for evening pick-up is 47 parked vehicles. It is important to note that these probabilities 14 Page 267 of 418 STONEFIELD ENGINEERING & DESIGN, LLC PROPOSED DAYCARE FACILITY VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS are based on a pick-up duration more than double the average pick-up rate, and as a result are extremely conservative in nature. CONCLUSIONS This report was prepared to examine the potential traffic impact of the proposed daycare facility. The analysis findings, which have been based on industry -standard guidelines, indicate that the proposed development would not have a significant impact on the traffic operations of the adjacent roadway network. The site driveways and on -site layout have been designed to provide for effective access to and from the subject property. Based on the Village of Mount Prospect Ordinance parking requirements and local characteristics of the site and surrounding area, the parking supply would be sufficient to support this project. The number of pick-up and drop-off spaces would be sufficient to support the operations of the proposed daycare facility without queuing on the site or backing onto the roadway network. V:\DET\2024\DET-240465 Jon Farazmand - 1040 W Northwest Highway, Mount Prospect, IL\Calculations & Reports\Traffic\Reports\2025-05 TIS\2025-05 Traffic Impact Study.docx 15 Page 268 of 418 TECHNICAL APPENDIX Page 269 Af1418 LEVEL OF SERVICE/AVERAGE CONTROL DELAY CRITERIA Page 270 Af2418 LEVEL OF SERVICE /AVERAGE CONTROL DELAY CRITERIA The ability of a roadway to effectively accommodate traffic demand is determined through an assessment of the volume -to -capacity ratio, delay and Level of Service of the lane group and/or intersection. The volume -to -capacity ratio is the ratio of traffic flow rate to capacity for a given transportation facility. As defined within the Highway Capacity Manual, Th Edition (HCM), intersection delay is the total additional travel time experienced by drivers, passengers, or pedestrians as a result of control measures and interaction with other users of the facility, divided by the volume departing from the corresponding cross section of the facility. Level of service is a qualitative measure describing operational conditions within a traffic stream, based on service measures such as speed and travel time, freedom to maneuver, traffic interruptions, comfort and convenience. For an unsignalized intersection, LOS A indicates operations with delay less than 10 seconds per vehicle, while LOS F describes operations with delay in excess of 50 seconds per vehicle. For a signalized intersection, LOS A indicates operations with delay less than 10 seconds per vehicle and LOS F denotes operations with delay in excess of 80 seconds per vehicle. Source: Highway Capacity Manual, Th Edition Page 271 gkb418 TURNING MOVEMENT COUNT DATA Page 272 Af4418 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: East Dwy -- W Northwest Hwy QC JOB #: 16946201 CITY/STATE: Mount Prospect, IL DATE: Tue, Mar 4 2025 0 0 0 0 0 497 4- 0 0 4- 497 465 F;15 497 465► 0 0 * 465 0 0 0 0 0 0 0 ee 0 �'or m 0 N/A N/A M N/A m . n N/A 15-Min Count East Dwy Period (Northbound) Beginning At Left Thru Right U 7:00AM 0 0 0 0 7:15AM 0 0 0 0 7:30 AM 0 0 0 0 8:45AM 0 0 0 0 Peak 15-Min Northbound Flowrates Left Thru Right U All Vehicles 0 0 0 0 Heavy Trucks 0 0 0 Buses Pedestrians 0 Bicycles 0 0 0 Scooters C eras® Peak -Hour: 7:45 AM -- 8:45 AM Peak 15-Min: 8:00 AM -- 8:15 AM East Dwy (Southbound) Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Southbound Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 W Northwest Hwy (Eastbound) Left Thru Right U 0 88 0 0 0 115 0 0 0 130 0 0 0 72 0 0 Eastbound Left Thru Right U 0 432 0 0 0 8 0 0 0 0 0 0 0 0 0 0 1.84- 0 J t 0 4-1.8 2.2 r h 1.8 '00, 0 0 0 it 0 0 N/A N/A -0 N/A N/A W Northwest Hwy (Westbound) Total Hourly Totals Left Thru Right U 0 69 0 0 157 0 76 0 0 191 0 110 0 0 240 0 98 0 0 170 1 Westbound Total Left Thru Right U 0 584 0 0 1016 0 16 0 24 0 0 0 0 0 0 Report generated on 3/10/2025 1:37 PM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1of1 Page 273 At418 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: East Dwy -- W Northwest Hwy QC JOB #: 16946202 CITY/STATE: Mount Prospect, IL DATE: Tue, Mar 4 2025 0 1 0 0 0 644 4- 1 0 4- 644 519 [�;13 644 520► 0 0 * 519 0 0 0 0 0 1 0 ee 0 �'or m 0 N/A N/A M N/A m . n N/A 15-Min Count East Dwy Period (Northbound) Beginning At Left Thru Right U 4:00PM 0 0 0 0 4:15PM 0 0 0 0 5:30 PM 5:45 PM Peak 15-Min Flowrates All Vehicles Heavy Trucks Buses Pedestrians Bicycles Scooters C eras® 0 0 0 0 0 0 0 0 Northbound Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 Report generated on 3/10/2025 1:37 PM Peak -Hour: 4:30 PM -- 5:30 PM Peak 15-Min: 5:15 PM -- 5:30 PM East Dwy (Southbound) Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Southbound Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 W Northwest Hwy (Eastbound) Left Thru Right U 0 107 0 0 0 92 0 0 0 94 0 0 0 107 0 0 Eastbound Left Thru Right U 0 536 0 0 0 4 0 0 0 0 0 0 0 0 0 0 0.6 4- 0 J t 0 4- 0.6 0.2 r h 0.6 '00, 0 0 0 it 0 0 N/A N/A -0 N/A N/A W Northwest Hwy (Westbound) Total Hourly Totals Left Thru Right U 0 168 0 0 275 0 135 0 0 227 0 140 0 0 234 1125 0 139 0 0 246 1 1105 Westbound Total Left Thru Right U 0 720 0 0 1256 0 4 0 8 0 0 0 0 0 0 SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1of1 Page 274 A%418 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: West Dwy -- W Northwest Hwy QC JOB #: 16946203 CITY/STATE: Mount Prospect, IL DATE: Tue, Mar 4 2025 0 0 0 0 0 497 4- 0 Aw 0 4- 497 462 [�;14 497 462► 0 0 * 462 0 0 0 0 0 0 0 ee 0 ,/ m 0 N/A 4• N/A -0 M N/A tm . n N/A 15-Min Count West Dwy Period (Northbound) Beginning At Left Thru Right U 7:00AM 0 0 0 0 7:15AM 0 0 0 0 7:30 AM 0 0 0 0 8:45AM 0 0 0 0 Peak 15-Min Northbound Flowrates Left Thru Right U All Vehicles 0 0 0 0 Heavy Trucks 0 0 0 Buses Pedestrians 0 Bicycles 0 0 0 Scooters C eras® Peak -Hour: 7:45 AM -- 8:45 AM Peak 15-Min: 8:00 AM -- 8:15 AM West Dwy (Southbound) Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0 Southbound Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 W Northwest Hwy (Eastbound) Left Thru Right U 0 89 0 0 0 115 0 0 0 130 0 0 0 72 0 0 Eastbound Left Thru Right U 0 436 0 0 0 8 0 0 0 0 0 0 0 0 0 0 1.84- 0 J t 0 4-1.8 2.2 4 r y: 1.8 0 0 0 it 0 0 N/A N/A -0 N/A N/A W Northwest Hwy (Westbound) Total Hourly Totals Left Thru Right U 0 64 0 0 153 0 80 0 0 195 0 109 0 0 239 0 99 0 0 171 1 Westbound Total Left Thru Right U 0 580 0 0 1016 0 16 0 24 0 0 0 0 0 0 Report generated on 3/10/2025 1:37 PM SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1of1 Page 275 Afj418 Type of peak hour being reported: Intersection Peak Method for determining peak hour: Total Entering Volume LOCATION: West Dwy -- W Northwest Hwy QC JOB #: 16946204 CITY/STATE: Mount Prospect, IL DATE: Tue, Mar 4 2025 1 0 1 0 0 630 4- 0 Aw 0 4- 629 517 [�;13 629 517► 0 0 * 517 0 0 0 0 0 1 0 ee 0 ,/ m 0 N/A 4• N/A -0 M N/A t .. � n N/A 15-Min Count West Dwy Period (Northbound) Beginning At Left Thru Right U 4:00PM 0 0 0 0 4:15PM 0 0 0 0 5:30 PM 5:45 PM Peak 15-Min Flowrates All Vehicles Heavy Trucks Buses Pedestrians Bicycles Scooters C eras® 0 0 0 0 0 0 0 0 Northbound Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 Report generated on 3/10/2025 1:37 PM Peak -Hour: 4:30 PM -- 5:30 PM Peak 15-Min: 5:00 PM -- 5:15 PM West Dwy (Southbound) Left Thru Right U 0 0 0 0 0 0 1 0 0 0 1 0 0 0 0 0 Southbound Left Thru Right U 0 0 0 0 0 0 0 0 0 0 0 W Northwest Hwy (Eastbound) Left Thru Right U 0 109 0 0 0 91 0 0 0 96 0 0 0 107 0 0 Eastbound Left Thru Right U 0 512 0 0 0 0 0 0 0 0 0 0 0 0 0 0 0.6 4- 0 J t 0 0.6 0.2 4 r y: 0.6 0 0 0 it 0 0 N/A N/A -0 N/A N/A W Northwest Hwy (Westbound) Total Hourly Totals Left Thru Right U 0 174 0 0 283 0 130 0 0 222 0 157 0 0 254 1133 0 142 0 0 249 1107 Westbound Total Left Thru Right U 0 716 0 0 1228 0 8 0 8 0 0 0 0 0 0 SOURCE: Quality Counts, LLC (http://www.qualitycounts.net) 1-877-580-2212 Page 1of1 Page 276 Af8418 DAYCARE DROP-OFF AND PICK-UP TRANSACTION DATA Page 277 Af9418 STONEFIELD Table A I — Day -Care Drop -Off Transaction Time Data - National Day -Care Franchises - 4 Study Locations - Duration measured from arrival of vehicle to parking space to departure of vehicle from parking space. - Parents walk their children into the building at drop-off and walk their children from the building at pick-up. Drop -Off Duration (min:sec) 2:36 4:15 5:37 5:50 6:40 5:21 4:12 4:14 7:12 5:25 13:57 7:53 8:08 5:52 5:07 5:39 3:30 4:58 6:28 7:50 3:12 5:24 4:44 3:47 2:06 9:09 4:44 3:01 3:55 6:47 2:40 8:39 4:05 5:23 5:05 5:22 8:09 5:26 9:09 6:16 7:52 6:09 7:34 5:34 7:1 1 4:22 5:46 4:21 6:31 4:09 5:48 4:10 5:56 5:24 3:39 4:04 7:54 3:35 4:30 7:12 8:06 5:47 4:42 1 1:45 5:13 8: 51 6: 3 7 4:48 4:15 7:24 7: 3 5 9:15 6:47 5:33 4:52 9:06 4:02 6:32 3:50 4:54 4:58 8:29 8:20 3:39 6:00 7:07 6:06 8:13 5:26 7:38 4:50 4:55 1 1:47 8:54 5:01 10:15 6:12 5:34 8:25 10:43 5:21 7:51 0:46 9:27 7:39 5:47 5:28 4:44 5:30 6:07 6:53 3:55 5:13 4:31 4:15 2:36 6:21 6:42 4:55 7:21 6:44 4:40 4:22 7:15 1 1:35 9:27 8:13 4:20 6:04 16:49 4:48 9:40 4:49 5:01 4:45 6:01 4:23 12:1 1 2:49 5:15 6:08 10:23 10:07 3:48 4:27 5:13 5:55 7:23 10:14 9:56 4:23 4:22 6:49 9:14 10: 5 3 7:42 6:1 1 6: 3 2 7:04 5 :04 Minimum: 0:46 Average: 6:17 Maximum: 16:49 STONEFIELDENGAM 555 S OLD WOODWARD AVE, SUITE 12L, BIRMINGHAM, MI 48009 248.247.1115 T.201.340.4472 F. Page 278Agf0418 STONEFIELD Table A2 — Day -Care Pick -Up Transaction Time Data - National Day -Care Franchises - 4 Study Locations - Duration measured from arrival of vehicle to parking space to departure of vehicle from parking space. - Parents walk their children into the building at drop-off and walk their children from the building at pick-up. Pick -Up Duration (min:sec) 7:18 6:40 6:32 7:05 7:37 8:28 6:40 7:10 4:56 7:29 6:45 7:42 7:49 8:56 4:27 9:29 6:30 4:58 5:28 6:03 3:35 9:43 3:08 8:31 6:01 1 1:14 12:16 6:06 4:20 9:28 8:21 6:14 4:56 1 1:39 2:28 8:02 7:22 8:3 3 4:18 1 1:58 9:06 10:10 13:17 5:09 6:33 4:27 6:43 5:18 8:08 7:59 3:31 5:05 7:44 10:39 5:54 4:06 5:26 6:04 7:08 6:24 7:48 5:42 7:01 6:39 5:54 4:14 5:22 5:57 10:09 5:58 9:26 7:58 6:59 8:48 7:25 5:38 4:36 8:02 4:13 2:18 4:09 6:17 5:04 3:31 6:23 6:1 1 5:23 6:1 1 3:32 7:05 8:09 6:02 8:29 4:1 1 4:27 6:19 7:23 1 1:41 5:04 7:07 3:21 10:28 5:05 7:01 3:49 6:10 8:01 1 1:48 12:51 10:42 6:52 5:42 6:29 6:48 5:59 3:44 5:14 6:52 7:38 5:12 15:34 1 1:18 4:20 7:08 9:56 6:59 9:25 4:17 8:30 6:05 6:21 6:37 13:03 8:43 12:03 4:34 4:02 1 8: 5 3 1 3 : 3 3 1-- -- -- -- -- Minimum: 2:18 Average: 6:58 Maximum: 15:34 VADET\2024\DET-240465 Jon Farazmand - 1040 W Northwest Highway, Mount Prospect, IL\Calculations & Repo rts\Traffi c\ Repo rts\2025-04 TIS\Appendix\Turnover Time Summary Table.docx Page 279Agf1418 ANNUAL AVERAGE DAILY TRAFFIC DATA Page 280Agf2418 IL C AT ICI 0 NICI��N` Location ID 016 1367 Type LINK Fnct'I Class 4 Located On Northwest Hwy From Road Arthur Ave To Road Central Rd Direction 2-WAY County Cook Community ARLINGTON HEIGHTS MPO ID HPIVIS ID Agency Illinois DOT COUNT DA"If INFO Count Status Accepted Holiday No Start Date Wed 7/26/2023 End Date Thu 7/27/2023 Start Time 12:00:00 AM End Time 12:00:00 AM Direction 2-WAY Notes Station Study Speed Limit Description Sensor Type NA Source CombineVolumeCountsincremental Latitude, Longitude hj, jr I M N "d 11 E/C.... F/ 11 1%, /f/00/6 1/1 1 Time Hourly Count 0:00-1:00 69 1:00-2:00 38 2:00-3:00 24 3:00-4:00 24 4:00-5:00 71 5:00-6:00 180 6:00-7:00 435 7:00-8:00 660 8:00-9:00 744 9:00-10:00 701 10:00-11:00 581 11:00-12:00 742 12:00-13:00 752 13:00-14:00 681 14:00-15:00 769 15:00-16:00 867 16:00-17:00 958 17:00-18:00 1,056 18:00-19:00 775 19:00-20:00 580 20:00-21:00 478 21:00-22:00 381 22:00-23:00 268 23:00-24:00 o 126 Total 11,960 AM Peak 08:00-09:00 744 PM Peak 17:00-18:00 1,056 t A 0/40-1, Privacy Policy uns of Service 2025 Midwestern So'f'tLVV,//, Solutions, LLC OMS21 Page 281Aqb418 FIGURES Page 282Agf4418 uu 'TC:3 93 ]ICE . .. ......... . LP Z '11115F W G r e o NJ jjl'1111�' "M.Al NA, P, 111, 0) J�11111' I 0' A, i0r, JIM"I'll r I J, �Rll I W6 1101111,11 Yj jjn ly 16 Iry SITE wr W, Rig') J 0 4JUNKI/I 11 f& R/P111,11 B L IVAA(i' 11, 1 rili J!" o()�,/�.�, r Z) F0,11,15111 Proposed Daycare Facility 1040 W Northwest Highway FIGURE I Village of Mount Prospect, Cook County, Illinois Site Location Map Traffic Impact Study Page 283Aqf54 18 Site 0 o i i+_0 (0) �I 14 497 (644) 1 4 497 (644) (520) 465 0 (1) 0 (519) 465 0 Northwest Highway LEGEND Existing Roadway — — — - Proposed Driveway — • • — Existing Private Driveway AM (PM) Peak Hour Volumes Signalized Intersection not to scale Proposed Daycare Facility FIGURE 2 040 W Northwest Highway STOINEFIE,L!D 2025 Existing Traffic Village of Mount Prospect, Cook County, Illinois Volumes Traffic Impact Study Page 284Agf6418 Site 0 o i i+_0 (0) 1 4 522 (677) 1 4 522 (677) (546) 489 0 (1) 0 (545) 489 0 Northwest Highway LEGEND Existing Roadway — — — - Proposed Driveway — • • — Existing Private Driveway AM (PM) Peak Hour Volumes Signalized Intersection not to scale Proposed Daycare Facility FIGURE 3 040 W Northwest Highway STOINEFIE,L!D 2030 No -Build Traffic Village of Mount Prospect, Cook County, Illinois Volumes Traffic Impact Study Page 285'ggf7418 Site I I I � I I I � V- o ' %%0 %0 vo Ln %0 77 (69) `-► I I (57) 63 10 LEGEND Northwest Highway (57) 63 (78) 68 10 Existing Roadway — — — - Proposed Driveway — • • — Existing Private Driveway AM (PM) Peak Hour Volumes � Signalized Intersection not to scale Proposed Daycare Facility FIGURE 4 040 W Northwest Highway STOINEFIE,L!D Site -Generated Traffic Village of Mount Prospect, Cook County, Illinois Volumes Traffic Impact Study Page 286Agf8418 Site I I I I I I I I n o %%0 L� nn I I � 77 (69) 1 -4 522 (677) 1 4 522 (677) (603) 552 0 (58) 63 (623) 557 0 Northwest Highway LEGEND Existing Roadway — — — - Proposed Driveway — • • — Existing Private Driveway AM (PM) Peak Hour Volumes � Signalized Intersection not to scale Proposed Daycare Facility 1040 W Northwest Highway FIGURE 5 STOINEFIE,L!D Village of Mount Prospect, Cook County, Illinois 2030 Build Traffic Volumes Traffic Impact Study Page 287Agfg418 HIGHWAY CAPACITY ANALYSIS DETAIL SHEETS Page 288Agfo418 HCM 7th TWSC 2025 Existing Condition 1: Northwest Highway & Ingress Site Driveway Weekday Morning Peak Hour Int Delay, s/veh Lane Configurations +It +T+ Y Traffic Vol, veh/h 0 465 497 0 0 0 Future Vol, veh/h 0 465 497 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 0 2 3 0 0 0 Mvmt Flow 0 489 523 0 0 0 Conflicting Flow All 523 0 - 0 768 262 Stage 1 - - - - 523 - Stage 2 - - - - 245 - Critical Hdwy 4.1 - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 1054 - - - 342 743 Stage 1 - - - - 565 - Stage 2 - - - - 779 - Platoon blocked, % - - - Mov Cap-2 Maneuver - - - - 342 - Stage 1 - - - - 565 - Stage 2 - - - - 779 - HCM LOS HCM Lane V/C Ratio HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report EXAM 04/10/2025 Page 289AQfI418 HCM 7th TWSC 2025 Existing Condition 2: Northwest Highway & Egress Site Driveway Weekday Morning Peak Hour Int Delay, s/veh Lane Configurations tt tt r Traffic Vol, veh/h 0 465 497 0 0 0 Future Vol, veh/h 0 465 497 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 0 2 3 0 0 0 Mvmt Flow 0 495 529 0 0 0 Conflicting Flow All - 0 - 0 776 264 Stage 1 - - - - 529 - Stage 2 - - - - 247 - Critical Hdwy - - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy - - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 0 338 740 Stage 1 0 - - 0 561 - Stage 2 0 - - 0 777 - Platoon blocked, % - - Mov Cap-2 Maneuver - - - - 338 - Stage 1 - - - - 561 - Stage 2 - - - - 777 - HCM LOS HCM Lane V/C Ratio HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report EXAM 04/10/2025 Page 290Agf2418 HCM 7th TWSC 2025 Existing Condition 1: Northwest Highway & Ingress Site Driveway Weekday Evening Peak Hour Int Delay, s/veh Lane Configurations +1 + + T+ Y Traffic Vol, veh/h 1 519 644 0 0 0 Future Vol, veh/h 1 519 644 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 0 1 1 0 0 0 Mvmt Flow 1 558 692 0 0 0 Conflicting Flow All 692 0 - 0 974 346 Stage 1 - - - - 692 - Stage 2 - - - - 281 - Critical Hdwy 4.1 - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 912 - - - 253 656 Stage 1 - - - - 463 - Stage 2 - - - - 747 - Platoon blocked, % - - - Mov Cap-2 Maneuver - - - - 253 - Stage 1 - - - - 463 - Stage 2 - - - - 747 - HCM LOS HCM Lane V/C Ratio 0.001 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report EX -PM 04/10/2025 Page 291Agb418 HCM 7th TWSC 2025 Existing Condition 2: Northwest Highway & Egress Site Driveway Weekday Evening Peak Hour Int Delay, s/veh Lane Configurations tt tt r Traffic Vol, veh/h 0 520 644 0 0 1 Future Vol, veh/h 0 520 644 0 0 1 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 0 1 1 0 0 0 Mvmt Flow 0 559 692 0 0 1 Conflicting Flow All - 0 - 0 972 346 Stage 1 - - - - 692 - Stage 2 - - - - 280 - Critical Hdwy - - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy - - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 0 254 656 Stage 1 0 - - 0 463 - Stage 2 0 - - 0 749 - Platoon blocked, % - - Mov Cap-2 Maneuver - - - - 254 - Stage 1 - - - - 463 - Stage 2 - - - - 749 - HCM LOS HCM Lane V/C Ratio - - - 0.002 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report EX -PM 04/10/2025 Page 292Ag4418 HCM 7th TWSC 2030 No -Build Condition 1: Northwest Highway & Ingress Site Driveway Weekday Morning Peak Hour Int Delay, s/veh Lane Configurations +1 + + T+ Y Traffic Vol, veh/h 0 489 522 0 0 0 Future Vol, veh/h 0 489 522 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 0 2 3 0 0 0 Mvmt Flow 0 515 549 0 0 0 Conflicting Flow All 549 0 - 0 807 275 Stage 1 - - - - 549 - Stage 2 - - - - 257 - Critical Hdwy 4.1 - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 1030 - - - 323 729 Stage 1 - - - - 548 - Stage 2 - - - - 768 - Platoon blocked, % - - - Mov Cap-2 Maneuver - - - - 323 - Stage 1 - - - - 548 - Stage 2 - - - - 768 - HCM LOS HCM Lane V/C Ratio HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report NB -AM 04/10/2025 Page 293Agt418 HCM 7th TWSC 2030 No -Build Condition 2: Northwest Highway & Egress Site Driveway Weekday Morning Peak Hour Int Delay, s/veh Lane Configurations tt tt r Traffic Vol, veh/h 0 489 522 0 0 0 Future Vol, veh/h 0 489 522 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 0 2 3 0 0 0 Mvmt Flow 0 520 555 0 0 0 Conflicting Flow All - 0 - 0 815 278 Stage 1 - - - - 555 - Stage 2 - - - - 260 - Critical Hdwy - - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy - - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 0 319 726 Stage 1 0 - - 0 544 - Stage 2 0 - - 0 766 - Platoon blocked, % - - Mov Cap-2 Maneuver - - - - 319 - Stage 1 - - - - 544 - Stage 2 - - - - 766 - HCM LOS HCM Lane V/C Ratio HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report NB -AM 04/10/2025 Page 294AQf6418 HCM 7th TWSC 2030 No -Build Condition 1: Northwest Highway & Ingress Site Driveway Weekday Evening Peak Hour Int Delay, s/veh Lane Configurations +1 + + T+ Y Traffic Vol, veh/h 1 545 677 0 0 0 Future Vol, veh/h 1 545 677 0 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 0 1 1 0 0 0 Mvmt Flow 1 586 728 0 0 0 Conflicting Flow All 728 0 - 0 1023 364 Stage 1 - - - - 728 - Stage 2 - - - - 295 - Critical Hdwy 4.1 - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 885 - - - 235 639 Stage 1 - - - - 444 - Stage 2 - - - - 735 - Platoon blocked, % - - - Mov Cap-2 Maneuver - - - - 235 - Stage 1 - - - - 444 - Stage 2 - - - - 735 - HCM LOS HCM Lane V/C Ratio 0.001 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report NB -PM 04/10/2025 Page 29,rAgf7418 HCM 7th TWSC 2030 No -Build Condition 2: Northwest Highway & Egress Site Driveway Weekday Evening Peak Hour Int Delay, s/veh Lane Configurations tt tt r Traffic Vol, veh/h 0 546 677 0 0 1 Future Vol, veh/h 0 546 677 0 0 1 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 0 1 1 0 0 0 Mvmt Flow 0 587 728 0 0 1 Conflicting Flow All - 0 - 0 1022 364 Stage 1 - - - - 728 - Stage 2 - - - - 294 - Critical Hdwy - - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy - - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 0 236 639 Stage 1 0 - - 0 444 - Stage 2 0 - - 0 737 - Platoon blocked, % - - Mov Cap-2 Maneuver - - - - 236 - Stage 1 - - - - 444 - Stage 2 - - - - 737 - HCM LOS HCM Lane V/C Ratio - - - 0.002 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report NB -PM 04/10/2025 Page 296Agf8418 HCM 7th TWSC 2030 Build Condition 1: Northwest Highway & Ingress Site Driveway Weekday Morning Peak Hour Int Delay, s/veh 0.7 Lane Configurations +1 + + T+ Y Traffic Vol, veh/h 63 557 522 77 0 0 Future Vol, veh/h 63 557 522 77 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 0 2 3 0 0 0 Mvmt Flow 66 586 549 81 0 0 Conflicting Flow All 631 0 - 0 1016 315 Stage 1 - - - - 590 - Stage 2 - - - - 426 - Critical Hdwy 4.1 - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 962 - - - 238 686 Stage 1 - - - - 522 - Stage 2 - - - - 633 - Platoon blocked, % - - - Mov Cap-2 Maneuver - - - - 218 - Stage 1 - - - - 479 - Stage 2 - - - - 633 - HCM LOS HCM Lane V/C Ratio 0.069 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report B-AM 04/10/2025 Page 297AQfg418 HCM 7th TWSC 2030 Build Condition 2: Northwest Highway & Egress Site Driveway Weekday Morning Peak Hour Int Delay, s/veh 1.7 Lane Configurations tt tt r Traffic Vol, veh/h 0 552 522 0 68 56 Future Vol, veh/h 0 552 522 0 68 56 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 94 94 94 94 94 94 Heavy Vehicles, % 0 2 3 0 0 0 Mvmt Flow 0 587 555 0 72 60 Conflicting Flow All - 0 - 0 849 278 Stage 1 - - - - 555 - Stage 2 - - - - 294 - Critical Hdwy - - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy - - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 0 304 726 Stage 1 0 - - 0 544 - Stage 2 0 - - 0 737 - Platoon blocked, % - - Mov Cap-2 Maneuver - - - - 304 - Stage 1 - - - - 544 - Stage 2 - - - - 737 - HCM LOS HCM Lane V/C Ratio - - 0.238 0.082 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report B-AM 04/10/2025 Page 298Agb418 HCM 7th TWSC 2030 Build Condition 1: Northwest Highway & Ingress Site Driveway Weekday Evening Peak Hour Int Delay, s/veh 0.7 Lane Configurations *T + + T+ Y Traffic Vol, veh/h 58 623 677 69 0 0 Future Vol, veh/h 58 623 677 69 0 0 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 - Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 0 1 1 0 0 0 Mvmt Flow 62 670 728 74 0 0 Conflicting Flow All 802 0 - 0 1225 401 Stage 1 - - - - 765 - Stage 2 - - - - 460 - Critical Hdwy 4.1 - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy 2.2 - - - 3.5 3.3 Pot Cap-1 Maneuver 830 - - - 174 604 Stage 1 - - - - 425 - Stage 2 - - - - 608 - Platoon blocked, % - - - Mov Cap-2 Maneuver - - - - 158 - Stage 1 - - - - 386 - Stage 2 - - - - 608 - HCM LOS HCM Lane V/C Ratio 0.075 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report B-PM 04/10/2025 Page 299AgfI418 HCM 7th TWSC 2030 Build Condition 2: Northwest Highway & Egress Site Driveway Weekday Evening Peak Hour Int Delay, s/veh 2.2 Lane Configurations tt tt r Traffic Vol, veh/h 0 603 677 0 78 65 Future Vol, veh/h 0 603 677 0 78 65 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None - None - None Storage Length - - - - 0 0 Veh in Median Storage, # - 0 0 - 0 - Grade, % - 0 0 - 0 - Peak Hour Factor 93 93 93 93 93 93 Heavy Vehicles, % 0 1 1 0 0 0 Mvmt Flow 0 648 728 0 84 70 Conflicting Flow All - 0 - 0 1052 364 Stage 1 - - - - 728 - Stage 2 - - - - 324 - Critical Hdwy - - - - 68 6.9 Critical Hdwy Stg 1 - - - - 5.8 - Critical Hdwy Stg 2 - - - - 58 - Follow-up Hdwy - - - - 3.5 3.3 Pot Cap-1 Maneuver 0 - - 0 225 639 Stage 1 0 - - 0 444 - Stage 2 0 - - 0 711 - Platoon blocked, % - - Mov Cap-2 Maneuver - - - - 225 - Stage 1 - - - - 444 - Stage 2 - - - - 711 - HCM LOS HCM Lane V/C Ratio - - 0.373 0.109 HCM Lane LOS Stonefield Engineering and Design Synchro 12 Report B-PM 04/10/2025 Page 300Agf2418 911 I'DZ*8K 9uO4d 6008b IW wtq2uiLuj19 IIZI @i!nS'anuaAV pjvmpooh plo S SSS SIONMI '.UNnoD NOOD 1D3dSOdd iNnow dQ 39VIIIA ,kVMHE)IH iOMHDdON Xo 0 Z 0 MIOD (N 'pjojjoqjn�j . 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Z�ez ), - , z z D -0 z 22 z C) < L) z =F- < U) XLL Z- 0 0 F-- 'OD 00 co �e co w sE o M U) 2 LU D X CD LL, in < Lf) Z >Z U) - mH (D L) z U) z cn D E < L) w 0- , >❑W LU < Lu 2 < Lu > Z<1 0 .0 0 > 5 - . a- 0 U, L-L, Of 0 C) z I u D Z LU F- LU zi cl z �e Of Lu � W L) M C) Z -Lu F- 0 LU CL (5 E 0 0 2 < n < (If W 8) L, L) 9 Did AJIGADAA < 0 QZ > X nf<n-�Om� 5 uwj 0 U) �o L� z 0 z Du=)I(DmO=JL)U)< CO 0 < 0 D LL a- z W T z z LU = "o >- Z 30� 0-, LU LU Z Z > lii <o LL 'Z < < A <1 ?: >m W ae C) Z co L I I I I �j L) w F__ 0 m 0 0 0 From: To: Choi, Ann Subject: Opposition to Conditional Use Change - 1040 W. Northwest Hwy., Mt. Prospect Date: Wednesday, May 13, 2026 4:26:30 PM Dear Ms. Choi, I am writing as a resident of 307 N. Dale Ave. to strongly oppose the requested conditional use change at 1040 W. Northwest Highway that would permit The Nest Schools to operate a daycare for 339 children and 49 staff at that location. Please enter this letter into the record for the May 14 Planning & Zoning Commission hearing. My opposition is grounded primarily in traffic and pedestrian safety concerns specific to our neighborhood: • Our neighborhood does not have sidewalks. Children, families, and pedestrians already share the roadway directly with vehicles. Our street already functions as a cut -through to Prospect High School, generating heavy and often fast traffic during morning and afternoon hours. • A 339-child daycare operating 7 a.m. to 7 p.m., five days a week, would compound an already strained situation. The drop-off and pick-up windows for a facility this size, combined with 49 staff arriving and leaving each day, would layer hundreds of additional vehicle trips onto streets that are already overburdened. I have included a Daily Herald article from May 10, 2026 about the Hatlen Heights neighborhood, where the Village ultimately had to install speed humps along Audrey Lane and Hatlen Avenue after years of resident complaints about cut -through drivers seeking shortcuts to and from Central Road. httDs://www.dallyherald.com/20260510/news/will-a-mount-prospect-neighborhood-finally-be- the-road-not-taken/ That neighborhood's experience is a cautionary tale for ours. The Village should not approve a use that it can reasonably foresee will require expensive, retroactive traffic mitigation a few years from now. The appropriate use for this property is residential, specifically, townhomes consistent with the existing townhome development immediately to the west of the site. That use would fit the character of the surrounding area, would not introduce a daily commercial traffic burden, and would be a natural extension of what is already there. I respectfully ask that the Planning & Zoning Commission deny this conditional use change. Thank you for your time and for entering my testimony into the record. Sincerely, Mark Meskauskas Page 313 of 418 Mount Prospect, IL Page 314 of 418 From: Subjecu 11040 W Northwest Hilghway Date: Wednesday, May 13,21" )26 8:02-35AM Hi Ami7 I am a resident in. the Noilliwest'meadows, area of motuit Prospect. " I am located at 3103'Nortb Dale Aventie . I am strongly against a. conditional use change to thezoning for dil's property. There are many reasons this building, should not be, rezoned mid I1 am stire, no one at the ail age would approve, stichaa thing in their own backyard. The, building itself doesn't seem to Meet the, safety,expectations I would expect ftom The Village of Motmt Prospect especially f6r children 6 and your geL, Also the increase in traffic on oiff turning, w.i ndm'g roads in the, Northwest Mea,dows will be very danger,otis durilig Morning and afternoon hours. This will lead to accidents and potentially- seriotis injiixies as we do not have, the roa,ds to handle stick an,'.seer ease of hundreds, of new driverS sli?,eeding, dirough, a, residential area.,. 'his matter. lookfoi-ward tohearin,g ftoin you and hope, t1le Than yoti fog yotir attention, to t, ik I I I III I I m to Conunission strongly reconsiders allow,"! g a dayeare. I ask each and everyone off" seriously com'if th sider lie would ever ahi i llow t s 'n their own backyards. Toni Saran 006imm Motuit Prospect IL,600,6 Page 315 of 418 From: To: Choi, Ann Subject: 1040 NW Highway potential daycare center Date: Tuesday, May 12, 2026 4:30:10 PM I find all points raised by the Villas of Sevres Board reasonable and agree wholeheartedly that a conditional use change should not be granted to the property at 1040 W. Northwest Highway near Dale Avenue. Asa 44-year resident of Dale, I would emphasize the following issues regarding the traffic to this street: we have watched the uptick in vehicular traffic as more Prospect students drive to and from school and the number of children riding scooters has increased exponentially. Anyone living on Dale Avenue and residents of Arlington Hts who use it as scut-through already know that the two blocks running from NW Highway to Gregory Street are a speed zone. Cars exiting NW Highway at 40+ miles per hour frequently speed unimpeded by yield or stop signs until they reach Gregory. Do we really need another complication that will undoubtedly increase our traffic? Please vote NO! Linda Benwitz Page 316 of 418 Dear Village of Mount Prospect Planning& Zoning Commission members, My wife and I purchased a unit in the Villas of Sevres townhouses in 2021. It was the very first house we visited when we were looking to move to Mount Prospect, and we fell in love with it. To date, our experience has been exactly what we imagined. We walk to the library to borrow books and take classes, eat at the downtown restaurants and shop at the bakery where my wife worked as a teenager. When our property value assessment came in last year, we were not surprised to see it had increased. It's a sign the village is thriving. I say all of that to provide context for my perspective on the conditional use request for the property at 1040 W. Northwest Highway. The back door of our townhouse is about 30 feet from Northwest Highway, with the train tracks across the street. We are comfortable with the train. We're between train stations, so it rumbles past every now and then, making some noise for 10-15 seconds. We also are comfortable with the highway. Yes, traffic noise increases during rush hour, but it is fairly quiet during work hours and at night. Those were the two known sources of sound when we moved here in 2021. That was at the tail end of the pandemic, so I set up a work office, and I put it on the north side of the unit, facing away from the highway. I still take regular opportunities to work from home, opening the window when the weather is nice. From that window, I can see the building at 1040 W. Northwest Highway, and I can't imagine trying to get work done with a constant noise of a daycare. I also can't imagine moving here knowing that instead of two intermittent noises on the south side of my home I would now be surrounded, and that the noise emanating for the business next door would take place all day on every weekday. My wife and I both work in education, so we appreciate the need for children to have a safe place to grow and learn. We are delighted that local businesses are thriving in Mount Prospect. We just don't think the village should make an exception to established zoning to wedge this daycare into a neighborhood where it does not belong. Thank you, Mike Hines Page 317 of 418 From: To: Choi, Ann Subject: Property at 1040 w Northwest Highway Date: Thursday, May 7, 2026 4:07:12 PM Good afternoon, I am writing regarding the proposal of a daycare center located at 1040 W Northwest Highway. My property is adjacent to that location. I am opposed to the idea of a daycare center opening. One of the main reasons is that property abuts several single family homes as well as a small townhome community. This property is basically right in my backyard. The amount of activity that would occur at that day care center would take away from the quiet community and people that reside here. I am concerned not only with the noise level from the kids but also the amount of additional traffic that would be using it. I have lived here 31 years and have noticed the increase of traffic on Northwest Highway as it is. Having a day care added would be extremely concerning. I believe it would be detrimental to the value of my home as well as the neighborhood. I would also like to point out that Northwest Highway is very busy and there are no traffic lights from Central Ave to Arthur in Arlington Heights. Speeding cars is a regular occurrence along that stretch. I think it would be dangerous for anyone pulling in and out of that location. I was under the impression that the village already said no to this day care center so I'm unclear why this issue is still coming up. But I am opposed to it. Please let me know if there is any additional information I can provide. Thank you. Eileen Kintzler Page 318 of 418 From: To: Choi, Ann Subject: Date revised Date: Tuesday, May 5, 2026 5:43:01 PM On my letter I just sent you for May 16th meeting Please note it is for the May 14th meeting Thank you III [-)e illill")'fOiriIlTia'tilloir'i a it 'ta iii it eiihin this firairn t[-ie seirideiii,--lliscoiii,i,fllideir-i'tlllaIII i,,, is iritended soleIII yfair-use 11by ie aind otieirs aDui t, iar ilized to ireceive lIt., .111[f yot..j ar-e not t[--ie ireci�lpieint, YOLi are 11,-ieiret".)y inatified tll,--iat 1� 0 11".. - i 0 11,1 i S st ir� i ct 11 Y any diSCIOSLUre, cq1r..')yi�ing, or-takir,ig acIt." 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III"c) firid ouit irnare, visit ouiir website., Page 319 of 418 From: To: Choi, Ann Subject: Please forward to P&Z for May 16th meeting Date: Tuesday, May 5, 2026 5:39:24 PM Hello Mr Donnelly and Committee, I am submitting my concerns over the proposed daycare/school facility at 1040 West Northwest Highway that is back in front of the Planning and Zoning committee. I would like the P&Z board to vote no for a conditional use on this parcel. Noise: • The noise level of the playground is a concern. Twelve hours a day. 7am-7pm • Petitioner stated a max of 50 kids at a time would be outdoors playing. Summer school will allow children aged 12 and under for 12 hours a day. Ingress/Egress. • Ingress - No left turn lane on NW Hwy currently exists. There will be 250-300 cars at drop off and pickup each day. • Egress — Cars from pickup and drop off will be simultaneously turning right and left onto NW Highway. All at peak traffic hours when Prospect High School students, parents and faculty are using Dale Avenue to get to school. Dale Avenue intersection is less than a half of block and the Villas of Sevres driveway is 32' from the access point for proposed daycare/school CaDacity of PrODosed Daycare/School: • The size of this daycare school is concerning. It's putting a full blown school surrounded by homes on 3 sides on 2.08 acres. This is not a small business for a neighborhood. Mount Prospect elementary schools with children aged 5-11 are all one story. How is a two story daycare school safe for 2 to 5 years old children? o For Context: ■ Indian Grove - 8.65 acres 456 students ■ Fairview - 9.7 acres 489 students ■ Lions - 9.8 acres 454 students ■ River trails - 11.12 acres 498 students ■ NEST DAYCARE SCHOOL - 2.08 acres 339 Students Page 320 of 418 Safety: • Second floor Occupancy = (188) children ages 2-5 and (20) teachers. So that would be 1 teacher evacuating (9) 2-3 year olds down stairs in an emergency situation. And 1 teacher to 10 students for 3-4 and 4-5 year olds. How can they get 188 students down stairs safely and quickly. If there are 2 stairwells available that would be 94 students and 10 teachers attempting to evacuate 94 possibly crying and frightened students safely and quickly. • When adding the student count on the plans it totals 281. (58) more students proposed.... where are they going to be? • (49) faculty. Is that including the kitchen, maintenance and administration help? Guidelines below are used by architects when desi naming a new school. Comments by Rick Cozzi, AIA, REFP: "The code does not dictate what aged kids can be located on what level of a building. However, best practice says that 2-5 year olds should be on the ground level for easy evacuation in the case of an emergency" "There are general rules of thumb for schools but 339 kids on 2 acres is not even close to meeting these rules. Anything less than what we recommend causes tight space restraints for the building plan, and even tighter space constraints for the drop-off and pick-up, as well as outdoor activities for the kids." "We would recommend at least 5 acres plus an additional acre per 100 kids - 339 kids equals roughly 8.5 acres. The 4 local school comparisons on 8-11 acres seem pretty accurate." Conclusion: I do not feel a conditional use should be allowed to accommodate a daycare school that is too large for 2 acres, unsafe for young children, noise level too loud for the surrounding homes and foremost unsafe for the traffic issues with the villas and extremely busy Dale Street. Thank you. Nancy Papanicholas Page 321 of 418 III [�ie Ihnfurimatiun contairi(-: lkin b1l"fls co�ir'r-i�ir'rit.j�iriica'tio�iri fir,cxirn 't h e s e in d e ir i s c o inf i cl e in't 11 a 1 111 't is ir,fteinded solely fur use -e 1h �reby inotified that III the irecipierit aind cftheirs at ithorized 'to ireceive lIt., .111'f'YOU &ire not t1l"ie ir�cip.ierit, you &u &iriy disclosure, cqjpyi�irig, distributior i ortakiiirig act-iori kir i urn.luou oft.-!--ie cor vt,eii its oftl[--fls �lIs stric.tlly III IiIII IJ arid urmrmay lbe uiriIII awfuIII i. IIIIll-iis eirnaiIII IIIas [..)eein sc&irvr-i(---::-)d f0l Vil-Uses aind airid imay Ilhave lt)eein aLlturnaticalIII y arc.:Jlhived Iby llikirnecast, a IIIeader iukin eirnaiIII secuiuric ty aind cyIII eir uresiIII ience I lii rn ca lii iritegrates eirnaiIII defeinlii tII IIbrar-id Ilia urn ,tec.,,,bIc)ri,. security awa�ir"e�iriess,t�ira�l��iriii"iiiiig,, we[,) seCt.flrity, CUurn pliarice aind otheiresseiritial capalbilities., lAirnecast Ilia Iles protect llar-ge aind &imalkll orgariizatiuins firurn irnalicious activity, 1huirnari eirruirand airid to IIE:-�ad t1he �ir-'rioveill'Tieiii,i't'towaur-'d lbuidIII dirig a irnuire 1r-E�SiIII ENI-lt W01"Idlilli III,,,,,, „ flu urm urnuir( ?f visi'twebsite Page 322 of 418 Dear Village of Mount Prospect Planning & Zoning Commission members, The Villas of Sevres Townhome Association is writing to share our concerns about the proposed zoning change to accommodate The Nest Schools daycare facility at 1040 W. Northwest Highway. We strongly encourage you to deny this request due to concerns about the impacts on our community and the national daycare chain's troubled track record. Let us first be clear about where we stand: • This is not a NIMBY issue because this is about preserving the status quo. We oppose a change in the current zoning that would allow a daycare to move into the space at 1040 W. Northwest Highway. • We are eager for a business that is compliant with current zoning to move into 1040 W. Northwest Highway. • We welcome a daycare business that would serve the families of Mount Prospect in an appropriately zoned area. As you know, the daycare's proposal calls for up to 339 children from infant to age 6 as well as 49 staff. It would operate from 7 a.m. to 7 p.m. five days a week. We oppose the zoning change to permit this daycare for many reasons, including but not limited to the following: • Problematic company: A quick internet search reveals that The Nest Schools is a private equity -backed business based in Florida whose employees and executives are the target of a J ,,,,,, nu r ,,,, ,I !.t,related to allegations of child abuse. Other recent news stories reveal a i c e ,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,,®,,,,,,,,,,,,,,,,,,,,,,,,,,,,,i,,,,,,,,,,,,,,,, .., and M a n -.... nt issue . We encourage you to do your research and come to your own conclusions about the company's fit in our community. • Traffic: Under the proposal, automobiles will enter and exit the property from a road without a dedicated turn lane, creating significant congestion during peak commuting hours as visitors navigate toward and away from the property. This will send drivers into the side streets, which already are busy due to traffic to the high school. The Dale Avenue intersection is less than half of a block and the Villas of Sevres driveway is just 32 feet from the property's point of egress onto Northwest Highway. These intersections already are difficult to navigate during busy periods for traffic. • Noise: The petitioners have argued that the noise of up to 50 children on the playground will be at the decibel level of a vacuum cleaner and pales in comparison to the noise from Northwest Highway and passing trains. As those of us who live in the neighborhood know, we moved here with a complete understanding of the noise and frequency of noise in the neighborhood. Even if the noise level of the daycare is the equivalent of a running vacuum cleaner —a dubious claim, at best —it adds a new noise that would be constant and not intermittent and brief like the trains or consistent with commuter patterns like the highway. • Property value: Those of us who purchased our homes in the area after the construction of the building 1040 W. Northwest Highway would have had serious reservations had Page 323 of 418 there been a daycare next door. It is impossible for us to imagine that a change in zoning would not have a negative effect on the value of our properties. If the Village of Mount Prospect changes the zoning to clear the way for a troubled national daycare chain at this location, where residents have happily lived for decades, there is no turning back and no recourse for the neighbors. It is a chilling outcome to consider. We love the village. We understand and support the need for thriving businesses in our community that serve Mount Prospect families, but we do not support a change in zoning to permit this business. In addition to concerns about the company's leadership and practices, matters regarding traffic, safety, noise and the combined effects of those issues on our property values strongly suggest that the village should maintain its current zoning and find a more suitable location for the community's daycare needs. Thank you for your consideration. Sincerely, Villas of Sevres Townhouse Association Board Page 324 of 418 May 30, 2025 Dear Mt. Prospect Board of Trustees: As residents of The Villas at Sevres, we are gravely concerned about the daycare being proposed at 1040 W. Northwest Highway "The Daycare Site", and is scheduled to be heard by the village board on June 3, 2025. The Village of Mount Prospect code of ordinances states the B-1 Business Office District "is intended to provide a zoning classification for limited office development in areas adjacent to more intense retail/commercial zoning classifications. The district shall provide a transitional area between residential and retail/commercial areas." The Daycare Site is surrounded on three sides by residential; not intense retail/commercial. This is why in 2008 the property was rezoned from B-1 to R-2 PUD (Ordinance No. 5681) and the Village of Mount Prospect deemed that residential was the appropriate use here. The applicant who re -zoned the property never built the residential, so the property reverted back to it's B-1 zoning classification, but the Village knew that a less intense use was more appropriate here. An increase in intensity here is not appropriate. The current office building is a much less intense use, than a 339 child and 49 staff member daycare. This is why a daycare is a conditional use within the B-1 zoning district and is not appropriate at this location. The conditional use standards in Section 14.203.F.8 of the Mount Prospect zoning ordinance states that a conditional use shall conform to 7 requirements. The first two being "That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare" and "That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located". The daycare would be detrimental to the comfort and general welfare of the adjacent residential communities and would be injurious to the enjoyment of our property and likely diminish property values for the following reasons: Page 325 of 418 - The noise level isa concern. For12 hours day (7am-7 pm), 339 children who haven't developed the skills to manage their volumes and be respectful of the neighboring properties will be yelling and screaming on the to -be -built playground. Also, the additional vehicular noise generated by pickup and drop off queuing is problematic. - The dumpsters that are proposed to remain at the rear northwest corner of The Daycare Site will now service almost 400 people and a working kitchen. The dumpsters will also now be filled with soiled diapers. This is not a desirable condition adjacent to residential. The increase in use intensity will also create more garbage truck pickups, which will generate additional noise. - Ingress and egress at the property will be a challenge. Currently there is no left turn Lane on Northwest Highway into The Daycare Site. That worked when you had an office use where employees arrived and departed at different intervals. Given that daycare drop offs are at a very specific time, having 250 — 300 cars queuing on Northwest Highway around the same time is going to be a major problem. This is going to occur at peak rush hour times in the morning and evening. We respectfully ask that the Village Board denies the conditional use permit at The Daycare Site. Sincerely, Jan Ramion Nancy Papanicholas Page 326 of 418 Hello Mayor Hoefert and Trustees The Villas of Sevres Townhome Association is submitting our concerns over the proposed daycare/school facility at 1040 West Northwest Highway that is back in front of the Village Board for a 2nd meeting. Trash Enclosure/Dumpster(s): Dumpsters remaining on the back corner adjacent to our homes was proposed at The Planning and Zoning Meeting May 22, 2025. Dumpsters will be used daily for trash for almost 400 people (339 students 49 faculty) in a facility with a working kitchen. Along with dirty diapers daily. • We would like to request the dumpsters be located next to the building away from homes and backyards. Therefore they will be able to manage the wildlife, noise and odor issues associated with trash removal and access. Noise: The noise level of the playground is a concern. Twelve hours a day. 7am-7pm Petitioner stated 50 kids at a time would be outdoors playing. Ingress/Egress: • Ingress - No left turn lane on NW Hwy currently exists. There will be 250-300 cars at drop off and pickup each day. • Egress — Cars from pickup and drop off will be simultaneously turning right and left onto NW Highway. All at peak traffic hours when Prospect High School students, parents and faculty are using Dale Avenue to get to school. Dale Avenue intersection is less than a half of block and the Villas of Sevres driveway is 32' from the access point for proposed daycare/school Capacity of Proposed Daycare/School: • The size of this daycare school is concerning. It's putting a full blown school surrounded by homes on 3 sides on 2.08 acres. o For Context: ❑ Indian Grove - 8.65 acres 456 students ❑ Fairview - 9.7 acres 489 students ❑ Lions - 9.8 acres 454 students ❑ River trails - 11.12 acres 498 students ❑ NEST DAYCARE SCHOOL - 2.08 acres 339 Students Safety: • Second floor Occupancy = (188) children ages 2-5 and (20) teachers. So that would be 1 teacher evacuating eight 2-3 year olds down stairs in an emergency situation. And 1 teacher to 10 students for 3-4 and 4-5 year olds. How can they get 188 students down stairs safely and quickly. How many stairwells are available? • When adding the student count on the plans it totals 281. (58) more students proposed.... where are they going to be? Page 327 of 418 (49) faculty. Is that including the kitchen, maintenance and administration help? Guidelines below are used by architects when designing a new school. Comments by Rick Cozzi, AIA, REFP: (designed school buildings in Illinois for 40 years) "The code does not dictate what aged kids can be located on what level of a building. However, best practice says that 2-5 year olds should be on the ground level for easy evacuation in the case of an emergency" "There are general rules of thumb for schools but 339 kids on 2 acres is not even close to meeting these rules. Anything less than what we recommend causes tight space restraints for the building plan, and even tighter space constraints for the drop-off and pick-up, as well as outdoor activities for the kids." "We would recommend at least 5 acres plus an additional acre per 100 kids - 339 kids equals roughly 8.5 acres. The 4 local school comparisons on 8-11 acres seem pretty accurate." Conclusion: There seems to be several issues with proposed Daycare/School including, but not limited to: intrusions of noise, traffic, and safety for the immediate and surrounding neighborhood along with safety of the kids within the program. Jan Ramion and Nancy Papanicholas The Villas of Sevres Page 328 of 418 MAYOR Paul Wm. Hoefert VILLAGE MANAGER Michael J. Cassady Mount Prospect TRUSTEES Vincent J. Dante Terri Gens William A. Grossi John J. Matuszak Colleen E. Saccotelli Village of Mount Prospect 1 S. EmersonStreet,•unt Prospect, Illinois•11 • May 8, 2026 Fornaro law c/o Margaret Owens 1022 S. LaGrange Rd La Grange, IL 60525 Via e-mail: margaret _ fornarolaw.com VILLAGE CLERK Karen Agoranos Phone: 847/962-6000 Fax: 847/962-6022 www.mountprospect.org Re: 1040W. Northwest Highway/ Conditional Use Approval for a Daycare Center/ Review#5 Dear Ms. Owens, The Village of Mount Prospect has reviewed the submittal for conditional use approval for a daycare center at 1040 W. Northwest Highway, Mount Prospect. Staff has the following review comments: Planning Division: These comments should be addressed prior to granting conditional use approval: 1. The fence detail on Sheet C-10 of the "Site Development Plans For 1040 W Northwest Hwy Proposed Daycare Facility & Natural Playground", consisting of eleven (11) sheets, as prepared by Stonefield Engineering & Design, with the latest revision date of 04/08/2026, shall be modified to include the proposed fence material which must be consistent with the recommendations provided in the Sound Study prepared by Thunder Acoustics and dated April 9, 2026. The sound fence shall be solid, without gaps, and shall have a Sound Transmission Class (STC) rating greater than STC 15. Provide the proposed fence material specification. 2. The cover sheet of the architectural drawing set (undated) states that the proposed occupant count is 351 children. Provide clarification for the change as the previous drawings have all stated 339 children. Please provide a revision date on the new architectural drawing set and revise the 351 children to 339 children. 3. Sheets SA-1.1 and SA-1.2 indicate a total of 351 children. Please revise so the total number of children is 339 children. Page 329 of 418 Village of Mount Prospect I Page 2 Public Works Department: Engineering/Public Works has no objections to the requested conditional use. A thorough review of the site plans will be performed as part of the Building Permit review. Among the issues to be addressed as part of the Building Permit include the following: 1. Per MSD Permit 88-782, 0.353 ac-ft provided. Confirm permitted volume is still available, or provide (restore) as part of this project. Also, confirm the 3" restrictor is in place, or reinstall as part of this project. 2. Do not place signs back to back if they interfere with a reserved sign shape (no square signs on the back of octagonal stop signs). Building Department: 1. A full building code plan review will be completed at time of permit submittal. Environmental Health Division: 1. New daycare will require State of Illinois and DCFS approval. Provide all information to the State of Illinois and DCFS as necessary. 2. Specifications for the new kitchen will be required along with all other requirements of the New Food Establishment packet which is provided (see attachment). Fire Department: Please advise the petitioner that the following items must be included in the building/site plans submittal: 1. Afire sprinkler system in accordance with NFPA 13 will be required for this project. Ensure fire sprinkler shop drawings, hydraulic calculations, and equipment cut sheets are submitted for review. Village of Mount Prospect Fire Prevention Code, 24.20 2. A fire alarm system will be required for this project. Ensure that the fire alarm shop drawings with point-to-point wiring diagrams, battery load calculations, and equipment cut sheets are submitted for review. 3. An additional means of egress will be required based on occupancy load and travel distances. Additional means of egress may be required for any infant rooms and rooms for children under two. 4. An egress plan must be provided for the entire building. This plan must include occupant Loads, travel distances, egress widths, and common path of travel distances. An egress plan Page 330 of 418 Village of Mount Prospect I Page 3 will be required when the building plans are submitted for review. Additional exits may be required. 5. Before permit approval, a State of Illinois Fire Marshal inspection/ IL-DCFS license will be required. 6. Fire lanes will be required based on the site review. Additional marking of fire lanes will be required. 7. All egress doors are to use keyless locksets on the egress side. No flush bolts, dead or draw bolts, etc. will be allowed. Life Safety Code, 7.2.1.5.1 Recommended Conditions of Approval: The conditional use for a day care center is subject to the following conditions of approval: 1. Development in general conformance with the approved development plans which will consist of the following (collectively the "Approved Plans"): a) Final Engineering Plans titled "Site Development Plans For 1040 W Northwest Hwy Proposed Daycare Facility & Natural Playground", consisting of eleven (11) sheets, as prepared by Stonefield Engineering & Design, with the latest revision date of 04/08/2026; b) Play Area Concept, consisting of one (1) sheet, Sheet L-1, as prepared by Stonefield Engineering & Design, and dated 04/08/2026; c) Architectural Floor Plans, consisting of two (2) sheets, Sheets SA-1.1 and SA-1.2, as prepared by Jarmel Kizel, with the latest revision date of 03/14/2025; d) Exterior elevations, consisting of one (1) sheet, Sheet SA-1.4, as prepared by Jarmel Kizel, and dated 03/14/2025; and e) Landbank Parking Plan, consisting of one (1) sheet, as prepared by Stonefield Engineering & Design, and bearing the latest revision date of 5/6/2025. f) Childcare Facility Sound Study, consisting of eleven (11) pages, prepared by Thunder Acoustics, LLC, and dated April 9, 2026. g) Market Impact Analysis, consisting of forty-three(43) pages, prepared byMaRous& Company, and dated April 2, 2026. 2. The Petitioner shall address all comments included in the Village review letter dated May 8, 2026 (PZ-03-25). 3. The proposed business shall be licensed by the State of Illinois as a daycare center. A copy of the license issued by the State of Illinois in order to operate a day care center at the subject property shall be placed on file with the Director of Community Development. Page 331 of 418 Village of Mount Prospect I Page 4 4. Compliance with all applicable Village Code requirements, including, but not limited to, fire code, lighting regulations, landscaping regulations, sign code regulations, environmental health regulations, and building regulations. 5. An amendment to this conditional use approval shall be required prior to any future expansion of the daycare center. 6. Drop-off/pick-up parking shall be restricted to the west side of the daycare facility and employee parking shall be restricted to the east and north sides of the daycare facility as illustrated in the "Parking Delineation Map", Sheet C-3 of the site development plans. 7. Drop-off/pick-up shall not involve buses that stop traffic on Northwest Highway and shall occur entirely on the Subject Property. 8. No more than two classrooms or fifty (50) children, whichever is fewer, shall be permitted to use the outdoor play area at any one time. 9. Student use of the outdoor play area shall be restricted to be between the hours of 9:00 AM and 7:00 PM. Between the hours of 9:00 AM and 5:00 PM, recess, class, or uncontrolled play use of the outdoor play area shall be permitted. Between the hours of 5:00 PM and 7:00 PM, the maximum number of children using the outdoor play area shall be restricted to the lesser of one (1) classroom or thirty (30) children. Use of the outdoor play area after 5:00 PM shall consist of passive activity, including but not limited to reading, gardening, coloring, or other similar activities with staff supervision. 10. All children of the daycare center shall be walked in and walked out of the daycare center by a parent or individual authorized to drop-off and/or pick-up the child. 11. After opening, the Public Works Department shall observe and monitor parking during peak times. Within six (6) months after opening, the Village Engineer shall determine if additional parking spaces are required based on parking demand. If it is determined that additional parking spaces are required, the property owner shall be required to construct the additional parking spaces provided in the Landbank Parking Plan within six (6) months of notice unless additional time is granted by the Village. 12. An eight -foot -tall solid fence with no gaps, consistent with the recommendations provided in the Sound Study prepared by Thunder Acoustics and dated April 9, 2026, shall be installed around the perimeter of the outdoor play area. The fence shall be solid and without gaps other than below the fence rail and any decorative component or area between the posts above the height of eight (8') feet. The Sound Engineer shall submit a certification letter prior to issuance of a building permit verifying that the proposed fence material complies with the Sound Study. Management and teachers shall be trained on the importance of child observation and conduct that leads to increases in sound levels. 13. No amplified sound devices, including but not limited to megaphones, speakers, or other devices that artificially or mechanically increase sound levels above playground noise shall be Page 332 of 418 Village of Mount Prospect I Page 5 permitted within the outdoor play area, except for speakers used only for emergency announcements (lightning or other weather emergency) and fire safety apparatus. 14. The Petitioner shall provide noise testing and data to be submitted to the Village within ninety (90) days following the issuance of a Temporary Certificate of Occupancy (TCO) to verify that the sound levels at nearby residential properties remain less than 5 dB(A) above ambient sound levels, consistent with the recommendations and maximum levels identified in the Sound Study. Such testing shall be performed by a contractor certified and qualified to conduct acoustic testing and shall occur with no fewer than fifty (50) children present in the outdoor play area under normal operating conditions. If it takes longer than ninety (90) days to verify the sound levels due to an insufficient number of children being enrolled, this period may be extended subject to the discretion of the Community Development Director. If such testing demonstrates that additional mitigation is necessary to achieve compliance, the Petitioner shall implement additional noise mitigation measures, which may include, but are not limited to, supplemental landscaping, additional perimeter fencing, and/or a reduction in the maximum number of children permitted in the outdoor play area at any one time, as determined by the Community Development Director. Upon the Community Development Director's satisfaction that compliance has been achieved, a Final Certificate of Occupancy may be issued. Please upload revisions into the portal. Feel free to contact me at (847) 818-5314 / achoi@mountprospect.org if you have any questions. Sincerely, u B Ann Choi Development Planner c: File Community Development Page 333 of 418 r� Item Cover Page Subject Second reading of an ordinance and adopt an ORDINANCE GRANTING A CONDITIONAL USE FOR A DAYCARE CENTER FOR THE PROPERTY LOCATED AT 1040 WEST NORTHWEST HIGHWAY, MOUNT PROSPECT, ILLINOIS (PZ-03-25) Meeting Fiscal Impact (Y/N) Dollar Amount Budget Source Category Type Information June 17, 2025 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD N OLD BUSINESS Action Item The petitioner (W Northwest MP LLC), along with The Nest Schools Inc., is seeking conditional use approval to operate a daycare center at 1040 West Northwest Highway (the subject property). The conditional use request for a daycare center requires Village Board approval. The proposal meets the requirements and standards related to the Village Code, and staff is supportive of the request. Discussion The petitioner proposes to establish a daycare center within an existing two-story, 21,760- square-foot office building. The proposed facility is designed to serve up to 339 children, ranging in age from six weeks to five years, with additional before- and after -school programs, as well as summer care, available for children up to twelve years old. The daycare center is expected to employ up to forty-nine daily staff members. Conditional use approval is required for the operation of a daycare center within the Village's B-1 District. The petitioner proposes to retrofit the existing office building into a 339-student daycare facility with auxiliary playground space. The petitioner proposes an expansion of 2,860 square feet of the first floor of the building by eliminating the twelve existing covered parking spaces to accommodate the indoor playground. The existing warehouse room on the first floor will be converted into four infant rooms, four toddler rooms, lobby, vestibule, restrooms, utility and storage rooms, and an indoor playground. The indoor playground will be enclosed by a fence and sliding glass doors with direct access to the outdoor playground. The second level will house nine additional toddler rooms and four pre-K rooms. The existing building materials — primarily brick, fascia, and a metal roof —will remain largely unchanged, preserving the current fagade. Modifications to the north elevation, adjacent to the proposed playground, will include the installation of large sliding glass doors. Additionally, the existing drive-in door openings on the first floor along the north elevation will be replaced with expansive windows to serve the infant rooms. Further enhancements include new glazing along the second floor of the east Page 334 of 418 elevation and both the first and second floors of the west elevation. The existing office building is located in the southern portion of the site, while the proposed outdoor playground will occupy the northern portion. Site access will remain unchanged, consisting of one ingress -only driveway (right-in/left-in) at the southern entrance and one egress -only driveway (right-out/left-out) at the northern exit along Northwest Highway. The playground will total approximately 11,685 square feet, of which 2,639 square feet will be covered, and the remaining 9,046 square feet will be outdoors. Surface -level parking spaces are located along the perimeter of the site. Vehicular traffic generally follows a counterclockwise rotation, with vehicles entering from the southern driveway into a one-way drive aisle that transitions into a two-way drive aisle north of the proposed playground and continues between the west bank of parking spaces. CONDITIONAL USE STANDARDS, FINDINGS OF FACT AND STAFF'S RECOMMENDATION Staff has reviewed the petitioner's request for conditional use approval for a daycare center and finds that the standards have been met. Staff finds that the proposal will not endanger public health, safety, morals, comfort, or general welfare. The proposed use is consistent with the types of uses supported in the Village's long-range planning documents and is expected to contribute positively to the revitalization along this part of the Northwest Highway corridor. The daycare will not be detrimental to public health, safety, or welfare and will not negatively impact surrounding property values or the enjoyment of nearby uses. Instead, it will enhance the vitality of the area by activating a property that has sat underutilized for a long time, and will offer a high -quality, conveniently located service to local families and employees. The petitioner states that the facility will be developed and operated in full compliance with applicable regulations and will include appropriate infrastructure, traffic management measures, and safe drop-off and pick-up procedures. Overall, staff believes that the proposed conditional use will support the Village's long-term planning objectives while addressing a community need. Based on the information submitted, the surrounding uses, and the proposed development's compliance with the Village's zoning ordinance and long-range planning documents, staff recommends approval of the conditional use request, subject to conditions. PUBLIC HEARING After hearing concerns related to landscaping and screening from a resident to the north, the Planning and Zoning Commission unanimously recommended approval of the conditional use request for a daycare center by a vote of 5-0 at the public hearing held on May 22, 2025. FIRST READING AT VILLAGE BOARD - JUNE 3RD, 2025 Per the attached PZ-03-25 Update Memo, several concerns were raised by both the Village Board and adjacent residents at the first reading of the approving ordinance at the June 3rd, 2025 Village Board Meeting. Two adjacent residents to the west, along with trustees, raised concerns about: 1. The time of day the outside play area would be utilized; 2. The number of children playing outside at any one time; 3. Noise impacting neighbors from children playing outside; 4. The trash enclosure is located on the property's perimeter; and Buses may stop traffic on Northwest Highway during pick-up and drop-off. In response to these concerns, the petitioner has submitted additional materials and agreed to Page 335 of 418 further site modifications to address neighborhood and trustee feedback. Noise studies from comparable daycare locations in the petitioner's portfolio have been provided (see attached PZ-03-25 Update Memo) and new conceptual site plans show the outdoor play area being surrounded by a five-foot to ten -foot (5' - 10') landscape buffer around the perimeter of the outdoor play area with the trash enclosure being relocated to a more central location on the site. Staff also conducted independent noise measurements at local daycare centers and parks (see the attached PZ-03-25 Update Memo). These readings indicate that even with outdoor play taking place, noise levels rarely exceed 70 dBA-comparable to running a vacuum or driving a vehicle at 60 mph. Factors influencing sound impact include distance from the source and the presence of barriers such as vegetation or fencing. Ambient noise along Northwest Highway measured between 62 and 79 dBA without train traffic present, and exceeded 80 dBA when a train was passing by. Based on these findings, staff recommends approval of the conditional use request, subject to the following amended conditions ( uuro ui ui� ui� m iiii : [ uiie) : m 1. The subject property shall be developed in general compliance with the approved development plans which consist of the following: a. Final Engineering Plans titled "Site Development Plans For 1040 W Northwest Hwy Proposed Daycare Facility & Natural Playground", as prepared by Stonefield Engineering & Design, with the latest revision date of 05/06/2025, p 1, �°: gym iur ii iiii iiied 10 be iiiri iiiis iiii i iiii [ : it iiii � piiir iiir m iiir iiii iiii r iiii iiii iiii liltiiii iiii W iiii a iiii � tuir iiii iiii uirii � to � , a . un d � � ur �'� ur : uir �m ��� " � m "� w � �, °�"Illi �' �mm Ali � � �„� ��„ ��„ �1�'�i ��� �„ e�ir iiii nn o � iir � i � r r s iin iiii i iiii iiii q � iiir b iiir iUiir 1. iiii � lim� lt lire iiii, iiii iii�, ate ,il�I IIII ia iiii osuiii , to b. Architectural Floor Plans, consisting of 2 sheets, Sheets SA-1. land SA-1.2, as prepared by Jarmel Kizel, with the latest revision date of 03/14/2025; c. Exterior elevations, consisting of 1 sheet, Sheet SA-1.4, as prepared by Jarmel Kizel, and dated 03/14/2025; and d. Landbank Parking Plan, as prepared by Stonefield Engineering & Design, and bearing the latest revision date of 5/6/2025. 2. The petitioner shall address all comments included in the Village review letter dated May 14, 2025; 3. The proposed business shall be licensed by the State of Illinois as a daycare center. A copy of the license issued by the State of Illinois in order to operate a day care center at the subject property shall be placed on file with the Director of Community Development; 4. Compliance with all applicable Village Code requirements, including, but not limited to, fire code, lighting regulations, landscaping regulations, sign code regulations, environmental health regulations, and building regulations; 5. An amendment to this conditional use shall be required prior to any future expansion of this daycare center; 6. Drop-off/pick-up parking shall be restricted to the west side of the daycare facility and employee parking shall be restricted to the east and north sides of the daycare facility as illustrated in the "Parking Delineation Map", Sheet C-3 of the site development plans; 7 §ha�1�1 o u s � s i uir fii � iu� m uiri, i i" : uir iiii bill ir6ly t1 it iiir , 8 io ii lire flhaii i ass ir iiir s oiir 50� iiii it iiir�i�� �� iiii .�h eve iir iiiis feweir, §[i be pe iirir iiii�tte, S(0 , [: urn ui�'iy o uirie 1, iiii ui rv: e., 9 Use of 1 iir pay alirea be ires�triiii tod is L E,. iiii "the hOL,Irs o� Diiiri 10. All children of the daycare center shall be walked in and walked out of the daycare center by a parent or individual authorized to drop-off and/or pick-up the child; and 11. After opening, the Public Works Department shall observe and monitor parking during peak times. Within six (6) months after opening, the Village Engineer shall determine if additional parking Page 336 of 418 spaces are required based on parking demand. If it is determined that additional parking spaces are required, the property owner shall be required to construct the additional parking spaces provided in the Landbank Parking Plan within six (6) months of notice unless additional time is granted by the Village. Alternatives 1. Approve a conditional use to allow the operation of a daycare for the subject property located at 1040 West Northwest Highway, Case No. PZ-03-25, subject to the conditions listed in the attached ordinance. 2. Action at the discretion of the Village Board. Staff Recommendation Approve a conditional use to allow the operation of a daycare for the subject property located at 1040 West Northwest Highway, Case No. PZ-03-25, subject to the conditions listed in the attached ordinance. Attachments 1. PZ-03-25 Update Memo 2. PZ-03-25 Ordinance 3. PZ-03-25 June 3rd Village Board Cover Page 4. PZ-03-25 Plans 5. PZ-03-25 Landbank Parking Plan 6. PZ-03-25 Staff Report 7. PZ-03-25 Traffic Impact Study (12 min) 8. PZ-03-25 Traffic Impact Study (15 min) 9. PZ-03-25 Village Review Letter #3_05.14.2025 10. PZ-03-25 Administrative Content 11. PZ-03-25 Waiver of 2nd Reading 12. PZ-03-25 Meeting Minutes 13. PZ-03-25 Public Comment 14. Public comment email Page 337 of 418 Motion by Bill Grossi, second by Vince Dante to approve the conditional use ordinance for 1703 W. Algonquin Road: Yea: Bill Grossi, John Matuszak, Colleen Saccotelli, Vince Dante, Beth DiPrima, and Terri Gens Nay: None Firm[ Resolution: Motion Passed Ordinance No. 6793 7.4 2nd reading of an ordinance and adopt an ORDINANCE GRANTING A CONDITIONAL USE FOR A DAYCARE CENTER FOR THE PROPERTY LOCATED AT 1040 WEST NORTHWEST HIGHWAY, MOUNT PROSPECT, ILLINOIS (PZ-03-25) Mr. Shallcross presented the second reading of the ordinance for a conditional use permit for a daycare center at 1040 West Northwest Highway. He addressed concerns raised during the first reading, which included noise generation, pickup and drop-off procedures that affect traffic, and the location of the trash enclosure. Shallcross presented data on noise levels collected by both staff and the petitioner, showing that noise from children playing was generally below ambient noise levels on Northwest Highway. According to staff, measurements at other daycare facilities in town indicated that noise levels rarely exceeded 70 decibels, which is comparable to a running vacuum or being in a vehicle driving at 60 miles per hour. The ambient noise on Northwest Highway ranged from 62 to 79 decibels, with train noise reaching 80 to 85 decibels. The petitioner also conducted noise tests at other facilities, finding levels between 50 and 60 decibels when 30 feet awayfrom 60 children playing. The petitioner committed to several measures to address these concerns, including site design changes, operational limits, and additional mitigation measures. These include relocating the trash enclosure to be more internal to the site, limiting the outdoor play to no more than two classrooms or 50 children at one time, and restricting use of the outdoor play area to between 9 AM and 5 PM. They also agreed to create a 5 to 10-foot landscape buffer around the play area with 50% evergreen plantings. Petitioner Jon Fairzman elaborated on noise concerns, explaining that younger children, like his own, tend to produce less noise than older kids involved in organized sports. He stressed that their other facilities showed maximum noise levels of 70 decibels with 60 children present, a sound comparable to a dishwasher. Trustee Gens and others expressed appreciation for the data but remained concerned about the impact on neighboring residences. Public Comment: Jean Spejcher 202 MacArthur • Raised concerns regarding the safety of emergency vehicle access and maneuverability at the site. Questioned if this is an appropriate use for this property Mr. Shallcross reported that the Fire Department reviewed and approved of the plans. Page 338 of 418 Jan Ramion Resident of townhomes near the proposed site • Questioned the number of buses that will be on the property for before and after school programs; raised concerns regarding the increase in traffic and the enrollment size of the daycare. The petitioner responded, stating there are no plans to use buses for before and after -school programs. Neil Krus 300 block of MacArthur • Expressed concern regarding the absence of sidewalks on surrounding streets and the existing traffic from nearby schools. Mona Hines Mount Prospect resident Expressed concern with safety, noise and decrease in property values Mike Hines Mount Prospect resident Provided context on local area density compared to school acreages. A board discussion followed. The discussion centered around balancing the needs and concerns of existing residents with the benefits provided by a new business, particularly in terms of safety, noise, and traffic concerns. The Board appreciated the petitioner's efforts but expressed concerns about the difficulty of locating a large daycare facility in a mainly residential area. Some believed that placing a B3 use in a B1 zone was inappropriate. Motion by Colleen Saccotelli, second by Bill Grossi to approve the ordinance: Yea: Bill Grossi, Colleen Saccotelli Nay: Vincent Dante, Beth DiPrima, John Matuszak and Terri Gens Final Resolution: Motion Failed NEW BUSINESS- NONE VILLAGE MANAGERS REPORT 9.1 Motion to Approve The Settlement Agreement Between The Village of Mount Prospect, The City of Des Plaines, and Prestige Feed LLC. Motion by John Matuszak, second by Colleen Saccotelli to approve the settlement agreement between the Village of Mount Prospect, the City of Des Plaines, and Prestige Feed LLC: Yea: Vincent Dante, Beth DiPrima, Terri Gens, Bill Grossi, John Matuszak, Colleen Saccotelli Nay: None Page 339 of 418 r� Item Cover Page Subject Motion to waive the rule requiring two readings of an ordinance and adopt an ORDINANCE GRANTING A CONDITIONAL USE FOR A DAYCARE CENTER FOR THE PROPERTY LOCATED AT 1040 WEST NORTHWEST HIGHWAY, MOUNT PROSPECT, ILLINOIS (PZ-03-25) Meeting June 3, 2025 - REGULAR MEETING OF THE MOUNT PROSPECT VILLAGE BOARD Fiscal Impact (Y/N) Dollar Amount Budget Source Category Type Information 1 NEW BUSINESS Action Item The petitioner (W Northwest MP LLC), along with The Nest Schools Inc., is seeking conditional use approval to operate a daycare center at 1040 West Northwest Highway (the subject property). The conditional use request for a daycare center requires Village Board approval. The proposal meets the requirements and standards related to the Village Code, and staff is supportive of the request. Discussion The petitioner proposes to establish a daycare center within an existing two-story, 21,760- square-foot office building. The facility is designed to serve up to 339 children, ranging in age from six weeks to five years, with additional before- and after -school programs, as well as summer care, available for children up to twelve years old. The daycare center is expected to employ up to forty-nine daily staff members. Conditional use approval is required for the operation of a daycare center within the Village's B-1 District. The petitioner proposes to retrofit the existing office building into a 339-student daycare facility with auxiliary playground space. The petitioner proposes an expansion of 2,860 square feet of the first floor of the building by eliminating the twelve existing covered parking spaces to accommodate the indoor playground. The existing warehouse room on the first floor will be converted into four infant rooms, four toddler rooms, lobby, vestibule, restrooms, utility and storage rooms, and an indoor playground. The indoor playground will be enclosed by a fence and sliding glass doors with direct access to the outdoor playground. The second level will house nine additional toddler rooms and four pre-K rooms. The existing building materials — primarily brick, fascia, and a metal roof —will remain largely unchanged, preserving the current fagade. Modifications to the north elevation, adjacent to the proposed playground, will include the installation of large sliding glass doors. Additionally, the existing drive-in door openings on the first floor along the north elevation will be replaced with expansive windows to serve the Page 340 of 418 infant rooms. Further enhancements include new glazing along the second floor of the east elevation and both the first and second floors of the west elevation. The existing office building is located in the southern portion of the site, while the proposed outdoor playground will occupy the northern portion. Site access will remain unchanged, consisting of one ingress -only driveway (right-in/left-in) at the southern entrance and one egress -only driveway (right-out/left-out) at the northern exit along Northwest Highway. The playground will total approximately 11,685 square feet, of which 2,639 square feet will be covered, and the remaining 9,046 square feet will be outdoors. Surface -level parking spaces are located along the perimeter of the site. Vehicular traffic generally follows a counterclockwise rotation, with vehicles entering from the southern driveway into a one-way drive aisle that transitions into a two-way drive aisle north of the proposed playground and continues between the west bank of parking spaces. A Traffic Impact Study (TIS), prepared by Stonefield Engineering & Design, was initially based on an average drop-off/pick-up service time of 7 minutes based on a 95th percentile parking demand rate. A summary of the TIS findings states that the daycare center will not have a significant impact on the traffic operations of Northwest Highway and the parking supply would be sufficient to support the development. The TIS concludes that a maximum of 21 parking spaces would be required to accommodate peak demand; the proposed site plan will provide 37 parking spaces and would be sufficient to support the drop-off and pick-up operations of the proposed development. Village Engineering requested that the analysis be revised using a more conservative 12-minute average service time to better reflect variability in drop-off and pick-up operations. Engineering also recommended locating the drop-off/pickup area on the west side of the building to optimize vehicle queuing space and to narrow the driveway along the front of the building to a single lane width, and provide striping and signage to direct traffic one-way. This would discourage vehicles entering the site from making an immediate left turn into the drive aisle serving the ADA accessible parking spaces creating potential backup onto Northwest Highway. The petitioner submitted revised traffic impact studies incorporating a 15-minute service time and 12-minute service time in response. The updated analysis using a 15-minute service time determined that 47 parking spaces would be required to accommodate peak demand-10 more parking spaces would be required than the plan currently provides. The updated analysis using a 12-minute service time determined that 34 parking spaces would be required to accommodate peak demand— 3 spaces less than the number of drop-off/pick-up spaces provided. The TIS also states that if the average drop-off/pick-up time were 13 minutes, the 95th percentile parking demand would be 37 spaces, which is equal to the number of drop- off/pick-up spaces provided. Average Service Time 7 minutes 12 minutes 13 minutes 15 minutes Parking Demand Rate 95th percentile 95th percentile 95th percentile 95th percentile Parking Spaces Required for Drop-off/Pick-up 21 34 37 47 While the development exceeds the parking requirements mandated by the zoning code and the qualitative analyses determine that sufficient parking is provided based on a 12-minute service time, staff will require additional parking spaces to be land -banked to ensure that traffic will not back up onto Northwest Highway. As a condition of approval, the petitioner will Page 341 of 418 be required to reserve space on -site for 5 additional parking spaces, and these land -banked spaces will be constructed if demand warrants. The Landbank Parking Plan (attached as Exhibit B) has identified 5 parking lot islands that may be converted for the additional parking spaces. The Public Works Department will monitor parking activity during peak hours after the daycare facility opens. Within six months of opening, the Village Engineer will evaluate whether additional parking is needed. If deemed necessary, the owner will be required to construct the land -banked spaces within six months of notification, unless an extension is granted. A substantial amount of existing landscape screening, primarily consisting of evergreen shrubs and arborvitae, already exists along the perimeter of the site. The petitioner will provide additional perimeter, foundation, and parking island landscaping and is proposing to remove a total of three trees that are located in the area where the new outdoor playground will be constructed. The petitioner will also replace the existing light poles in the parking lot and reuse the existing monument sign. Staff has reviewed the petitioner's request for conditional use approval for a daycare center and finds that the standards have been met. The proposed use is consistent with the types of uses supported in the Village's Comprehensive Plan and is expected to contribute positively to the revitalization along this part of the Northwest Highway corridor. Staff believes that the proposed conditional use will support the Village's long-term planning objectives while addressing a community need. Based on the information submitted, the surrounding uses, and the proposed development's compliance with the Village's zoning ordinance and long-range planning documents, staff recommends approval of the conditional use request. PUBLIC COMMENT At the May 22, 2025, Planning & Zoning Commission meeting, Mark Stavnes, a neighbor to the north of the proposed development, expressed concern about insufficient screening between his property and the site, particularly regarding the possibility of children running onto his property. Mr. Stavnes also inquired about potential changes to the parking lot lighting. Chairman Donnelly clarified that lighting must meet code requirements, including zero light spillover onto adjacent properties. In response, the petitioner stated they would retain the existing dense landscaping, comply with the required 6-foot landscape buffer, and ensure child supervision, a fenced playground, and secure building access. The Planning and Zoning Commission asked the petitioner to clarify when the peak 30-minute traffic period would occur. The petitioner's traffic engineer responded by explaining the methodology used to estimate traffic and parking needs and noted that the facility is designed to accommodate parking demand even during the busiest times, anticipated at 6 AM and 10 AM. PUBLIC HEARING The Planning and Zoning Commission unanimously recommended approval of the conditional use request for a daycare center by a vote of 5-0 at the public hearing held on May 22, 2025. CONDITIONAL USE STANDARDS, FINDINGS OF FACT AND STAFF'S RECOMMENDATION Staff has reviewed the petitioner's request for conditional use approval for a daycare center and finds that the standards have been met. Staff finds that the proposal will not endanger public health, safety, morals, comfort, or general welfare. The proposed use is consistent with the types of uses supported in the Village's long-range planning documents and is expected to contribute positively to the revitalization along this part of the Northwest Highway corridor. Page 342 of 418 The daycare will not be detrimental to public health, safety, or welfare and will not negatively impact surrounding property values or the enjoyment of nearby uses. Instead, it will enhance the vitality of the area by activating a property that has sat underutilized for a long time, and will offer a high -quality, conveniently located service to local families and employees. The petitioner states that the facility will be developed and operated in full compliance with applicable regulations and will include appropriate infrastructure, traffic management measures, and safe drop-off and pick-up procedures. Overall, staff believes that the proposed conditional use will support the Village's long-term planning objectives while addressing a community need. Based on the information submitted, the surrounding uses, and the proposed development's compliance with the Village's zoning ordinance and long-range planning documents, staff recommends approval of the conditional use request. The Petitioner is requesting that the Village Board waive the second reading and that final action be taken at the June 3, 2025 Village Board meeting. Alternatives 1. Approve a conditional use to allow the operation of a daycare for the subject property located at 1040 West Northwest Highway, Case No. PZ-03-25, subject to the conditions listed in the attached ordinance. 2. Action at the discretion of the Village Board. Staff Recommendation Approve a conditional use to allow the operation of a daycare for the subject property located at 1040 West Northwest Highway, Case No. PZ-03-25, subject to the conditions listed in the attached ordinance. Attachments 1. PZ-03-25 Plans 2. PZ-03-25 Landbank Parking Plan 3. PZ-03-25 Staff Report 4. PZ-03-25 Traffic Impact Study (12 min) 5. PZ-03-25 Traffic Impact Study (15 min) 6. PZ-03-25 Village Review Letter #3_05.14.2025 7. PZ-03-25 Administrative Content 8. PZ-03-25 Waiver of 2nd Reading 9. PZ-03-25 Meeting Minutes 10. PZ-03-25 Ordinance 11. PZ-03-25 Public Comment Page 343 of 418 as a tobacco and vape store. Mr. Shallcross stated that the Planning and Zoning Commission, on May 22, 2025, recommended approval by a vote of 5-0 based on several conditions as detailed in the proposed ordinance. Mr. Shallcross also stated that the petitioner passed a rigorous background check, including reference checks, as required by the Village Code. Mr. Shallcross introduced Ms. Savarimuthu, who provided additional information regarding her business plan, which includes expanding the product assortment to include clothing, shoes, and novelty items. She answered questions from the Board. In response to a concern from the Board regarding products aimed at children, Ms. Savarimuthu assured the Board that the products target those in their 20s and 30s. Trustee Grossi motioned to waive the rule requiringtwo readings of an ordinance and adopt the subject ordinance as presented. There was no second, and the motion failed. A brief discussion followed among the Board regarding their concerns. To give the petitioner time to address these concerns, Mayor Hoefert announced that the reading will stand as the first reading, and the second reading of this ordinance will take place at the June 17, 2025, regular meeting of the Village Boa rd . 8.3. Motion to waive the rule requiring two readings of an ordinance and adopt an ORDINANCE GRANTING A CONDITIONAL USE FOR A DAYCARE CENTER FOR THE PROPERTY LOCATED AT 1040 WEST NORTHWEST H IGHWAY, MOUNT PROSPECT, I LLI NOIS (PZ-03-25) Mr. Shallcross presented plans for a conditional use for a daycare center at 1040 W. Northwest Highway. He stated that the former office building is vacant and presented existing conditions, as well as site a nd floor plans. He d iscussed proposed traffic patterns for enteri ng and exiti ng the area property. The site plan included space for indoor and outdoor play areas. Mr.Shallcross stated that the petitioner, responding to staff concerns and results from a traffic study, agreed to identify certain areas to be delineated for specific uses. Mr. Shallcross displayed a map depicting the parking delineation. Spaces will be reserved for staff parking, while other stalls are designated for drop-off and pick-up. The plan allows for any stacking that may occur to happen on -site, rather than on Northwest Highway. Mr. Shallcross discussed the landscaping plan, which will utilize existing landscaping and add complementary landscaping to the current design conditions. He added that the proposed parking requirements meet the Village Zoning Code. Mr. Shallcross stated that the petitioner has provided a plan to landbank areas around the site that could be converted into additional parking sta Its. The Planning and Zoning Commission voted 5-0 at their meeting on May 22, 2025, to recommend approval of the conditional use with conditions outlined in the subject ordinance. Mr. Shallcross detailed the approval conditions for the ordinance. Several members of the Board expressed concerns and had questions regarding parking, drop- off 1pick-up procedures, and noise conditions. Representatives for the petitioner, attorney Tim Foley and engineer Kevin Heffernan, answered questions from the Board. Public Comment: Jan Ramion 715 French Way Representative for the residents of the Villas of Sevres ■ Expressed concerns with noise, placement of dumpsters (odor), hours of operation, traffic (school buses) and cars stacking on Northwest Highway. Page 344 of 418 Mr. Heffernan and Mr. Foley responded. Simona Hines 702 French Way ■ Expressed concerns regarding traffic and noise A Board discussion followed. To allow time far the petitioner to address some concerns raised regarding traffic, noise, and odor, Mayor Hoefert announced that this will stand as a first reading. The second read i ng wi 11 be held at the Ju ne 171 2025, regula r meeti ng of the Vi llage Boa rd . VILLAGE MANAGER'S REPORT 9.1. Motion to accept lowest -cost, responsive bid for the Central Gateway Demolition and Restoration Project in an amount not to exceed $186,692. Director of Public Works Sean Dorsey presented bid results and staff recommendations for the Central Gateway Demolition and Restoration Project, which involves the demolition and restoration of the property at 310 W. Northwest Highway. Mr. Dorsey described the scope of work, which includes the demolition of the existing gas station building, foundation, footings, pavement stone base, and some earth to construct the Central Gateway Plaza. He stated that bid documents were prepared and advertised on the Village website, and ten companies were invited to bid on the project. Staff received seven bids. Fowler Enterprises of Hampshire, IL submitted the lowest cost bid. He stated that although they had not previously performed work in Mount Prospect, they had undertaken similar projects for Elk Grove Village, the Villages of Skokie, Franklin Park, and South Elgin, as well as the Arlington Heights Park District. Reference checks revealed high marks far their work performance, and the work was completed on time and under budget. Staff also interviewed the company's principal, Jake Fowler, who confirmed that the work ca n be completed with i n the budget. Mr. Dorsey stated that staff recommends including a 10% contingency in the contract award far a total contract award of $186,692. Mr. Dorsey answered questions from the Board. Motion by John Matusza k, second by Vincent Dante to accept the lowest cost responsive bid in an amount not to exceed $186,692.00. Yea: Vincent Dante, Beth DiPrima, Terri Gens, Bill Grossi, John Matuszak, Colleen Saccotelli Nay: None Final Resolution; Motion 9.2. As su bm itted No additional report. Page 345 of 418 W 0) m 2 0 0 U)07 m CL 2 0 z %—Oro Z M I%moro OL OL mc: x OWN" u —0 ibmwim Room �o 0 m < N CL (D u (D r. (D (D 0 CL o (L 4. z 0 E E m 0 (D It cle) co 0- O O O U w LO o _ (.0 +� J to - N }; U O U) Z O U � � C - O � O m NO Q Q Q L m _0 O O 3 E U O >, N a) CL U O N O a U E 70 o _� Z Q U 4- 0 A••+ CD .� O -0 i a••+ O m O f+ L..'- O r � V to Q m Q m •> m Q o � L = O }' Q t m MID 4) - O ya.., •— m Cr m y C� (1) L. m Lm u) = i m '- O 0) U) '- ._+ s O Q M CD i .� O CL Q O -0 O L �•+ L O M V� O E m Q M � — cn m MOMMEM•- ._ o E L a� > ca '— -W y M.. — .O L ,N a a� L m Q Q MID O O O Q L L v L a O = 0 E o� a �..O 0 MEMO _ _ M - M — m t> > w O L m O Q ._ 6.0 4— ) �, , >+ 0 Ca E 0) Q Q N �U CD m N CO 0 U cn N U N 0 co N E co cu � 0 N .� O 4-0 — a O co M ... . .... .. —.' — ........ — .... . ..... D 0,lleck If8wativ a,$ Applican't i Name:, I"latrick Hennelly- Corpotmation' f-I 21 L. 0 [n, c Addreisom 10410 WNor"thwest 1--liq . . ........ ............ - ...... C ity, S(ate, Z I P Co od e,. Mou n t P rostpect I L 60,05 6 Phone: Eaialll:l o 1, her aff lim thi a t a I 11 n f oroi at loii pro v I ' ded harnit""I'and, Ill. all! In a asocia-Iti 0j oil Wilith til applicationaro truo aiid to th- TDS'tt Of I ly ktiowledgiol Applicant: Owl Datel: 0 3114 /2 0 25 m � ����� ",re;auD�N n �r.2n � .�, ,,.r. � u � s��, �uw �����o�u. uu.. ���i i, uw!��u�w , '»rrv�u i������ "�:,��,�.��,�„ � m __ , „ a, �i�uYaY�,�,���w�w�� �w �r�wmmuu _... .._. .. u�u�u�iu,�y�ynw�ww;�u�,v�rww��wawar�rm�a �*a�,���,�;�„���m����. u�um� Mil[I( pa b r e) ", P. (OFF an n Fai < d JJ1i1()-, lyf,)e Natne) 'if applicanit Is of prop,.,erty owner: A 1, fiereby designa,te theappfican,,tff, W act, w"IMY, �,Iqenl rl the 1purpolmi -Wokinig, fiv, described In this applicallon ,nnd the as c ed' sup, o,I te,1111, F, 4 dy Own,e,r: ProperWild . . ..... Wile! - - - .......... h"fre.) doe", rv!'& rone) o 19 Page 349 of 418 Affidavit of Ownership COUNTY OF COOK STATEOF ILLINOIS unde:r oath state tha�t 1, am (print name) the s,ole owner ofthe property an owner of th(:%,. property an authorized officer for the owner of the property I i i commonly describled as,. 1040 W Northwest HWY, Mount Prospect IL 60056 and PIN: 03-33-407-0125-00010 a�nd thilat such proiperty is owned by F12L, Inc, an Illinois corporatlon asi,,qf thi's date. /Si,gnatu Subscribed and sworn to before me thi's Ile) day of A �W ---------- - 20251. Notary Publi S�tate of 11 niois Official Seal Michaell Dean Weiis COMMIllssion 987180 My Commiss,ion Expir�es 2/16/2028 Notary Public Page 350 of 418 t TRUSTEE'S DIED This Indenture, made this 7th day of September, 2011 between BankFinanclal F.S.B., a Federal savings bank, duly authorized to transact business in the State of Illinois, not personally but solely as Trustee under that certain Trust Agreement dated the 13th day of March 2009 and known as Trust Number 010994 Grantor, does hereby CONVEY AND QUITCLAIM unto H2L, Inc,, an Illinois corporation whose address is 1008 E. Northwest Hwy, Mt. Prospect, IL 60056 Grantee, Doc#: 1126233021 Fee: $40.00 Eugene "(3ene" Moore RHSP Fee: $10.00 Cook County Recorder of Deeds Date: 09/19/2011 09:59 AM Pg: 1 of 3 for and in consideration of the sum of Ten and no1100 Dollars ($10.00) and other good and valuable consideration, in hand paid, the following described Real Estate situated in the County of Cook, State of Illinois, to wit: See Rider A attached hereto and made a part hereof Permanent Index Number: 03-33-407-025-0000 Property Address: 1040 West Northwest Highway, Mount Prospect, IL 60056 IN WITNESS WHEREOF, said Grantor has caused its corporate seal to be hereto affixed, and has caused its name to be signed to these presents by its Trust officer and its Assistant Trust Officer the day and year first above written. BankFinanclal, F.S.B., not personally but solely as Trustee by — — Trust officer Assistant Trust officer STATE OF ILLINOIS ) SS COUNTY OF I, the undersigned, a Notary Public in and for said County, in the State aforesaid, do hereby certify that the Trust officer and Assistant Trust officer of BankFinancial FSB, personally known to me to be the same persons whose names are subscribed to the foregoing instrument, appeared before me this day in person and acknowledged that they signed, sealed and delivered the said instrument as their free and voluntary act, for the uses and purposes therein set forth, including the release and waiver of the rights of homestead. Given under my hand and notarial seal this 7A day of Agg& J My Commission Expires: Not ub is P Prepared by: After recording mail to: 9 BankFinancial F.S.B. !3c,. Land Trust Department w"'�"""""" 15W060 North Frontage Road 1CiAL SEIAL" INT Burr Ridge, IL 60527 = Lim Comrniaion soft ly WY PUW BOX 400-CTCC1 Page 351 of 418 1126233021 D Page: 2 of 3 Under penalties of perjury, I declare that I have examined this Affidavit and, to the best of my knowledge and belief, it is true, correct and complete. SELLER: �{ BF ASSET RECOVERY CORPORATION,"y VILLAGE aF MOU �eT i4 11 REA E 1�i 5 TAX [ An Illin ' corporation `� f! 1li 1I3 546 {I, Donald F. Stelter, its President - ACKNOWLEDGEMENT STATE OF ILLINOIS } } SS COUNTY OF COOK } 1, the undersigned, a Notary Public in and for said County, in the State aforesaid, DO HEREBY CERTIFY THAT, Donald Stelter, the Director of BF ASSET RECOVERY CORPORATION, an Illinois corporation, appeared before me in person and acknowledged that he signed and delivered the foregoing instrument as his free and voluntary act and the free and voluntary act of the Company for the purposes set forth herein. Given under my hand and notarial seal this _T day of September, 201 1. . I Notary Public My commission expires on _} STATE OF 1WN01S REAL ESTATE Nr- TRANSFER TAX x SEP-13.11 4 o o p 0080o00 REAL ESTATE TRANSFER TAX � 103024 DEPARTMENT OF REVENUE L: W K i.-UL.ilM t T Le E A L E S TAT E REAL ESTATE TRANSACTION TAX Q o RANSFE4 TA i[ 0 +q s �.13. 1 l � 040Vk/L► 0 r O U et., O t , M O REVENUE STAMP FP 03022 "OFFICIAL SEAL" Beverly J Kozlowski Notary Public, State of Illinois My Commkwiton Expires 7!7l2013 i Page 352 of 418 1 1 2623302 1❑ Page: 3 of 3 r RIDER A LEGAL DESCRIPTION Lot 1 in State Farm Subdivision, a part of the East 1/2 of the Southeast 1/4 of Section 33, Township 42 North, Range 11 East of the Third Principal Meridian, in Cook County, Illinois, as shown on the Plat of Subdivision recorded September 28, 1988 as Document No. 88447034. Commonly known as: 1040 West Northwest Highway, Mount Prospect, IL 60056 PIN# 03-33-407-025-0000 a Page 353 of 418 By 06/01 /25 IF PAYING LATE, PLEASE PAY 2024 First Installment Property Tax Bill - Cook County Electronic Bill Property Index Number (PIN) Volume Code Tax Year (Payable In) Township Classification 03-33-407-025-0000 235 38020 2024 (2025) WHEELING 5-92 06/02/2025 - 07/01 /2025 07/02/2025 - 08/01 /2025 08/02/2025 - 09/01 /2025 LATE INTEREST IS 0.75% PER $0.00 $0.00 $0.00 MONTH, BY STATE LAW Your Taxing Districts Money Owed by Your Taxing Districts Pension and Healthcare Amounts Promised by Your Taxing Districts Amount of Pension and Healthcare Shortage % of Pension and Healthcare Costs Taxing Districts Can Pay Northwest Mosquito Abatement Wheeling $455,316 $8,6301076 $461,013 94.66% Metro Water Reclamation Dist of Chicago $31126,2431000 $3,1519727,000 $1,44999231000 54.00% Mt Prospect Park District $34,370,083 $36,220,947 $3,9991183 88.96% Harper Coll Comm College 512 (Palatine) $322,598,943 $32,974,963 $32,974,963 0.00% Township HS District 214 (Arlington Hts) $903904,159 $296,515,358 $11194,163 99.60% Mount Prospect Public School District 57 $133474,975 $30,139,252 $10,497,291 65.17% Village of Mount Prospect $171,861,845 $385,434,723 $140,636,940 63.51% Town of Wheeling $321449 $5,6591083 $232,813 95.89% Cook County Forest Preserve District $21414411242 $617,834,550 $382,643,760 38.07% County of Cook $81262,5801154 $26,51210061772 $14,49312761944 45.33% Total $12,236,962,166 $31,07791429724 $16,515,840,070 For a more in-depth look at government finances and how they affect your taxes, visit cookcountytreasurer.com URGENT: Your 2023 taxes (due in 2024) are delinquent. Pay at cookcountytreasurer.com from your bank account or credit card. 2023 TOTAL TAX 939433.36 2024 ESTIMATE X 55% 2024 1st INSTALLMENT = 51,388.35 The First Installment amount is 55% of last year's total taxes. All exemptions, such as homeowner and senior exemptions, will be reflected on your Second Installment tax bill. 1040 W NORTHWEST HWY MOUNT PROSPECT IL 60056 *** Please see 2024 First Installment Payment Coupon next page *** H2L INC 1040 W NORTHWEST HWY MT PROSPECT IL 600562317 Page 354 of 418 2024 First Installment Property Tax Bill Cook County Payment Coupon Pursuant to Cook County Ordinance 07-0-68, if you are a mortgage lender, loan servicer, or agent of any entity within the meaning of 35 ILCS 200/20-12, you may not pay using a downloadable tax bill unless you pay the $5 duplicate bill fee. I,..li C H & II N C II..... UIDIE W11 ,..PH IPAY I IN F T1LG MMUMBEMSMEMEM Property Index Number (PIN) Volume 0.00 Cook County eBill 03-33-407-025-0000 235 By 06/01 /25 Click to pay online Amount Paid If paying later, refer to amounts above. Click to update Mailing Name/Address [$, SN 0020240100 RTN 500001075 AN see PIN TC 008922 00202401002033340702500003008922400000000000000000000000000000000000000000000 This is an Official Downloadable Tax Bill Payment Coupon. COOK COUNTY TREASURER Please process this coupon along with payment presented. PO BOX 805436 CHICAGO IL 60680-4116 03334070250000/0/24/E/000OOOOOOFBgd,355 of418 March 11, 2025 RE: 1040 W. Northwest Highway, Mt. Prospect, Illinois (the "Property") To Whom it May Concern: The undersigned is the President of H2L, Inc., an Illinois corporation (the "Owner"), the owner of the Property. Please let this letter serve as the Owner's confirmation that it is under contract to sell the Property to W Northwest MP LLC, an Illinois limited liability company, as assignee of Harmony Capital Group LLC, pursuant to that certain Purchase and Sale Agreement dated November 7, 2024. If you have any questions, please contact me directly at Thank you, Page 356 of 418 STANDARDS FOR APPROVAL OF A CONDITION USE No conditional use shall be recommended for approval by the Planning and Zoning Connrnission unless it finds the following: 1. That the establishment, iaintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, in orals, comfort, or general. welfare: The establislunent, maintenance, and operation of the proposed conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare. Nothing intended or contemplated by the Petitioner will be detrimental, or contrary, to the general welfare of the village residents. On the contrary, the Petitioner's proposed conditional use is the type of family -friendly use intended for the B-1 zoning district. 2. That the conditional use will not be injurious to the uses and enjoyment of other property in the inrrnediate vicinity for the purposes already permitted, nor substantially diminish and impair property iaalues within the neighborhood in which it is to be located: The conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located. The Property is in the Village's B-1 Business Office District. The Village's B - 1 zoning district is intended to provide a transitional area between residential and retaillcornmercial areas'. The attached Context and Connections Map confirms that the Property is bounded by residential zoning districts to the north, east, and west. The proposed daycare is the type of transitional use that provides for a transitional area between residential and business districts as intended for the B-1 zoning district. If the conditional use is approved, the Petitioner will occupy and revitalize a now vacant property and provide a much - needed service to village residents. 3. That the establishment of the conditional use will not inrpede the normal and orderly development and improvement of the surrounding property for uses permitted in the district: The establishment of the proposed conditional use will not impede the normal and orderly development and improvement of the surrounding property, rather it will likely encourage other prospective developers and business operators to explore opportunities in the area as it will revitalize a now vacant property into a dynamic daycare center that will provide a much -needed service to village residents. I Village Code of Mount Prospect, Illinois, Section 14.1501. Page 357 of 418 4. That adequate public utilities, access roads, drainage and/or necessary facilities haife been or will be proiided: Adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided. The Petitioner will work with village officials to ensure that the Property will have adequate infrastructure and that such infrastructure will be adequately maintained. 5. That adequate measures hai)e been or will be taken to provide ingress and egress so designed as to ininiinize traffic congestion in the public streets: The Petitioner has designed its site plan, and will impose certain operating procedures, that will ensure that the ingress and egress will minimize traffic congestion in the public streets. The Petitioner recognizes that Northwest Highway is an important traffic corridor in the village. The Petitioner will require that all students of the daycare shall be walked in and walked out of the daycare center by their parents. This policy will be in lieu of a student drop-off point, which can cause vehicles to stack in a manner that results in congestion on the access street (Northwest Highway). 5. That the proposed conditional use is not contrary to the objectives of the current Coniprehensiiie Plan for the Village: The proposed conditional use is consistent with the objectives of the current Comprehensive Plan. In 2011, the Village commissioned a study of the Northwest Highway corridor (the "Corridor") to consider ways to improve this vital corridor within the Village's boundaries. The Village determined that it should expand certain desired uses along the Corridor including grocery stores, restaurants, retail, entertainment uses, and family -friendly uses. Pursuant to interviews with residents, the Village officials determined that many Village residents are concerned with the number of vacant properties, which they determined contributed to a "lack of i)isual hiterest" along the Corridor.3 The proposed conditional use will provide a family -friendly use, and it will result in occupying and revitalizing a now vacant property, which will satisfy two concerns identified in the Northwest Corridor Plan. 7. That the conditional use shall, in all other respects, conforin to the applicable regulations of the district in which it is located, except as such regulations rnay, in each instance, be inodified pursuant to the reconintendations of the Planning & Zoning Coninti'ssion, The Petitioner shall operate its daycare business in a manner that conforms to the existing regulations as well as to all subsequent regulations that may be adopted by the corporate authorities. z The Northwest Highway Corridor Plan, adopted on June 7, 2011, pages 18-20. 3 Ibid, page 20. Page 358 of 418 tM 0 %4uaayS.A uxq-1 Z I a-c-S 'Oev'I i V Pl%";rlm AA F,* I S S S SIONniriatum Noo:) 131ASOM JNM4 40 M11AA )NMAD41 153MUXON m MI 000-50,10iriclo VA d j3 r z z VW UINTS 1141,ml 04N W -r-Ak-1 0 :3 ustap 9 Gu 0 w z ul, KNOJLS 19� 01131:13 N M3,JLN'33 3MVDkV(3 (3dONd 3SO z w w v UJ C z 0 Uylj.bn:)N:l i O w v, 1.0 1 & I u u X W lit" f A/1 4? A OV rrtruW Al I Page 359 of 418 RIDER A LEGAL DESCRIPTION LOT 1 IN STATE FARM SUBDIVISION, A PAT OF THE EAST 1/2 OF THE SOUTHEAST 1/4 OF SECTION 33, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS, AS SHOWN ON THE PLAT OF SUBDIVISION RECORDED SEPTERMBER 28,1988 AS DOCUMENT NO.88447034. Commonly known as: 1040 West Northwest Highway, Mount Prospect, IL 60056 PIN#: 03-33-407-025-0000 Page 360 of 418 PROJECT NARRATIVE PETITION FOR PROPOSED DAYCARE CENTER AT 1040 w NORTHWEST HIGHWAY 1VIOUNT PROSPECT ILLINOIS Petitioner: Property: PIN: Property owner: Zoning District: Lot and Building Size: Proposed Development: Zoning Relief Requested: w Northwest MP LLC, an Illinois limited liability company 1040 w Northwest. Highway, Mount Prospect, IL 60056 03-33-407-025-0000 H2L, Inc., an Illinois Corporation B-1 Business office District Lot size is 2.08 acres; 2-story building-- 18,900 square feet Petitioner seeks to develop the Property to operate a daycare center. Conditional Use to operate a daycare center. I. INTRODUCTION: w Northwest MP, LLC, an Illinois limited liability company (the "Petitioner") is the contract buyer of 1040 W Northwest Highway, Mount Prospect, IL 60056 (the "Property"). The Petitioner, along with The Nest Schools Inc., seeks to develop the Property to operate a daycare center. The Property is in the Village's B- 1 zoning district. The operation of a daycare center in the Village's 13-1 zoning district requires a conditional use permit. II. SUMMARY OF THE PROPOSED DAYCARE OPERATIONS: The Petitioner, along with The Nest Schools Inc ("The Nest"), seeks to operate a daycare center (the "Center") in the two-story 21,760 square foot building, which includes a proposed expansion of the existing 18,900 square foot building. The Center will eventually accommodate up to 339 children between the ages of six weeks to five years old, with the availability of before and after school and summer care for children up to twelve years of age. At full capacity, the Center will have approximately 39 full --time and ten part- time employees. The Center's hours -of operation will be 7:00 am. to 7:00 pm Monday through Friday. The Center will include state of the art Nest design, including high -end but low maintenance finishes on walls, ceilings and flooring, a standard colorful paint scheme that differentiates The Nest from its older competitors, as well as the full complement of technology, including security cameras, teacher/parent communication devices, and air cleaning machines. A commercial kitchen will be included to provide nutritious- lunches and food service for its children. Large natural playgrounds are a key feature for Nest centers and its children. The Nest's playgrounds provide park -like settings, which are designed to have the children appreciate and learn from nature. Representative images of other Nest playgrounds are appended hereto as Exhibit 1. The Center's intended playground will be approximately 11,685 square feet; 2,639 square feet of the playground will be covered (see the site plan, which is appended hereto as Exhibit 2. The proposed covered playground will provide students with an opportunity to engage in playground activity Page 361 of 418 throughout the year regardless of inclement weather. The playground shall be enclosed on all sides to ensure the safety of its students (see Site Development Plans). A key element of the Nest's success is its ability to leverage the economies of scale by providing childcare to approximately 339 children, which through increased profit margins allows the Nest to make a substantial investment in its large, natural playgrounds and allows it to provide high -quality, nutritious meals for its children. III. ABOUT THE NEST: The Nest is a rapidly growing, leading provider of early childhood education. It will soon have 54 locations in ten states. The Nest's website (thenestschool.com) provides a thorough description of the company's philosophy, a list of locations, and its unique features. The Nest is a leader in the industry for the following reasons: A. The Nest thoughtfully considers optimal design elements to cultivate the ideal learning environment: — Initial construction activity will include installing LEI] lighting, vision panels, doors, cabinetry, plumbing, Natural Playgrounds, and other Nest. -branded elements. B. Proprietary, "play -based" curriculum is modern, paperless, and research -inspired. — The curriculum is augmented with fitness --inspired wellness programs, fine arts & classical music, and basic life skills. The curriculum cultivates development of life skills, self -efficacy, emotional resilience, critical thinking, risk taking and problem solving. C. Learning management platform for staff training and continuing education is a key driver of employee engagement and retention which leads to highly skilled care of the children. — Unparalleled staff and director training and support. — In-house development of its own "Nest University". — Staff s access to a comprehensive course catalog, dashboards, activity stream, learning plans. D. 'fools augmenting the Family/Child experience. "Nest Notes" app for parent communication, providing near real-time updates, including reports on activities, diet, nap & diapering schedule and participation in enrichment programs. Digital signage used throughout locations to communicate important messages, track school and classroom --level data. E. Tools facilitating employee producti"Nity and consistent adherence to standard protocols: — Project management platform, searchable Intranet of shared knowledge/documents, security and facility management technology, CRNI, and market research tools. 2 Page 362 of 418 IV. PROJECT DATA: The following is a summary of the proposed project data that is fully represented in the site plan appended hereto as Exhibit 2. A. Total parcel is 2.08 acres located B- 1 zoning district. B . Proposed 21,760 square feet daycare center' The Petitioner proposes an expansion of 2,860 square feet of the rear portion of the building, which will reduce the portion of the existing covered garage. (See proposed site plan) . — Proposed 11,685 square feet natural playground area of which 2,639 square feet shall be covered. The outdoor portion of the playground will be approximately 18 inches below the covered portion of the playground. C. 86 parking spaces are proposed including four ADA compliant spaces located in front of the building; 83 spaces are required. The two existing driveways located within IDOT right--of-way shall remain. D. 12'x 7' Canopy added to the front entrance of the building. E. Two existing non -conformities are proposed (Petitioner does not propose to expand the existing non -conformities): — Minimum side and rear yard parking setback — 60--degree parking spaces located on the east side of the Property F. Redevelopment totals +-o.50-acres of disturbance. Since the proposed project includes less than one-half acre of development and does not include qualified sewer construction, a watershed Management Ordinance permit will not be required.' The Petitioner proposes to increase the pervious area by installing a natural playground. G. The landscaping plan shall conform to the village code and regulations (see pages 5-6 of the Site Development Plans). H. No mapped FEMA floodplains or wetlands have been identified on the Property. 1 The existing building is 18,900 square feet. 2 See attached letter from Metropolitan water Reclamation District, February 18, 2025. 3 Page 363 of 418 V. PETITIONER'S DEVELOPMENT PLANS AND INTENDED BUSINESS OPERATIONS HAVE BEEN REVISED TO BE RESPONSIVE TO PRE - PETITION COMMENTS BY VILLAGE STAFF, On January 23, 2025, the Petitioner submitted a formal request to village staff for a Concept Plan Review. Staff responded in a timely manner on January 29, 2025, with written comments to the Petitioner's request for a Concept Plan Review. A copy of staffs written response is appended hereto as Exhibit 3 ("Staff Response"). The numbered responses below correspond to the numbered comments in the Staff Response: 1. Since the proposed project includes less than one --half acre of development and does not include qualified sewer construction, a watershed Management Ordinance permit will not be required. A copy of the letter from the Metropolitan water Reclamation District of Chicago is attached hereto as Exhibit 4. 2. The Petitioner has provided a Traffic Impact Study ("TIS") as requested by village staff. A summary of the findings of the TIS follows: The Petitioner's proposed use will not have a significant impact on Northwest Highway. The TIS concluded that at peak drop-off hour will require a maximum of seventeen parking spaces; the proposed site plan will provide 37 parking spaces for parents. 3. As previously mentioned, the proposed natural playground will be 11,685 square feet; 2,639 square feet of the playground will be covered. The covered portion of the playground shall be enclosed with glazed and sliding doors (see architectural plans). The outdoor portion of the playground shall be enclosed with a 6' fence. Enclosing the playground on all sides will ensure the safety of the children. 4. Additional signage and striping have been provided (see page seven of the Site Development Plans). 5. The Petitioner will require that all students of the Center be walked in and walked out of the Center by their parents. 6. The parking lot shall be restriped to provide the required number of accessible spaces. 7. windows and sliding doors will be added the building (see Architectural Plans - Existing and Proposed Elevations). The Petitioner may power wash the brick exterior. S. As previously mentioned, the covered portion of the playground shall be enclosed with glazed and sliding doors (see architectural plans). The outdoor portion of the playground shall be enclosed with a 6' fence. Enclosing the playground on all sides will ensure the safety of the children. 9. The attached Site Development Plan includes a landscape plan, photometric plan, playground fencing and signage. 0 Page 364 of 418 10. The Petitioner shall comply with all rules and regulations set forth in the village's Building Code. 11. Petitioner will provide a sprinkler system that complies with NFPA 13. 12. Petitioner will provide a fire alarm system. 13. Additional means of egress has been provided on the westside of the building; a door has been added to rear portion of the proposed building expansion. An accessible ramp is proposed on the southeast portion of the building, which will be conveniently located by the four accessible parking spaces. 14. Petitioner shall provide an egress plan for the entire building at the time it applies for building permits. VI. THE PROPOSED DAYCARE CENTER WILL OPERATE IN A MANNER THAT WILL ENSURE ITS COMPATIBILITY WITH OTHER PROPERTIES IN THE AREA, The Village's B-1 zoning district is intended to provide a transitional area between residential and retail/commercial areas. In 2011, the Village commissioned a study of the Northwest Highway corridor (the "Corridor") to consider ways to improve this vital corridor within the Village's boundaries. The Village determined that it should expand certain desired uses along the Corridor including grocery stores, restaurants, retail, entertainment uses, and family -friendly uses.4 Pursuant to interviews with residents, the Village officials determined that many Village residents are concerned with the number of vacant properties, which they determined contributed to a "lack of visual interest" along the Corridor.' The Property is currently vacant. The Petitioner's proposed daycare center will provide a much -needed resource to Village residents as well as to parents who work in the Village and need a daycare center that is conveniently located to their offices. The Property is adjacent to residential zoning districts. A Context & Connections Map is appended hereto as Exhibit 5. The proposed daycare center is a family -friendly use that is consistent with the type of uses Village residents explicitly identified as desirable along the Corridor. The Petitioner, along with The Nest, will provide Village residents with a daycare center that will have a state-of-the-art design, high level amenities and first-rate learning programs. VII. PARKING AND TRAFFIC ISSUES, The Petitioner intends to provide 86 parking spaces, which exceeds the 83 spaces required by the Village Code. The Petitioner will require that all students of the Center be walked in and walked out of the Center by their parents. The Petitioner seeks to avoid any potential stacking of vehicles that could otherwise extend 3 Village Code of Mount Prospect, Illinois, Section 14.1501. 4 The Northwest Highway Corridor Plan, adopted on June 7, 201, pages 15-20. 5 1bid, page 20. G Section 14.2207 of the Village Code requires the following parking ratio for daycare centers: I space per employee plus I space for each 10 licensed capacity slots. At full -capacity, Petitioner will have approximately 339 children and 49 employees. 5 Page 365 of 418 onto Northwest Highway. Based on experience froin. its established daycare centers, the Petitioner anticipates that many children will arrive as a result of car-pooling and sai e-fainily units, which wi-ll reduce the volume of traffic on the Property. Arrival and departure tines are spread over an approximate OvNro-hour period in the morning and three-hour period in the afternoon. There will be some half -day dismissals that further spread out the afternoon departures. Based on operations at other locations, the arrival and departure cycles are generally five to ten minutes per fancily. As previously mentioned, TIS indicates that peak drop- off timefrai e will require a maximum of seventeen parking spaces; the proposed site plan will. provide 37 parking spaces for parents.? This will avoid vehicles stacking in a manner that could extend to Northwest Highway and cause traffic congestion. In the event of a fire emergency, the Petitioner has determined that a fire truck can safely circumnavigate the site (see Exhibit 6, N�vhich. is appended hereto). As SLIch, the Petitioner believes that the Property is -vNrell-suited to accommodate the onsite traffic associated with its intended use. Unlike many other daycare centers that are in shopping centers, this Property will be dedicated solely to the proposed daycare center. This �7ill provide a predictable and consistent level of traffic, which N,6ll promote the safety of its children and its employees. VIII. REQUEST FOR ZONING RELIEF. On behalf of the Petitioner, I respectfully request that the Village approve its request for zoning relief and grant it a conditional use permit to operate a daycare center. Petitioner: W Northwest MP,jL,, C, an Illinois lim ted' l ability company ,s By: Timothy M. Foley,'one of e attorneys for the Petitioner Date: March 17, 2025 7 This is based on the following assumptions: 339 students; average of seven minutes per drop off; two hour drop off tirneframe; and 1.2 children per vehicle (carpool, siblings). 6 Page 366 of 418 EXHIBIT 1 Page 367 of 418 Page 368 of 418 Page 369 of 418 Page 370 of 418 Houira3saa is 31VO 3nssi 11 111K,917Z QUOqA siot;n-Wj.L"no:),Aoo3 !2 103JSOWJ jLHnoW 10 30V111A 600* R.1 %ut4?ujwjfq 'It I vl��AS'anu',)AV pirmpooM pro -S SSS AVMHOM IS3MHIWON JLS3M*Ylo I z 'vdWyl "JOIOWJd , vw UNTS aNnougma iwniVN I ZI (4 R AN 'IJO), )AIN - (N 'PIOJXJW� . 114 Aorm 3uv:).kv(i amdMd' C1131:13NOO"IS AMH lS3MHlHONkl M DO I Z SNVld lN3WdOlaA3(J =3LIS I I fl � mmi NUP gq� '91 z zip 1 69 Ell gagz 2 91 -K Wl 05 (A Ogw ;0 w RUr A& jgqr UO 052 El N 14 ag" 'N X � g ti MKCRQSK�� tj H 1: 11 41 0 LU I Z J --4't uj 19" F FM9 w a. Page 371 of 418 EXHIBIT 3 Page 372 of 418 .............. Village of Mount Prospect COMMUNITY DEVELOPMENT DEPARTMENT (847) 392-6000 1 achoi@tnountprospect,org I www.mountprospectorg 50 S. Emers,on Street, Mount Prospect, IL 60056 OEM v RM mellmal, /m/n, . ... . ...... V//MW MR/ 11� 11111q� 11!�� i q ir i��;; 1� 11111 1 Once the zoning requests are approved by the Village Board, a building permit can be obtained after all ot Staff's comments are addressed, fees are paid, and applicable permits are obtained. fa/// ay� g rrr,7" _rk /`�/* �, :,/;//` �,/� , "////F'/// I // /1// ""/ - IIARR// The comments below are provided to assist you! with the preparation of your concept plan submittal. If any of the comments cannot be addressed, please be sure that your submittal narrative includes an explanation as to why yoiu were unable to accommodate Staff's comments. Overall Site Plan, Layout, and Engineering Items to be addressed prior to Zoning Approval: 1. The stormwater detention facilities were previously permitted by the MWRID. We understand that the proposed improvements will likely reduce thle amount, of impervious surface, however, because this is still a change to the tributary area for the detention facilities, a Letter of Determination should be obtained from the MWRD confirming if a Watershed Management Ordinance (WMO)1 permit would be required. 2. Eng/PW has no objections to the proposed concept. However, before approving the requested conditional use, the applicant should providea traffic analysis showing the following: - Identifythe pick-up/drop-off procedures., (Drop-off or walk in? Drop-off/pick-up lane' Etc.) - What are the peak times, and the anticipated traffic during those times. Will pick-up/drop-off be staggered? - Is there any impact to traffic along Northwest Hwy. Could traffic stacking backup onto Northwest Highway 3. Provide details for the "Natural Playground Area" and any other proposed site improvementsi. 4. Provide a�dditional signage &striping to direct drop-off/pick-up traffic. Planning Division Comments 5. Child pick-up and drop-off shall be restricted to the rear entrance only. 6. The parking lot shalt be restriped to have the appropriate number of accessible stalls, given the reduction In total parking stalls provided, and accessible stalls shaLL share access aisles. 7. Are there any plans to modlify the existing elevations of the blding, even if paint only? 8. How will[The Nest Dayca�re ensure child safety when traveling to and from the playground area, and that no children will be able to walnde!r off -premises?, Are there roll-uip doors on the sides of the Page 373 of 418 Village of Mount Prospect COMMUNITY DEVELOPMENT DEPARTMENT building or is it open-air? Can ro[L-up doors be added? Please provide a procedure for walking chiLdren to and from the playground area. 9. 'The following shalt be submitted for staff review with the formal zoning request application: a. Signage, including directional signage; b. Playground fencing and equipment; c. A Landscape plan. Additional Landscaping may be required to satisfy current codes; and d. A photometric plan. Additional lighting maybe required to satisfy current codes. BuRding, Division Comments 10. At time of permit, a building code analysis is required to be submitted to comply with all. Local and state adopted codes. Include plumbing fixture analysis for plan review. 1'1. A fire sprinkler system in accordance with NFPA 13 will be required for this pirojecti for all buildings., Ensure fire sprinkler shop drawings, hydraulic calculations, a,nd equipment cut sheets are mffv�_ l�� 1 111111111111111111 111111 1 q ;I i a IN 12. A fire alarm system will be required for this project. Ensure fire alarm shop drawings with point-to- point wiring diagrams, battery Load calcuLations, and equipment out sheets are submitted for review. 13.An additional means of egress must be provided for the new proposed occupancy based on occupancy load and travel distances. 14. An egress plan must be provided for the enti're building. This plan must include occupant Loiads, travel distances, egress widths, and common path of travel distances. An egress plan will be requi'red when the building plans, are submitted for rieview. Additional exits may be requ�ired. 9� Page 374 of 418 EXHIBIT 4 Page 375 of 418 Metropolitan Watier Reclamation District of Greater Chicago 100 EAST ERIE STREET CHICAGO, ILLINOIS 60611-315i4 312.751.56001 Kevin Heffernan, P.E. Stonefield Engineering and Diesign, LLC 555 South Old Woodward Avenue, Suite 12L Birmingham, MI 48009 Dear Mr. Heffeman.- Subject: Watershed Management Ordinance Permit Applicability Proposed Day Care Center 1040 West Northwest Highway Mount Prospect, IL IA I IFIRINJECUR 01,11wil ITS 0 MW BOARD OF COMMISSIONERS Kari K. Steele President Patricia Theresa Flynn Vice President Marceline Garcia Chairman of Finance Precious Brad'y-Davis Yurneka Brown Cameron Davis Beth McElroy Kirkwood Eira L. Corral SepOlveda Sharon Waller In -kind pavement replacement, without grading or drainage modificationsi may be considered maintenance and not development. S,ince the proposed project includes less than 0.50 acre of development Ind does not include qualified sewer construction, a WMO permit will not be required. Please note, if the project scope is, modified to include new or replacement storm sewers, sanitary sewers, or associated 11 structures, a WMO pen -nit will be required for qualified sewer construction. Prior to conducting any work, a be sure to contact the local authorities to, obtain any and all approvals for the project. IThis pemit dtermination ipndent n thinformation rovi'ded and may cha nge if the pr *eoct 01 scopemodified. if you have any questions, please emall me at MihalacheC@mwrd.or,g. Cm cc: Mayor Paul Wm. Hoefert, Marek Grabis, MW1W Pern-ift File 1988-0782 PD#31 Ems= Constance Mthalache, PhD, P.E. Senior Uivi*1 Engineer Village of'Mount Prospect Page 376 of 418 EXHIBIT 5 Page 377 of 418 0 0 z z PROPOSED DAY CARE CENTER STONEFIELD "Wromirs 4% design Niwlc4l, W � Um, MA fq T&T;,4, F1 P—rSvfzwd� NJ Z ZAI104OW NORTITNEST RGHWAY VILLAGE OF MOUNT PROSPECT M S, Mi Ww,-1,-wd Amm�*. S�Av 12t, MR 0M COOK CMM, 0LUNC4S 248241.1115 Page 378 of 418 . . . .......... gig �J Page 379 of 418 M 0 M z 0 COMEPT FL" PROPOSED DAY CARE CENTER STONEFIELD c a a i Z4 n 0, c B"'nert"W71, M Ne, yol, t'ry A A Mr4ttpn, Pq • T&Tpm. FIL - KLI+41101d, t.] 0 z as 104OW NORTHWEST RGHWAY z �XW? WLIAGE'Of MC"iT PROSPECT S. C41 W004'",Vd Anv.,t. � 24924t I t 15 Page 380 of 418 VILLAGE OF MOUNT PROSPECT 50 S. Emerson Street, Mount Prospect, IL 60056 STAFF REPORT FROM THE DEPARTMENT OF Community Development Jason C Shallcross, AICP, CEcD Ann Choi Director of Community Development Development Planner DATE: May 15, 2025 CASE NUMBER PZ-03-25 PUBLIC HEARING DATE March 13, 2025 APPLICANT/PROPERTY OWNER W Northwest MP LLC / PatrickJ. Hennelly, H2L, Inc. PROPERTY ADDRESS/LOCATION 1040 West Northwest Highway BRIEF SUMMARY OF REQUEST The petitioner (W Northwest MP LLC), along with The Nest Schools Inc., is seeking conditional use approval to operate a daycare center at 1040 West Northwest Highway (the subject property). The conditional use request for a daycare center requires Village Board approval. The proposal meets the requirements and standards related to the Village Code, and staff is supportive of the request. 2024 Aerial Image 2025 Village of Mount Prospect Zoning Map EXISTING EXISTING LAND USE/ SURROUNDING ZONING & LAND USE SIZE OF ZONING SITE IMPROVEMENTS North: R-X Single Family Residential PROPERTY B-1 Office building East: R-X Single Family Residential 2.08 acres Business Office South: 1-2 Railroad West: R-2 Attached Single Family Residential PUD STAFF RECOMMENDATION APPROVE APPROVE WITH CONDITIONS DENY HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-03-25 1040 W Northwest Hwy (CU-Daycare).docx 1 Page 381 of 418 BACKGROUND / PROPERTY HISTORY The subject property is located on the north side of Northwest Highway, between Dale and Forest Avenues. The site is currently improved with a 16,568-square-foot office building and associated site features, including a parking lot and driveways. The property is zoned B-1 Business Office District and is adjacent to R-X Single -Family Residence District to the north and east, 1-2 Railroad District to the south, and an R-2 Single -Family Residence Planned Unit Development (Villas of Sevres) to the west. The existing office building was constructed in 1989 for State Farm Insurance. Zoning records indicate that in 2008, the property was rezoned from B-1 to R-2 PUD (Ordinance No. 5681), and conditional use approval fora 14-unit townhome planned unit development was granted (Ordinance No. 5682). However, the townhome project was never constructed, and the property subsequently reverted to its original B-1 zoning classification. The current owner, H2L. Inc., purchased the property in 2011. The building had been vacant foryears, and complete reconstruction was necessary. Permit records show that various improvements have been made to the property over the years, including major exterior and interior remodeling, roof replacement, parking lot upgrades, solar panel installation, and sewer repairs. In 2012, the building opened and Weldy Lamont has been the sole occupant since opening. The petitioner is currently under contract to purchase the property, contingent upon the approval of the requested conditional use. PROPOSAL The petitioner, W Northwest MP LLC, in partnership with The Nest Schools Inc., proposes to establish a daycare center within an existing two-story, 21,760-square-foot office building. The facility is designed to serve up to 339 children, ranging in age from six weeks to five years, with additional before- and after -school programs, as well as summer care, available for children up to twelve years old. The daycare center is expected to employ up to forty-nine (49) staff members daily. Conditional use approval is required for the operation of a daycare center within the Village's B-1 District. The key components of the proposal are summarized below. Site Plan: The petitioner proposes to retrofit the existing office building into a 339-student daycare facility with auxiliary playground space. The existing office building is located in the southern portion of the site, while the proposed outdoor playground will occupy the northern portion. Site access will remain unchanged, consisting of one (1) ingress -only driveway (right-in/left-in) at the southern entrance and one (1) egress -only driveway (right-out/left-out) at the northern exit along Northwest Highway. No modifications to the existing access points are proposed. The playground will total approximately 11,685 square feet, of which 2,639 square feet will be covered, and the remaining 9,046 square feet will be outdoors. Surface -level parking spaces are located along the perimeter of the site. Vehicular circulation generally follows acounter-clockwise rotation, with vehicles entering from the southern driveway into a one-way drive aisle that transitions into a two-way drive aisle north of the proposed playground and continues between the west bank of parking spaces. The existing trash enclosure will remain in its existing location at the northwest corner of the site. The overall lot coverage will be reduced with the elimination of the existing thirty-six (36) parking spaces HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-03-25 1040 W Northwest Hwy (CU-Daycare).docx 2 Page 382 of 418 and associated asphalt located north of the building to accommodate the outdoor `natural' playground area. Traffic and Parking: As previously stated, the proposed daycare facility will employ 49 employees and have a licensed capacity of 339 children. Per the zoning code, daycare centers are required to provide one (1) parking space per employee and one (1) space per ten (10) licensed capacity slots, resulting in a total requirement of 83 parking spaces, including a minimum of four (4) ADA accessible spaces. The proposed site plan provides 86 parking spaces, which meets and exceeds zoning requirements. Of these, 49 spaces located along the north and east sides of the site will be restricted for employee use, and the remaining 37 spaces along the west and south sides will serve as parking spaces for drop-off and pick-up and drop-off. A Traffic Impact Study (TIS), prepared by Stonefield Engineering & Design, was initially based on an average drop-off/pick-up service time of 7 minutes based on a 95t" percentile parking demand rate. A summary of the findings of the TIS states that the daycare center will not have a significant impact on the traffic operations of Northwest Highway and the parking supply would be sufficient to support the development. The TIS concludes that a maximum of 21 parking spaces would be required to accommodate peak demand; the proposed site plan will provide 37 parking spaces and would be sufficient to support the drop-off and pick-up operations of the proposed development. Upon review, the Village Engineer requested that the analysis be revised using a more conservative 12-minute average service time to better reflect variability in drop-off and pick-up operations. The Village Engineer also recommended locating the drop-off/pick-up area on the west side of the building to optimize vehicle queuing space and to narrow the driveway along the front of the building to a single lane width, and provide striping and signage to direct traffic one-way, eastbound. This would discourage vehicles entering the site from making an immediate left turn into the drive aisle serving the ADA accessible parking spaces creating potential backup onto Northwest Highway. In response, the petitioner submitted revised traffic impact studies incorporating a 15-minute service time and 12-minute service time. The updated analysis using a 15-minute service time determined that 47 parking spaces would be required to accommodate peak demand-1 0 more parking spaces would be required than the plan currently provides. The updated analysis using a 12-minute service time determined that 34 parking spaces would be required to accommodate peak demand 3 spaces less than the number of drop-off/pick-up spaces provided. The TIS also states that if the average drop- off/pick-up time were 13 minutes, the 95t" percentile parking demand would be 37 spaces, which is equal to the number of drop-off/pick-up spaces provided. Average Service Time Parking Demand Rate Parking Spaces Required for Drop-off/Pick-up 7 minutes 95t" percentile 21 12 minutes 95t" percentile 34 13 minutes 95t" percentile 37 15 minutes 95t" percentile 47 While the development exceeds the parking requirements mandated by the zoning code and the qualitative analyses determines that sufficient parking is provided based on a 12-minute service time, HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-03-25 1040 W Northwest Hwy (CU-Daycare).docx Page 383 of 418 staff will require additional parking spaces to be land banked to ensure that traffic will not backup onto Northwest Highway. As a condition of approval, the petitioner will be required to reserve space on -site for 5 additional parking spaces, and these land banked spaces will be constructed if demand warrants. The Landbank Parking Plan (attached as Exhibit B) has identified 5 parking lot islands that maybe converted for the additional parking spaces. After the daycare facility opens, the Public Works Department will monitor parking activity during peak hours. Within six (6) months of opening, the Village Engineer will evaluate whether additional parking is needed. If deemed necessary, the owner will be required to construct the land banked spaces within six (6) months of notification, unless an extension is granted. Deliveries: Deliveries will be limited to off-peak hours (in between drop-off/pick-up, or before/after daycare hours) and will be serviced by typical box trucks. No large trucks are anticipated. Building Floor Plans: The petitioner proposes an expansion of 2,860 square feet of the first floor of the building by eliminating the twelve (12) existing covered parking spaces to accommodate the indoor playground. The existing warehouse room on the first floor will be converted into four (4) infant rooms, four (4) toddler rooms, lobby, vestibule, restrooms, utility and storage rooms, and an indoor playground. The indoor playground will be enclosed by a fence and glass sliding doors with direct access to the outdoor playground. The second level will house nine (9) additional toddler rooms and four (4) pre-K rooms. Building Elevations: The existing building materials primarily brick, fascia, and a metal roof will remain largely unchanged, preserving the current fagade. Modifications to the north elevation, adjacent to the proposed playground, will include the installation of large sliding glass doors. Additionally, the existing drive-in door openings on the first floor along the north elevation will be replaced with expansive windows to serve the infant rooms. Further enhancements include new glazing along the second floor of the east elevation and both the first and second floors of the west elevation. Landscaping: A substantial amount of existing landscape screening, primarily consisting of evergreen shrubs and arborvitae, is located along the west, north, and east perimeters of the site. The petitioner will provide additional perimeter landscaping consisting of a variety of shrubs to complement the existing shade and ornamental trees on the subject property. A four -foot (4') wide band of foundation Landscaping will be provided on the north and south elevation of the new building, and on the south and east elevation of the existing building. Shade trees and live coverage will be added to parking lot islands throughout the site. The existing freestanding signs will have a minimum of two square feet of Landscaping per square foot of sign face added to the base of the podium. The trash enclosure and ground mounted mechanical equipment will be screened with six-foot (6') tall arborvitae. The petitioner provided a tree inventory of 31 existing trees on the subject property and noted the removal of three (3) trees to allow for the construction of the new playground. A fully compliant Landscape and irrigation plan will be required as part of building permit submittal. Lighting: Seven (7) existing light poles located within the existing curbed landscape islands will be replaced and one new light pole is proposed south of the building. An additional two (2) wall mounted Lights are proposed on the north facade of the building facing the outdoor playground. A fully compliant photometric plan will be required as part of building permit submittal. HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-03-25 1040 W Northwest Hwy (CU-Daycare).docx Page 384 of 418 Signage: A 12' x 7' canopy is proposed at the front entrance of the building. The petitioner intends to install one canopy sign that will serve as the primary signage on the proposed canopy. The petitioner intends to reuse the existing freestanding sign located just west of the ingress driveway on the Northwest Highway frontage. No signage relief has been requested or will be approved as part of this conditional use request. Any signage proposed for the subject property will be required to meet the standards in Chapter 7ofthe VillageCode. Existing Nonconformities: The following existing site conditions are noted as existing nonconformities and will be allowed to continue as part of the conditional use approval: • The reduced parking setbacks along the interior side yards (west and east) and rear yard, as required by Section 14.1504(D); • The substandard stall width and length of the 60-degree angled parking spaces located along the east side of the property, as required by Section 14.2206(A); and • The existing landscape composition along the perimeter of the subject property does not meet the 50/50 mix of deciduous and evergreen shrubs, as required under Section 14.2304(B)(2). Other Departments: Public Works, Building & Inspection Services, and the Fire Department provided comments on items to be provided at the time of building permit submittal. These comments can be found in the Village review letter dated May 14, 2025. COMPREHENSIVE PLAN DESIGNATION The Future Land Use Plan in the Village Comprehensive Plan designates the subject property as Neighborhood Center which includes uses such as daycare center. The proposed daycare is consistent with the Comprehensive Plan as it would provide childcare services available to the local community. STANDARDS AND FINDINGS The Planning and Zoning Commission shall review the standards and findings of fact outlined in Exhibit A and 1) accept them without changes, 2) accept them with changes, or 3) reject the findings. The Planning and Zoning Commission shall use the findings of fact to guide their recommendation to the Village Board. Staff finds that the proposed conditional use meets the applicable standards contained in the Mount Prospect Zoning Ordinance. Staff requests that the Planning and Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "Motion to approve: 1. A conditional use to allow the operation of a daycare for the subject property located at 1040 West Northwest Highway, subject to the following conditions: a. The subject property shall be developed in general compliance with the approved development plans which consist of the following: i. Final Engineering Plans titled "Site Development Plans For 1040 W Northwest Hwy Proposed Daycare Facility & Natural Playground", as prepared by Stonefield Engineering & Design, with the latest revision date of 05/06/2025; HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-03-25 1040 W Northwest Hwy (CU-Daycare).docx Page 385 of 418 ii. Architectural Floor Plans, consisting of 2 sheets, Sheets SA-1.1 and SA-1.2, as prepared by Jarmel Kizel, with the latest revision date of 03/14/2025; iii. Exterior elevations, consisting of 1 sheet, SheetSA-1.4, as prepared by Jarmel,Kizel, and dated 03/14/2025; and iv. Landbank Parking Plan, as prepared by Stonefield Engineering & Design, and dated 5/6/2025. b. The petitioner shall address all comments included in the Village review letter dated May 14, 2025; c. The proposed business shall be licensed by the State of Illinois as a daycare center. A copy of the license issued by the State of Illinois in order to operate a day care center at the subject property shall be placed on file with the Director of Community Development; d. Compliance with all applicable Village Code requirements, including, but not limited to, fire code, lighting regulations, landscaping regulations, sign code regulations, environmental health regulations, and building regulations; e. An amendment to this conditional use shall be required prior to any future expansion of this daycare center; f. Drop-off/pick-up parking shall be restricted to the west side of the daycare facility and employee parking shall be restricted to the east and north sides of the daycare facility as illustrated in the "Parking Delineation Map", Sheet C-3 of the site development plans; g. All children of the daycare center shall be walked in and walked out of the daycare center by parent or individual authorized to drop-off and/or pick-up the child; h. A separate landbank parking plan shall be provided prior to the Village Board meeting; and i. After opening, the Public Works Department shall observe and monitor parking during peak times. Within six (6) months after opening, the Village Engineer shall determine if additional parking spaces are required based on parking demand. If it is determined that additional parking spaces are required, the property owner shall be required to construct the additional parking spaces provided in the Landbanl< Parking Plan within six (6) months of notice unless additional time is granted by the Village. The Village Board's decision is final for this case. ATTACHMENTS: / ADMINISTRATIVE CONTENT (Zoning Request Application, Responses to \ Standards, etc...) 1 concur: Jason CShallcross,AICP,CECD Director of Community Development PLANS (Plat of Survey, Site Plan, etc.) OTHER (Supplemental Information, Public Comments Received, etc...) HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-03-25 1040 W Northwest Hwy (CU-Daycare).docx X Page 386 of 418 Exhibit A Standards and Findings of Fact CONDITIONAL USE STANDARDS Section 14.203.F.8 of the Village of Mount Prospect Zoning Ordinance provides that a Conditional Use shall conform to the following requirements: 1. That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare; 2. That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located; 3. That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district; 4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided; 5. That adequate measures have been or will be taken to provide ingress and egress so designed as to minimize traffic congestion in the public streets; 6. That the proposed conditional use is not contrary to the objectives of the current comprehensive plan for the village; and 7. That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the planning and zoning commission. Petitioner's Findings: The petitioner states that the Village's B-1 zoning district is intended to provide a transitional area between residential and retail/commercial areas. In 2011, the Village commissioned a study of the Northwest Highway corridor to consider ways to improve this vital corridor within the Village's boundaries. The Village determined that it should expand certain desired uses along the corridor including grocery stores, restaurants, retail, entertainment uses, and family -friendly uses. Pursuant to interviews with residents, the Village officials determined that many Village residents are concerned with the number of vacant properties, which they determined contributed to a "lack of visual interested" along the corridor. The petitioner states that the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger, the public health, safety, morals, comfort, or general welfare because nothing intended or contemplated by the petitioner will be detrimental, or contrary, to the general welfare of the Village residents. The petitioner further states that the proposed conditional use is the type of family -friendly use intended for the B-1 zoning district. The petitioner asserts that the proposed use will not be injurious to the uses and enjoyment of other property in the immediate vicinity, nor substantially diminish and impair property values within the neighborhood. The petitioner states that the proposed daycare is the type of transitional use that provides for a transitional area between residential and business districts as intended for the B-1 zoning district. The petitioner notes that the proposed conditional use will not impede normal and orderly development of the surrounding property, rather it will likely encourage other prospective developers and business operators to explore opportunities in the area as it will revitalize a near vacant property into a dynamic daycare center that will provide a much - needed service to village residents. The petitioner vows to work with village officials to ensure that the property will have adequate infrastructure that will be adequately maintained. The petitioner will impose certain operating procedures to ensure that ingress and egress will minimize traffic congestion in the HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-03-25 1040 W Northwest Hwy (CU-Daycare).docx 7 Page 387 of 418 public streets, and recognizes Northwest Highway as an important traffic corridor in the Village. The petitioner will require that all students of the daycare shall be walked in and out of the daycare center by a parent. Per the petitioner, the proposal aligns with the objectives of the Village Comprehensive Plan, and also aligns with the Northwest Highway Corridor Plan. The petitioner also states that the daycare will operate in manner that conforms to the existing regulations as well as to all subsequent regulations that may be adopted by the corporate authorities. Per the petitioner, the proposed daycare will provide a much -needed resource to Village residents as well as to parents who work in the Village and need a daycare center that is conveniently located to their offices. The proposed daycare is a family -friendly use that is consistent with the types of uses Village residents explicitly identified as desirable along the Northwest Highway corridor. The petitioner, along with The Nest, will provide Village residents with a daycare center that will have a state -of -the art design, high level amenities and first-rate learning programs. Staff's Findings: Staff has reviewed the petitioner's request for conditional use approval for a daycare center and finds that the standards have been met. Staff finds that the proposal will not endanger public health, safety, morals, comfort, or general welfare. The proposed use is consistent with the types of uses supported in the Village's long-range planning documents and is expected to contribute positively to the revitalization along this part of the Northwest Highway corridor. The daycare will not be detrimental to public health, safety, or welfare and will not negatively impact surrounding property values or the enjoyment of nearby uses. Instead, it will enhance the vitality of the area by activating a property that has sat underutilized for a long time, and will offer a high -quality, conveniently located service to local families and employees. The petitioner states that the facility will be developed and operated in full compliance with applicable regulations and will include appropriate infrastructure, traffic management measures, and safe drop-off and pick-up procedures. Overall, staff believes that the proposed conditional use will support the Village's long-term planning objectives while addressing a community need. Based on the information submitted, the surrounding uses, and the proposed development's compliance with the Village's zoning ordinance and long-range planning documents, staff recommends approval of the conditional use request. HAPLAN\Planning & Zoning COMM\P&Z 2025\Staff Reports\PZ-03-25 1040 W Northwest Hwy (CU-Daycare).docx Page 388 of 418 Exhibit B Landbank Parking Plan . .........„ Y rvy� d^'4.Lj , ■ �r � sP ...�M. uv'� � II II + 4� �� :h t II ���"�r, ..�rm � _�.iY� .. �-". u--W�✓-1�.�....... mya �, n x ,� e,✓' r ✓ w'- wr m f4E;IDd PARED' � � �CII SL TLMrHMCK w� a r, Ij M I w E1�1019)11rir%,Jkid., N PROPERTY" LINE PROPOSED, CURB Y,_ 1 EMSTING BUILDING �k PROPOSED BUIIDLINj PROPOSED Yr`CV ERED AREA 12ND (FLOOR, BUILDING & PODIUM PROPOSED OI" CRETE LAND BANKED PARKING .:::.. 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Dante Terri Gens William A. Grossi John J. Matuszak Colleen E. Saccotelli Village of Mount Prospect 1 S. EmersonStreet,•unt Prospect, Illinois•11 • May 14, 2025 Fornaro law c/o Heather Doman 1022 S. LaGrange Rd La Grange, IL 60525 Via e-mail,:1111111111111111111 VILLAGE CLERK Karen Agoranos Phone: 847/962-6000 Fax: 847/962-6022 www.mountprospect.org Re: 1040W. Northwest Highway/ Conditional Use Approval for a Daycare Center/ Review#3 Dear Ms. Doman, The Village of Mount Prospect has reviewed the second submittal for conditional use approval for a daycare center at 1040 W. Northwest Highway, Mount Prospect. Staff has the following review comments: Planning Division: These comments should be addressed prior to granting conditional use approval: 1. A separate parking landbank plan shall be provided prior to the Village Board meeting (date TBD). These comments may be addressed as part of the building permit submittal: 2. Consider adding foundation landscaping in the form of decorative, year-round planter boxes and pots along the west side of the building. 3. A code -compliant landscape plan, irrigation plan, photometric plan and signage drawings are required with the building permit submittal. Public Works Department: PW has no further comments regarding the Traffic Impact Study, and has no objection to the requested Conditional Use to operate a daycare. However, the comments noted below must be addressed before a Building Permit can be issued: 4. Narrow the driveway along the front of the building to a single lane width, and provide striping & signage to direct traffic one-way, eastbound. Page 408 of 418 Village of Mount Prospect I Page 2 5. Provide sidewalk for pedestrian access from the pick-up/drop-off area to the front door along the west side of the building. 6. Provide ADA/IAC compliant pedestrian access from public sidewalk to building. 7. Per MSD Permit 88-782, 0.353 ac-ft provided. Confirm permitted volume is still available, or provide (restore) as part of this project. Also, confirm the 3" restrictor is in place, or reinstall as part of this project. 8. Do not place signs back to back if they interfere with a reserved sign shape (no square signs on the back of octagonal stop signs). Building Department: 9. A full building code plan review will be completed at time of permit submittal. Environmental Health Division: 10. New daycare will require State of Illinois and DCFS approval. Provide all information to the State of Illinois and DCFS as necessary. 11. Specifications for the new kitchen will be required along with all other requirements of the New Food Establishment packet which is provided (see attachment). Fire Department: Please advise the petitioner that the following items must be included in the building/site plans submittal: 12. A fire sprinkler system in accordance with NFPA 13 will be required for this project. Ensure fire sprinkler shop drawings, hydraulic calculations, and equipment cut sheets are submitted for review. Village of Mount Prospect Fire Prevention Code, 24.20 13. A fire alarm system will be required for this project. Ensure that the fire alarm shop drawings with point-to-point wiring diagrams, battery load calculations, and equipment cut sheets are submitted for review. 14. An additional means of egress will be required based on occupancy load and travel distances. Additional means of egress may be required for any infant rooms and rooms for children under two. 15. An egress plan must be provided for the entire building. This plan must include occupant Loads, travel distances, egress widths, and common path of travel distances. An egress plan will be required when the building plans are submitted for review. Additional exits may be required. 16. Before final approval, a State of Illinois Fire Marshal inspection/ IL-DCFS license will be required. 17. Fire lanes will be required based on the site review. Additional marking of fire lanes will be required. Page 409 of 418 Village of Mount Prospect I Page 3 18. All egress doors are to use I<eyless locksets on the egress side. No flush bolts, dead or draw bolts, etc. will be allowed. Life Safety Code, 7.2.1.5.1 If any changes are requested, please make the changes as noted above and submit a point - by -point response letter and pdf files of the drawings. Please upload revisions into the portal. Feel free to contact me at (847) 818-5314 / achoi@mountprospect.org if you have any questions. Sincerely, u B Ann Choi Development Planner c: File Community Development Page 410 of 418 1 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ-03-25 PROPERTY ADDRESS: PETITIONER: PROPERTY OWNER: PUBLICATION DATE: Hearing Date: May 22, 2025 1040 West Northwest Highway W Northwest MP LLC c/o Timothy Foley, Fornaro Law 1022 S. La Grange Road La Grange, Illinois 60525 PatrickJ. Hennelly, H2L, Inc. May 7, 2025 REQUEST: A conditional use approval to allow for a daycare center and other relief from the Village of Mount Prospect Village Code as maybe required for this project. MEMBERS PRESENT: MEMBERS ABSENT: Joseph Donnelly Walter Szymczak William Beattie Michael Fricano Richard Rogers Donald Olsen Ewa Weir STAFF MEMBERS Ann Choi — Development Planner PRESENT: Antonia Lalagos— Development Planner Daniel Villalobos — Planning Intern INTERESTED PARTIES: Mark Stavnes, Resident, Village of Mount Prospect This is a continuation of the same P&Z meeting following PZ-04-25, starting at 7:25 PM. Chairman Donnelly introduced case number PZ-03-25, 1040 Northwest Highway, a request for a conditional use for zoning relief. The Village Board's decision is final for this case. Ms. Choi reported that the Petitioner, W Northwest MP LLC, in partnership with The Nest Schools Inc., is seeking conditional use approval to operate a daycare center within an Planning & Zoning Commission Meeting — May 22, 2025 PZ-03-25 Page 411 of 418 2 existing two-story, 16,568-square-foot office building. The subject property, located at 1040 W Northwest Highway, is zoned B-1 Business Office District. Ms. Choi explained how the subject property is located between a townhome development to the west and single-family residential properties to the north and east. Ms. Choi stated that the existing office building was constructed in 1989 for State Farm Insurance. Ms. Choi stated that zoning records indicate that in 2008, the property was rezoned from B-1 to R-2 PUD and conditional use approval for a 14-unit townhome planned unit development was granted. However, the townhome project was never constructed, and the property subsequently reverted to its original B-1 zoning classification. Ms. Choi further stated that the current owner purchased the property in 2011. The building had been vacant for years, and complete reconstruction was necessary. Permit records show that various improvements have been made to the property over the years, including major exterior and interior remodeling, roof replacement, parking lot upgrades, solar panel installation, and sewer repairs. In 2012, the building opened and Weldy Lamont has been the sole occupant since opening. Ms. Choi explained that the site access consists of one ingress -only driveway (right-in/left- in) at the southern entrance and one egress -only driveway (right-out/left-out) at the northern exit along Northwest Highway. Ms. Choi presented a slide of the existing site plan that showed that the ground floor of the building is open to vehicles with covered parking underneath the building. Ms. Choi stated that vehicular circulation generally follows a counter -clockwise rotation, with vehicles entering from the southern driveway into a one- way drive aisle with diagonal parking spaces located along the east side of the subject property. Ms. Choi continued to explain that the petitioner proposes to retrofit the existing office building into a 339-student daycare facility with auxiliary playground space. Ms. Choi noted that the existing office building is located in the southern portion of the site, while the proposed outdoor playground will occupy the northern portion. Ms. Choi also noted that site access will remain unchanged. Ms. Choi stated that the playground would total approximately 11,685 SF, of which 2,639 SF would be covered, and the remaining 9,046 SF would be outdoors. Ms. Choi further stated that surface -level parking spaces are located along the perimeter of the site, and that vehicular circulation would follow the same counterclockwise rotation, with vehicles entering from the southern driveway into a one-way drive aisle that transitions into a two - Planning & Zoning Commission Meeting — May 22, 2025 PZ-03-25 Page 412 of 418 3 way drive aisle north of the proposed playground and continues between the west bank of parking spaces. Ms. Choi also pointed out that the existing trash enclosure would remain in its existing Location at the northwest corner of the site, and that the overall lot coverage would be reduced with the elimination of the 36 parking spaces and associated asphalt located north of the building to accommodate the outdoor natural playground area. Ms. Choi stated that the proposed daycare facility will employ 49 employees and have a Licensed capacity of 339 children. Per the zoning code, daycare centers are required to provide 1 parking space per employee and 1 space per 10 licensed capacity slots, resulting in a total requirement of 83 parking spaces, including a minimum of 4 ADA accessible spaces. Ms. Choi stated that the proposed site plan provides 86 parking spaces, which meets and exceeds zoning requirements, and of these, 49 spaces located along the north and east sides of the site will be restricted for employee use, and the remaining 37 spaces along the west and south sides will serve as parking spaces for drop-off and pick-up and drop-off. Ms. Choi presented a slide showing that a substantial amount of existing landscape screening, primarily consisting of evergreen shrubs and arborvitae, currently exists along the west, north, and east perimeters of the site. Ms. Choi noted that the petitioner will provide additional perimeter landscaping consisting of a variety of shrubs to complement the existing shade and ornamental trees on the subject property. Ms. Choi stated that a 4- foot-wide band of foundation landscaping will be provided on the north and south elevations and on the south and east elevations of the building. Ms. Choi further stated that shade trees and live coverage will be added to parking lot islands throughout the site. Ms. Choi also stated that the existing freestanding sign will have a minimum of 2 square feet of landscaping per square foot of sign face added to the base of the podium. Ms. Choi presented several photos of the outdoor playground area in other daycare centers that the applicant has opened. Ms. Choi restated that the impervious surface would decrease since the naturalized playground area will be replacing parking spaces. Ms. Choi pointed out that the existing first floor plan consists of an existing warehouse with three drive-in doors and 12 covered parking spaces. Ms. Choi explained that the petitioner also proposes an expansion of 2,860 SF of the first floor by eliminating the existing covered parking spaces to accommodate the indoor playground. Ms. Choi noted that the existing warehouse room on the first floor will be Planning & Zoning Commission Meeting — May 22, 2025 PZ-03-25 Page 413 of 418 4 converted into 4 infant rooms, 4 toddler rooms, a lobby, vestibule, restrooms, utility and storage rooms, and an indoor playground. The indoor playground will be enclosed by a fence and glass sliding doors with direct access to the outdoor playground. Ms. Choi presented the floor plan for the second floor and noted that the second level will house 9 additional toddler rooms and pre-K rooms. Ms. Choi explained that the existing building materials primarily brick, fascia, and a metal roof will remain largely unchanged, preserving the current facade. Ms. Choi indicated that modifications to the north elevation, adjacent to the proposed playground, will include the installation of large sliding glass doors, and the existing drive-in door openings on the first floor along the north elevation will be replaced with expansive windows to serve the infant rooms. Ms. Choi added that further enhancements include new glazing along the second floor of the east elevation and both the first and second floors of the west elevation. Ms. Choi restated that the subject property would meet the required parking by providing 86 parking stalls. Of the 86 stalls provided, 37 would be required for daycare drop off and pick up. Ms. Choi went on to explain that a traffic impact study was prepared by Stonefield Engineering & Design and it was initially based on an average drop-off/pick-up service time of 7 minutes based on a 95th percentile parking demand rate. Ms. Choi noted that the initial findings showed that the proposed daycare center would not significantly impact traffic on Northwest Highway, and that the parking supply 37 spaces would be more than sufficient to handle peak demand, which was estimated at 21 spaces. Ms. Choi explained that after reviewing the report, the Village Engineer requested a more conservative analysis, asking to increase the average service time to 12 minutes to better account for variability during drop-off and pick-up. Ms. Choi also stated that the Village Engineer also recommended a few site design changes: First, relocate the drop-off and pick-up area to the west side of the building to improve vehicle queueing; and second, narrow the front driveway to a single lane, and add striping and signage to create a one- way, eastbound traffic flow. Ms. Choi stated that these changes would discourage vehicles from making quick left turns into the ADA parking area and potentially causing backups onto Northwest Highway. Ms. Choi indicated that in response, the applicant submitted revised studies using both 15-minute and 12-minute service times, and summarized the following: Planning & Zoning Commission Meeting — May 22, 2025 PZ-03-25 Page 414 of 418 5 • With a 15-minute service time, the analysis showed that 47 parking spaces would be needed-1 0 more than are currently planned. • With a 12-minute service time, 34 spaces would be needed so the proposed 37 spaces would still be sufficient. • And just for reference, if the average time were 13 minutes, the parking demand would be exactly 37 spaces, which matches the number of parking spaces proposed for drop-off and pick-up. Ms. Choi continued that while the development exceeds the parking requirements mandated by the zoning code and the qualitative analyses determines that sufficient parking is provided based on a 12-minute service time, staff would require additional parking spaces to be land banked to ensure that traffic will not back up onto Northwest Highway. Ms. Choi stated that as a condition of approval, the petitioner will be required to reserve space on -site for 5 additional parking spaces, and these land banked spaces will be constructed if demand warrants. Ms. Choi presented the Landbank Parking Plan that identified 5 parking spaces, most of which are parking lot islands, that may be converted for the additional parking spaces. Ms. Choi stated that after the daycare facility opens, the Public Works Department will monitor parking activity during peak hours. Within 6 months of opening, the Village Engineer will evaluate whether additional parking is needed. If deemed necessary, the owner will be required to construct the land banked spaces within 6 months of notification, unless an extension is granted. Ms. Choi concluded by stating that staff finds that the proposal meets the conditional use as listed in the Zoning Code. Ms. Choi stated that that the proposed conditional use for a daycare center will not have an adverse impact on the public or adjacent properties. Ms. Choi contends that the proposed daycare aligns with the objectives of the Comprehensive Plan as the daycare will provide childcare services available to the local community. Ms. Choi noted that other Village departments reviewed the Petitioner's proposal and did not object to the conditional use request. Ms. Choi stated that the conditional use will not be a detriment or endanger the welfare of the general public and that the proposed use complies with the Comprehensive Plan and furthers childcare services available to the Local community. Therefore, staff recommends that the Planning& Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend approval of: "A conditional use to allow the operation of a daycare for the subject property located at 1040 West Northwest Highway, subject to the following conditions: Planning & Zoning Commission Meeting — May 22, 2025 PZ-03-25 Page 415 of 418 A a. The subject property shall be developed in general compliance with the approved development plans which consist of the following: i. Final Engineering Plans titled "Site Development Plans For 1040 W Northwest Hwy Proposed Daycare Facility & Natural Playground", as prepared by Stonefield Engineering & Design, with the latest revision date of 05/06/2025; ii. Architectural Floor Plans, consisting of 2 sheets, Sheets SA-1.1 and SA-1.2, as prepared by Jarmel Kizel, with the latest revision date of 03/14/2025; iii. Exterior elevations, consisting of 1 sheet, Sheet SA-1.4, as prepared by Jarmel Kizel, and dated 03/14/2025; and iv. Landbank Parking Plan, as prepared by Stonefield Engineering & Design, and dated 5/06/2025. b. The petitioner shall address all comments included in the Village review letter dated May 14, 2025; c. The proposed business shall be licensed by the State of Illinois as a daycare center. A copy of the license issued by the State of Illinois in order to operate a day care center at the subject property shall be placed on file with the Director of Community Development; d. Compliance with all applicable Village Code requirements, including, but not Limited to, fire code, lighting regulations, landscaping regulations, sign code regulations, environmental health regulations, and building regulations; e. An amendment to this conditional use shall be required prior to any future expansion of this daycare center; f. Drop-off/pick-up parking shall be restricted to the west side of the daycare facility and employee parking shall be restricted to the east and north sides of the daycare facility as illustrated in the "Parking Delineation Map", Sheet C-3 of the site development plans; g. All children of the daycare center shall be walked in and walked out of the daycare center bya parent or individual authorized to drop-off and/or pick-up the child; and h. After opening, the Public Works Department shall observe and monitor parking during peak times. Within six (6) months after opening, the Village Engineer shall determine if additional parking spaces are required based on parking demand. If it is determined that additional parking spaces are required, the property owner shall be required to construct the additional parking spaces provided in the Landbank Parking Plan within six (6) months of notice unless additional time is granted by the Village. Planning & Zoning Commission Meeting — May 22, 2025 PZ-03-25 Page 416 of 418 7 Ms. Choi concluded her presentation by stating that the Village Board's decision is final for this case. Vice Chairman Beattie asked staff about the logistics of parking and if it would be easier to build the five spots now to avoid revisiting the parking issue in 6 months. Ms. Choi responded that staff is fairly confident with the parking as proposed, noting that the Village asked the petitioner fora more conservative analysis. Ms. Choi stated that staff is confident that sufficient parking will be available at peak times and will not require additional spaces. Ms. Choi added that the five land banked spaces would be available to fill a "just in case" scenario. Chairman Donnelly swore in the following individuals: • Petitioner, Jon Farazand, W Northwest MP LLC, 220-46 73rd Ave Oakland Gardens, NY • Tim Foley, Fornaro Law at 1022 S. LaGrange Road LaGrange, IL • Kevin Heffernan, Design Engineer, Stonefield Engineering & Design at 555 S Old Woodward Ave Suite 12L, Birmingham, MI The petitioner provided a presentation surrounding the development, business operations, and the vision of the daycare center. Chairman Donnelly and Vice Chairman Beattie asked the petitioner when the peak 30 minutes would occur. Mr. Heffernan explained the methodology of preparing for traffic and the required parking spaces, noting that the facility will have enough parking even in the worst of scenarios at the peak times of 6 AM and 10 AM. Chairman Donnelly swore in interested party, Mark Stavnes, 1005 W Isabella St, Mount Prospect IL. Mr. Stavnes stated that he lives directly north of the subject property and is concerned that the existing bushes are not sufficient blockage between the proposed development and their property, especially for children potentially running into their backyard. Mr. Stavnes asked if the petitioner would expand on what they were planning on building and planting for the north end adjacent to their home. Chairman Donnelly asked if the homeowner has a fence on the property. Mr. Stavnes answered that they have a partial privately -owned fence. Mr. Stavnes continued with a second question surrounding the lighting, and whether if the existing parking lot lighting would be changing. Chairman Donnelly responded petitioners usually are required to provide code compliant lighting, noting a code requirement that required lighting that crosses property lines has to be zero foot-candles. The lighting must be sufficiently bright to illuminate the parking lot but cannot drift onto surrounding properties. Planning & Zoning Commission Meeting — May 22, 2025 PZ-03-25 Page 417 of 418 The petitioner came back to the podium, responding that they would re -utilize the Landscape screen to the north, a pretty thick arbor. Chairman Donnelly asked staff if there is a requirement for the petitioner to have a fence between the properties. Ms. Choi replied there is no fence requirement and presented a photo showcasing the heavily landscaped property line. The petitioner stated that the code requires a 6-foot landscape buffer screen which will provide and maintain adequate blockage. Furthermore, the petitioner stated that the entry and exit of the children will be guided by parents and children will not be left alone to enter and exit the building at morning arrival and afternoon dismissal. The petitioner stated that the playground will be fenced and the doors will be locked. Chairman Donnelly confirmed with the citizen resident that the question and concern was addressed. Vice Chairman Beattie asked staff on the condition surrounding how the petitioner was to address all comments dated May 14, 2025. He was interested in what those comments were. Ms. Choi answered that in the agenda packet is where they should have been included. There were comments from the planning and zoning division, public works, fire department, building, and public health which can all be addressed during the building permit submittal. Chairman Donnelly confirmed with the petitioner that there were no problems with what was being asked by them. Hearing no further comments or questions, Chairman Donnelly closed the hearing and asked for the following motion to approve the conditions as noted in the staff report. Vice Chairman Beattie made the motion and was seconded by Szymczak. UPON ROLL CALL AYES: Szymczak, Beattie, Rogers, Fricano, Donnelly NAYS: None The motion was approved by a vote of 5-0. The Planning and Zoning Commission gave a positive recommendation (5-0) to the Village Board for the June 3, 2025 Village Board meeting. Hearing no further discussion, Vice Chairman Beattie made a motion seconded by Commissioner Szymczak and the meeting was adjourned at 8:04 PM. Planning Intern Planning & Zoning Commission Meeting — May 22, 2025 PZ-03-25 Page 418 of 418