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Home My WebLink About7.1a A Resolution Approving a Final Plat of Subdivision 20 W. Northwest HighwayBoardDocs® Pro Agenda Item Details Meeting NM= Page I of 3 Subject 7. la PZ -01-18 / 20 W. Northwest Highway / Nicholas &Associates / A RESOLUTION APPROVING A FINAL PLAT OF SUBDIVISION FOR PROPERTY LOCATED AT 20 W. -M NORTHWEST HIGHWAY, 30-34 W. BUSSE AVENUE AND THE WEST END OF W. BUSSM RIGHT-OF-WAY, MOUNT PROSPECT, ILLINOIS (20 WEST) Access Public Type Action Preferred Date Mar 06, 2018 Absolute Date Mar 06, 2018 Fiscal Impact Yes Recommended Action Approval of: 1. A plat of subdivision titled "Final Plat of Subdivision Twenty West Subdivision"; and 2. A Conditional Use for a final planned unit development (PUD) consisting of a six story, seventy-three (73) unit apartment building with a four thousand six hundred seventeen (4,617) square foot restaurant and seventy-eight (78) garage parking spaces, subject to the following conditions of approval: a. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and b. Development of the site in general conformance with the plans prepared by 222 Architects, dated January 31st, 2018" Public Content " 711 f#TFI 11. t IWO The Petitioner, Nicholas & Associates, is seeking a conditional use to allow a final planned unit development (PUD) at 20 W. Northwest Highway. The Subject Property consists of five parcels and the west end (0.21 acres) of Busse Ave right-of-way. The Subject Property is located in the heart of the Village's downtown, on the northeast corner of Northwest Highway (US 14) and Wille Street. Development of this site has been a priority of the Village and is one of the Village's top Strategic Plan Goals for 2018. The Petitioner is proposing to construct a mixed use PUD "20 West" consisting of one principal building comprised of 73 rental apartments (5 studio units, 45 one bedroom units, 23 two bedroom units) and an attached two-story restaurant with rooftop seating. The proposal includes dedicated space for highly -sought amenities including bicycle storage, a workout room, conference room, a private resident terrace, and a rooftop "puppy park". The proposed development would generate over $25,000 in sales and food and beverage taxes annually and over $250,000 in annual property taxes. The Planning and Zoning Commission held a public hearing on February 22 to review the petition and give interested parties an opportunity to share any concerns/issues with the request. Several residents from the surrounding condominiums to the north and northwest and local business owners attended the hearing. While the residents did not object to the redevelopment of the site per se, they voiced concerns about traffic and the lack of parking in the immediate vicinity. A few residents were vocal about existing traffic issues related to restaurant deliveries in the alley to the north of the site and felt that this development might exacerbate the problem. Staff explained that the Petitioner conducted a traffic study and Public Works completed traffic counts that show that the public alley would https://www.boarddocs.com/il/vomp/Board.nsf/Private?open&login 6/21/2018 BoardDocs® Pro Page 2 of 3 satisfactorily handle the additional traffic generated by the project. The traffic study also shows that all current levels *f service will be maintained on the surrounding roadways after this development has been completed. In an effort to put forward the best product possible, the Petitioner held an open forum neighborhood meeting in August of last year. The Petitioner has worked extensively with staff to achieve a final product that balances the needs of the community with the desires of the developer. After listening to residents and discussing all of the issues at length, the Planning and Zoning Commission voted to approve the project unanimously by a vote of 6-0, subject to the conditions in the staff report. 1. A plat of subdivision titled "Final Plat of Subdivision Twenty West Subdivision"; and 2. A Conditional Use for a final planned unit development (PUD) consisting of a six story, seventy-three (73) unit apartment building with a four thousand six hundred seventeen (4,617) square foot restaurant and seventy- eight (78) garage parking spaces, subject to the following conditions of approval: a. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and b. Development of the site in general conformance with the plans prepared by 222 Architects, dated January 31st, 2018" 2. Action at discretion of Village Board. Staff Recommendation Staff finds that the proposal meets the conditional use standards and that granting such requests would be in the best interest of the Village. Staff recommends that the Village Board approve the proposed plat of subdivision and conditional use for a final planned unit development with the recommended conditions. 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A Conditional Use for a final planned unit development (PUD) consisting of a six story, seventy-three (73) unit apartment building with a four thousand six hundred seventeen (4,617) square foot restaurant and seventy-eight (78) garage parking spaces, subject to the following conditions of approval: a. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and b. Development of the site in general conformance with the plans prepared by 222 Architects, dated January 31st, 2018" Motion by Michael Zadl, second by Richard Rogers. Final Resolution: Motion Carries Yea: William Grossi, Eleni Hatzis, Paul Hoefert, Richard Rogers, Colleen Saccotelli, Michael Zadel https://www.boarddocs.com/il/vomp/Board.nsf/Private?open&login 6/21/2018 VILLAGE OF MOUNT PROSPECT Community Development Department — Planning Division 50 S. Emerson Street Mount Prospect, Illinois 60056 Phone: (847) 818-5328 Fax: (847) 818-5329 Zoning Request Application OFFICIAL USE ONLY (To be completed by Village Staff) Case Number: P&Z - Date of Submission: Hearing Date: Development Name/Address: 1. SUBJECT PROPERTY Address(es): 2-0il- a— Zoning District (s): Property Area: r �Z' "0' C-0- Sq.Ft. Parcel Index Number(s) (PIN): 02- 0 15 0,400 2, 6,900 $7-- - 10-4 - ceYSAO Adjacent Zoning Districts: Adjacent Land Uses: To the North: .51 To the North: t tQ To the South: To the South: _0 To the East: To the East: VVAAC To the West: To the West: 6a, mmu-n-al, A'�' e mt AL-- If. ZONING REQUEST(S) (Check all that apply) 171 Conditional Use: For 171 Variation(s): From Chapter 14, Section(s) 171 Zoning Map Amendment: Rezone From to n Zoning Text Amendment: Section(s) 171 Other: Official Use Only (To be completed by Village Staff): El Administrative, El P&Z Final, El Village Board Final Ill. SUMMARY OF REQUESTED ACTION(S) 4 19 !-0 tj ILL[ A gu-t I LIJ b E —f -I APM:IMIE�'S WIMI 1-62 1421tC---- -MLZACAE-5 i -W -b Hours of Operation: d Name: IQ -',o L Corporation: Interest In Property: (e.g. owner, buyer, developer, lessee, architect, attorney, etc... Address: Jcv- i A , i f ec"7�- il– Work Phone: k :;4M Cell Phone: Fax: ';1'0' Email: 4, l i Y' il fI F-1 Check if Same as Applicant I Name: Address: Work Phone: Fax: VI Building Size: M Sq.Ft. Tenant Space Size: Phone: Fax: Sq.Ft. Land Use: Building Setbacks: (N) Building Setbacks: (N) Phone: -7Fax: 1D Feet, Inches (S) Feet, Inches Feet, inches (E) /A Feet, Inches (W) 11 A (W) Feet, Inches Feet, Inches Lot Coverage: (Overall Impervious) (Overall Impervious) Sq.Ft. Sq.Ft. Parking Provided: Standard Standard Accessible Accessible Corporation: Cell Phone: Email: 0 0 Building Size: It Sq.Ft._ Tenant Space Size: Phone: Fax: Sq.Ft. Land Use: Building Setbacks: (N) Phone: -7Fax: 1D 3. Engineer Name: JE t\j L - Feet, Inches (S) Feet, Inches (E) Feet, Inches (W) Feet, Inches Lot Coverage: (Overall Impervious) Sq.Ft. Parking Provided: Standard Accessible 0 0 1. Developer Name: — V., 1, 4 Address: Email: Phone: Fax: 2. Architect Name: L2. Address: ZZLS.jV,&Aj Email: Phone: -7Fax: 1D 3. Engineer Name: JE t\j L - Address: 5%k?o WkEo f,�e \115 - th 0VtbCtZC Email: (q Phone: escFax: 8 0 0 Architect Name: Address: Email: Phone: Fax: 5. Surveyor Name: Address: Email: Phone: Fax: 6. Attorney Name: 0,1A Al A rQ Phone: Fax: In consideration of the information contained in this petition as well as all supporting douumanbahon. U is requested that approval begiven tothis request. The applicant is the owner or authorized representative of the owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount Prospectand their` permission toenter onthe poupodyduring reasonable hours for �oua/innpeodonofthe aubjedpropedy. agent's [ hereby affirm that allinformation id d herein andi | submitted inassociation with this application are true and accurate to the be Applicant: Date: (P—rint Name) If applicant isnot property owner: | hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this application and the associated supporting material. Property Owner: Date: (Signature) (Print Name) E, "20West" P&Z Conditional Use Request: Conditional Use for a Preliminary PUD 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; As stated when preliminary approvals were granted, the establishment, maintenance, or operation of the conditional use will be beneficial to, the public health, safety, morals, comfort or general welfare. 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; As stated when preliminary approvals were granted, the conditional use will improve the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted and enhance property values within the neighborhood in which it is to be located. The increased population created by the conditional use will be particularly beneficial to existing businesses located in the downtown. 3 That the establishment of the conditional use will not impede the normal and orderly development of the surrounding property for uses permitted in the district; As stated when preliminary approvals were granted, the establishment of the conditional use will spur development of the surrounding property for uses permitted in the district. Without the conditional use, the property will remain undeveloped. 4 That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided; As stated when preliminary approvals were granted, all adequate public utilities, access roads, drainage and/or necessary facilities are in place or will be provided, subject to final engineering. The submitted engineering plans have been developed in close communication with Village staff. 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; Subsequent to the granting of preliminary approvals, significant time and effort were spent to analyze current and proposed ingress, egress and traffic conditions with expert consultants and Village staff to insure that adequate measures were taken to minimize 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 As stated when preliminary approvals were granted, the conditional use is perfectly aligned with the Village's objectives and the RFP to bring long awaited redevelopment to the Village. 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. As stated when preliminary approvals were granted, 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 and approval by the Board of Trustees. Village of Mount Prospect MountPK*gx*i-t Community Development Department CASE SUMMARY — PZ -01-18 LOCATION: 20 W Northwest Highway, 30 W. Busse Ave., 32 W. Busse Ave., 34 W. Busse Ave. and the west end (.21 acres) of W. Busse Ave. right-of-way. PETITIONER/OWNER: Nicholas & Associates, Village of Mount Prospect, and Peter Panagopoulos PARCEL #: 08-12-107-022-0000, 08-12-102-059-0000, 08-12-102-030-00000►t, 08-12-102-058-0000, 08-12-102-057-0000 FILE COPY LOT SIZE: 0.622 acres (27,094 sq. ft.) VI LLAT E OF ZONING: B5C Central Commercial Core MT.PROSPEC+ LAND USE: Parking lot, right-of-way and vacant land REQUEST: 1) Final Plat of Subdivision 2) Conditional use for a final planned unit development LOCATION MAP Village of Mount Prospect Community Development Department l►� OIJAIXWAI�u1" TO: MOUNT PROSPECT PLANNING & ZONING COMMISSION JOSEPH DONNELLY, CHAIRPERSON FROM: JASON C. SHALLCROSS, DEVELOPMENT REVIEW PLANNER DATE: FEBRUARY 14, 2018 HEARING DATE: FEBRUARY 22, 2018 E l SUBJECT: PZ -01-18 / 20 W. NORTHWEST HIGHWAY / PLAT AND CONDITIONAL USE BACKGROUND A public hearing has been scheduled for the February 22, 2018 Planning & Zoning Commission meeting to review the application by Nicholas Associates (the "Petitioner"), regarding the property located at 20 W. Northwest Highway, 30-34 W. Busse Avenue, and the west end (0.21 acres) of W. Busse Avenue right-of-way (the "Subject Property"). The Petitioner is seeking a plat of subdivision and a conditional use for a final planned unit development. The P&Z Commission hearing was properly noticed in the February 7, 2018 edition of the Daily Herald newspaper. In addition, the Petitioner completed the required written notice to property owners within 250 - feet and staff posted public hearing signs on the Subject Property. PROPERTY DESCRIPTION The Subject Property is located at the northeast corner of Wille Street and Northwest Highway. The Subject Property consists of five parcels and the west end of Busse Avenue. The existing improvements include two parking lots, a temporary ice rink, and a vacant lot. The parcels are zoned B5C Central Commercial Core. The Subject Property is bordered by the I2 Railroad District to the south, a B5C* Central Commercial Core PUD to the west, a B5C* Central Commercial Core PUD to the north, and the B5C Central Commercial Core District to the east. SUMMARY OF PROPOSAL The Petitioner is proposing to construct a mixed-use planned unit development (PUD) known as 20 West Apartments consisting of a six (6) story building, including seventy-three (73) apartments and a two-story restaurant, and related off-site improvements. The off-site improvements would include closing off Busse Avenue at Wille Street and installing a roundabout, reconfiguring public parking within the Busse Triangle, expanding angled parking along Wille Street, and installing parallel parking along Northwest Highway. The Village Code requires conditional use approval for a PUD that allows for unified zoning control over the entire development. Site Plan — The proposed site plan indicates the building will front on Wille Street and Northwest Highway with the building entrance located off of a roundabout located on the east side of the building on Busse Avenue. The site plan also shows one-way access to the development via Busse Avenue and a new drive connecting Busse Avenue to the public drive that is located between Main Street and Wille Street, immediately north of the property. Public parking spaces would be maintained on Busse Avenue and in a reconfigured outdoor parking lot. Floor Plans — The floor plans indicate seventy-eight (78) interior parking spaces on the lower level and ground floors of the building for the apartments. The restaurant space will be 4,600 square feet in area and will be located PZ -01-18 Planning & Zoning Commission Meeting February 22, 2018 Page 3 at the southeast corner of the building on the ground and second floors. The restaurant would include a terrace for outdoor dining which would be a unique amenity in the downtown district. Seventy-three (73) residential dwelling units, consisting of a mix of studio, one bedroom, and two bedroom apartments, would be located on the second to sixth floors. A majority of the units would come with outside balconies and residents would share a 1,600 square foot outdoor terrace on the fourth floor, a 2,900 square foot rooftop terrace, and an 800 square foot rooftop dog park. The apartment building would also have areas dedicated to storage, bicycle parking, an event room, and a fitness room. Lot Coverage - The B5C District does not have a lot coverage limitation. Building Elevations — The attached elevation drawings show that the proposed building will be seventy-one feet four inches (71'-4") tall. The B5C District allows a maximum height of eighty feet (80'). Building materials will include high quality brick, stone, and glass. The building elevations provide staggered facades on all sides breaking up the mass of the structure and providing architectural interest. Parkin — The Village Code requires one (1) parking space for each efficiency and one (1) bedroom unit, one and one half (1.5) parking spaces per two (2) bedroom unit, and four (4) spaces per one thousand (1,000) square feet in excess of two thousand five hundred (2,500) square feet of floor area for sit down restaurants in the B5C District. The proposed development would require ninety-three (93) parking spaces, including four (4) accessible parking spaces. The attached plans indicate a total of seventy-eight (78) garage parking spaces, including two (2) accessible parking spaces. The following table summarizes the parking requirement for the project: Parking Requirements Classification Parking Requirement Number of units or Square feet Spaces Required Efficiency & 1 bedroom 1 stall per unit 50 units 50 2 bedroom 1.5 stalls per unit 23 units 35 Restaurant, dine -in 4 stalls per 1,000 s.f. above 2,500 2,117 sq.ft. (4,617-2,500) 8 Total Spaces Required 93, including 4 accessible Total Spaces Provided 78, including 2 accessible In addition to the 78 indoor parking spaces, 66 public parking spaces would be provided on surrounding roadways and parking lots in the Busse Triangle area to serve the proposed restaurant and existing commercial uses. Employee and overflow customer parking is also available in the Village Parking Deck (3 83 spaces) and after-hours in the Metra commuter lot (141 spaces) across Northwest Highway. Listed below is a parking breakdown for the existing commercial uses in the Busse Triangle: PZ -01-18 Planning & Zoning Commission Meeting February 22, 2018 Page 4 Triangle Parking Requirement - Existing Businesses Square Name Classification Footage Parking Requirement Spaces Required Personal Karma Services 775 4 stalls per 1,000 s.f. (provided at 50%) 2_ FA Skates Retail 1,400 4 stalls per 1,000 s.f. above 2,500 s.f. 0 Brick City Tavern Restaurant 6,000 4 stalls per 1,000 s.f. above 2,500 s.f. 14 Tokens & Tankards (vacant) Restaurant 3,000 4 stalls per 1,000 s.f. above 2,500 s.f. 2 _ Tom's Sub Express Restaurant 926 4 stalls per 1,000 s.f. above 2,500 s.f. 0 Second Floor Offices Office 5,500* 4 stalls per 1,000 s.f. above 2,500 s.f. 12 30, including 2 Total Spaces Required accessible Total 66, including 2 Total Spaces Provided accessible *Staff estimated this number using ArcGIS. Traffic — Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA) conducted a traffic impact study for the proposed development. Their study found that peak hour trip generation volumes would likely be less than similar projects located outside of the downtown district due to the development being in close proximity to the Metra station, other nearby modes of travel, and the availability of goods and services within a walkable distance. KLOA's traffic study shows that the signalized intersection of Main Street (IL -83) and Northwest Highway (US -14) will continue to operate at the same levels of service as currently exist. This includes the existing traffic volumes increased by a regional growth factor, the addition of rerouting of vehicles that are currently cutting through to US -14 via the Busse Avenue/Wille Street intersection, and the development -generated traffic volumes. Further, the study concludes that the proposed development will have a low impact to the existing traffic operations along the public alley to the north of the site. Staff has reviewed the traffic study concurs with its findings. The alley to the north of the site services existing condominiums, and the study demonstrated that the development will not have a significant impact on levels of service in the area. L,andscapii� — The proposed plans indicate landscaping along the building foundation and on the perimeter of the site. The development will be required to comply with all applicable Village Code landscape and screening requirements. Lia — The Village Code specifies that all exterior lighting consist of full cutoff luminaries with a total cutoff angle of not more than ninety (90) degrees, and requires flat lenses for all lighting fixtures. ADDITIONAL STAFF COMMENTS The petitioner must address the following comments/issues during the building permit process: B tLidin g —The Petitioner shall review the location of the trash room. If possible, the petitioner should locate it off the north elevation to be consistent with adjacent buildings. A design professional shall review the travel distance to egress for staircases. Fire — A fire sprinkler system in accordance with NFPA 13, fire alarm system, a standpipe system and fire pump will be required. The driveways accessing the site must have curbs that allow for fire department access from all PZ -01-18 Planning & Zoning Commission Meeting February 22, 2018 Page 5 directions. Sprinkler risers and associated equipment shall be located in a separate room with a minimum of two hour construction. Water flow calculations will be required to verify that the new proposed water main sizes meet the required fire flow demand. Additional fire hydrants may be required for this project. The fire lane needs to be maintained and marked accordingly. The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following list is a summary of these findings: • The conditional use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; • The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and • The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. The Petitioner states that the proposed project will be beneficial to the public health, safety, morals, comfort, and general welfare. The Petitioner states that the conditional use will improve the foot traffic to permitted uses in the immediate vicinity and enhance property values within the neighborhood. The Petitioner states that the increased population will be particularly beneficial to existing businesses located in the downtown and that this development will likely spur additional redevelopment in the Village's downtown. Staff has reviewed the Petitioner's request for a conditional use to allow a mixed-use PUD and finds that the standards have been met, as set forth in the Petitioner's responses to the standards. The proposed PUD will be in on one of the key opportunity sites in the downtown area that has been underutilized. The proposal to construct a six (6) -story mixed-use building comprised of seventy-three (73) dwelling units and a four thousand six hundred square foot (4,600 sq. ft.) restaurant is consistent with the Village's Downtown Implementation Plan and the Village's Comprehensive Plan. The proposed mixed-use development will provide a new housing option in the downtown district and will likely be a catalyst for similar projects moving forward. While the parking ratio per unit is lower than many of the surrounding condominium projects, the size of the units and unit mix is much different from those projects. The proposal calls for 50 studio/1-bedroom units ranging from 569 to 767 square feet and 23 2 -bedroom units ranging from 1,052 to 1,118 square feet. The surrounding condominium projects consist of a majority of two and 3 -bedroom units that range from 1,000 to 1,800 square feet. Staff also believes that the amount of public parking in the immediate vicinity, the availability of ride -sharing in the area, and the project's close proximity to the Metra station will allow renters to choose from a host of different transportation alternatives while having the option to have at least one parking space at the complex. RECOMMENDATION Staff finds that the proposal meets the conditional use standards and that granting such request would be in the best interest of the Village. Staff recommends that the Planning & Zoning Commission make a motion to adopt staff s findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "To approve: 1. A plat of subdivision titled "Final Plat of Subdivision Twenty West Subdivision"; and 2. A Conditional Use for a preliminary planned unit development (PUD) consisting of a six story, seventy- three (73) unit apartment building with a four thousand six hundred seventeen (4,617) square foot restaurant and seventy-eight (78) garage parking spaces, subject to the following conditions of approval: PZ -01-18 Planning & Zoning Commission Meeting February 22, 2018 Page 6 a. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and b. Development of the site in general conformance with the plans prepared by 222 Architects, dated January 31 ", 2018" The Village Board's decision is final for this case. I concur: William J. Cooney, Al Director of Community evelopment HAPLANPIanning & Zoning CONOAT&Z 2018\SIa1TReports\P7-618 20 W. NoMwes[ Highway(CU- PUD) docz LL ij n �xmar l S}REET, - l , / v plot . /A/ // 4� rw.i - 0 i IV son, tog W 0,Nll l S}REET, - l , / v plot . /A/ // rw.i - 0 i too t= I P\y s €„ igloos, go VANES I -01111 maw E_'I i, G3 ON WIN I,4 I„ g3z W _ ,1 „ A III �I 121 all Q; jQ&q1rnT ry I I Rum; Ii will Not .. •.� OR rM m e o it z z w IL IL O J W W 0 W J 0 z Q d' H Na Clocktower Alley Wille Street to Main Street (Route 83) * traffic data obtained by Gewalt-Hamilton Associates CLOCKTOWER CONDOS _ - - ALLEY �• Average Daily Traffic (# vehicles) 09/27/2015* Sunday 04/07/2016* Thursday 08/29 - 08/31/2017 Tuesday - Thursday 10/14 - 10/15/2017 Saturday - Sunday Location east of Wille St ----- ----- 577 510 west of Main St ----- ----- 674 559 * traffic data obtained by Gewalt-Hamilton Associates CLOCKTOWER CONDOS _ - - ALLEY �• AM Peak Hour Volume (# vehicles) 09/27/2015* Sunday 04/07/2016* Thursday 09/27/2015* Sunday 04/07/2016* Thursday 08/29 - 08/31/2017 Tuesday - Thursday 10/14 - 10/15/2017 Saturday - Sunday Location east of Wille St ----- ----- 47 60 west of Main St 49 40 61 79 * traffic data obtained by Gewalt-Hamilton Associates CLOCKTOWER CONDOS _ - - ALLEY �• PM Peak Hour Volume (# vehicles) 09/27/2015* Sunday 04/07/2016* Thursday 08/29 - 08/31/2017 Tuesday - Thursday 10/14 - 10/15/2017 Saturday - Sunday Location east of Wille St ----- ----- 66 54 west of Main St ----- 41 69 58 * traffic data obtained by Gewalt-Hamilton Associates CLOCKTOWER CONDOS _ - - ALLEY �• Traffic Impact Study Proposed 20 West Apartments Mt Prospect, Illinops R% NICHOLAS AV r'j a A traffic impact study was conducted for the proposed 20 West Apartments development to be located in the northwest quadrant of the signalized intersection of Main Street (IL 83) and Northwest Highway (US 14) in Mt Prospect, Illinois. The site is bordered by a public alley to the north, Northwest Highway to the south, Wille Street to the west, and retail land uses/Main Street to the east. The plans call for a six -floor building with a total of 73 apartment units and an approximate 4,984 square -foot restaurant space at the south end of the building fronting Northwest Highway. A total of 78 parking spaces will be provided for the residents of the building in a two-level garage with access off the east -west public alley located at the north end of the development. In conjunction with this development, a portion of Busse Avenue within the site, which currently intersects Wille Street, will be vacated to become a roundabout within the site to serve as the main driveway to the residential building and restaurant. Further, on -street parking is proposed on the north side of US 14 along the site frontage. The development proposes access off Main Street via Busse Avenue, as well as from the east - west public alley on the north end of the site. Busse Avenue is currently one-way westbound only, west of Main Street. In conjunction with this proposed development, there are plans to eventually allow full access (both inbound and outbound) movements on Busse Avenue, west of Main Street. This study analyzes both access conditions. The following sections of this report present the following. • Existing roadway conditions including vehicle, pedestrian, and bicycle traffic volumes for the weekday morning, weekday evening, and Saturday midday peak hours • A description of the proposed development • Vehicle trip generation for the proposed development • Directional distribution of development -generated traffic assuming inbound access only and full access on Busse Avenue at Main Street • Regional growth in traffic for Year 2023 no -build conditions • Future transportation conditions including access to and from the development The purpose of this study was to examine existing traffic conditions to establish a base condition, assess the impact that the proposed development would have on traffic conditions in the area, and determine the roadway and traffic control improvements needed to mitigate this development's impact based on Year 2023 buildout traffic conditions for both access conditions on Busse Avenue at Main Street. Proposed 20 WestApartments Mt Prospect, Illinois 1 KLA Existing traffic and roadway conditions were documented based on field visits and traffic counts conducted by KLOA, Inc. The following provides a detailed description of the physical characteristics of the roadways including geometry and traffic control, adjacent land uses and peak hour traffic flows along area roadways. Site Location The development site is located within the central business district (Village Centre) of the Village of Mt Prospect, and is commonly referred to as the Triangle Site. Busse Avenue, which extends west to Wille Street, bifurcates the site. Residential, commercial, and retail land uses surround the site, including the 5 West Central residential development to the north. Commuter parking is located on the south side of Northwest Highway. The Metra train station is located in the southeast quadrant of the signalized intersection of Main Street and Northwest Highway. The apartment building is proposed to be located at the west end of the site, fronting Wille Street, the public alley to the north, and Northwest Highway to the south. The restaurant will be located on the southeast face of the building. Figure 1 shows the location of the site in relation to the area roadway system. Figure 2 shows the conceptual site plan. Existing Roadway System Characteristics The characteristics of the existing roadways that surround the proposed development are illustrated in Figure 3 and described below. Northwest Highway (US 14) is a northwest -southeast arterial roadway that is under the jurisdiction of the Illinois Department of Transportation (IDOT). In the vicinity of the subject development, the posted speed limit is 30 mph and carries an average daily traffic (ADT) volume of 11,400 vehicles. On -street parking is located on the north side of the roadway, from east of Main Street to Emerson Street. Pace Bus Route 9234 serves Northwest Highway. Main Street (IL 83) is a north -south arterial roadway that is under the jurisdiction of IDOT. In the vicinity of the subject development, the posted speed limit is 30 mph and carries an ADT of 12,500 vehicles. On -street parking is prohibited on both sides of the roadway. Main Street has an at -grade railroad crossing, just south of Northwest Highway. The traffic signal at Northwest Highway is connected with the railroad crossing gates. Pace Bus Route 9234 serves Main Street. Proposed 20 WestApartments Mt Prospect, Illinois 2 KLA z z z z } M= f a / 2 'PL.- m W Hellrya w Henry St EHenry g & EHenry Sl 2 ER,m Ave EBusse Ave \ ` z AmaAmkho Walnut Si z { 2 z 2 z z « z \ z Friedrichs Funeral Home . »& » K9 Cafe &Pub 2 G 0sl.&6, z ® @ @ q 2 Central Rd m EEvergreen ke Central Rd @m+@ ani Rd 05 0 V) Q) 0 U / 3 / ® 7 + \ \ \ ID \ ƒ e 2 ( ( \ <sm&e ® C 2 'PL.- m - C - \ & 2 ER,m Ave EBusse Ave \ ` 3 AmaAmkho Owen Park z . »& » K9 Cafe &Pub G 0sl.&6, w, Prospect . mr Ave WE_pe m EEvergreen ke Cn S ED Cn/ - \ <sm&e ® C \ gw&mke ¥ (n / � , \ < ( + § � : �Le �� \ Emmwy U \ ¥ \ Timber ane 6e,ecmK _ Lions Recrea&,GnUo Site Location Figure 1 9r 20 eJ 20 West -Zap e & � Mz9�s Prospect, Illinois 0A. 3 Conceptual Site Plan Proposed 20 WestApartments Mt Prospect, Illinois Figure 2 KLA RESIDENTIAL W ~ J W J LV tY 20 r ©PUBLIC ©ALLEY ME 5 WEST CENTRAL RESIDENTIAL A� NOT TO SCALE RETAIL 010 J L 20 r— ONE-WAY © BUS 30 I ©AVU RETAIL 5 nl� r '1 t t► LEGEND - TRAVEL LANE METRA -TRAFFIC SIGNAL TRAIN STATION - STOP SIGN xx - SPEED LIMIT © - ON -STREET PARKING 83 ® - NO PARKING Proposed KLO� 20 West Apartments Existing Roadway Characteristics Ke�,;�;��,�e�,,o�Ha,a,Ab��,��.IL Mt Prospect, Illinois Job No: 17-203 Figure: 3 5 Busse Avenue is an east -west roadway. West of Main Street, Busse Avenue has a one-way westbound orientation and T -intersects Wille Street, restricting turning movements to right -turns only. East of Main Street, Busse Avenue provides one lane in each direction. The posted speed limit in the vicinity of the subject development is 20 mph. Busse Avenue is under the jurisdiction of the Village of Mt Prospect. Wille Street is a north -south roadway that is under the jurisdiction of the Village of Mt Prospect. The posted speed limit is 20 mph. Angled, on -street parking is provided on the east side of the roadway between Northwest Highway and the Public Alley. Public Alley is an east -west public alley that has one lane in each direction and provides service deliveries/truck access and garage access to the commercial land uses to the south and the residential development to the north. Further, there is parking available on both sides of the alley between Wille Street and Main Street. Public Alley is under the jurisdiction of the Village of Mt Prospect. Railroad Crossing on Main Street As noted, there is an at -grade railroad crossing on Main Street, south of Northwest Highway for the UP railroad. Based on information from the Illinois Commerce Commission (ICC) there is an average of 75 train crossings daily, which are primarily Metra trains. When the gates are lowered, which could be in the range of one minute to several minutes, field observations have noted vehicle backups that extend along Main Street, north of Busse Avenue. Once the gates are lifted, normal traffic patterns resume within one to three cycle lengths. Traffic Signal Interconnect The traffic signal at the intersection of Main Street (IL 83) and Northwest Highway (US 14) is part of a four -signal interconnect system that includes the traffic signals on Northwest Highway at Central Road and Emerson Street, as well as the traffic signal on Main Street at Central Road. Main Street and Northwest Highway is the master controller and is interconnected with the railroad crossing gates. The interconnect system is maintained by IDOT. All of the traffic signals operate at a 170 second cycle length during the weekday morning and evening peak hour, and a 160 second cycle length during the weekday and Saturday midday peak hours. Proposed 20 West Apartments Mt Prospect, Illinois D KLO2M Existing Traffic Volumes Vehicle, pedestrian, and bicycle movement traffic counts were conducted on Tuesday, October 31, 2017 during the morning (7:00 to 9:00 A.M.) and the evening (4:00 to 6:00 P.M.) peak hour periods, and on Saturday, October 28, 2017 from 11:00 A.M. to 2:00 P.M. at the following six intersections. 1. Main Street (11, 83) and Northwest Highway (US 14) (signalized) 2. Busse Avenue and Main Street (unsignalized) 3. Public Alley and Main Street (unsignalized) 4. Wille Street and Northwest Highway (unsignalized) 5. Public Alley and Wille Street (unsignalized) 6. Busse Avenue and Wille Street (unsignalized) From the turning movement count data, it was determined that the weekday morning peak hour generally occurs between 7:30 and 8:30 A.M., the weekday evening peak hour generally occurs between 4:00 and 5:00 P.M., and the Saturday midday peak hour generally occurs between 12:00 and 1:00 P.M. These three respective peak hours will be used for the traffic capacity analyses and are presented later in this report. Pedestrian and bicycle activity was reported to be low at the study intersections. The existing peak hour vehicle traffic volumes are shown in Figure 4. Busse Avenue Traffic Volumes A review of the traffic volumes shown in Figure 4 indicates that there is cut -through traffic on Busse Avenue, west of Main Street. Although Busse Avenue is restricted to westbound to northbound right -turns only at its stop sign controlled intersection with Wille Street, numerous vehicles were observed to make a left -turn (westbound to southbound Wille Street) to turn right and travel northwestbound on US 14. These cut -through vehicles are coming from westbound Busse Avenue, east of Main Street that are continuing west on Busse Avenue to Wille Street to avoid having to travel south on Main Street and then northwest on US 14 at the traffic signal. As shown later in this report, the existing right -turn traffic volumes were reassigned to northbound Main Street and the illegal existing left -turn traffic volumes were reassigned to Northwest Highway via Main Street. Proposed 20 West Apartments Mt Prospect, Illinois 7 KLO2M LLI JLU W ZW ly J� QLU Ail NOT TO SCALE v M j;; �LO LD N LD g L 16 (9) 151 N M l r 13 c4lPUBLIC 1 t 'ALLEY Mh 14 (0) [5] I I 31 (5) 1171 ;, �R y� "u NLn C" co M u O V c0 ti m V L 108 (143) 11091 3) M Q 48 (19) 1151 o y 6 45 ( q91 1 [21] I J 27 (13) 1171 yrRTy h ONE-WAY i '1 r BUSSE Cy1'fiq yS'T AVENUE f6 '` /0 r 1 t (� ° 4! la'J `OJ `3607Ln `= M a .� 14 o ti Q ..Q a; CD L M`�N Ln N kD Fn •J 1 l► t 9 f� r OS tai Of J Z 'd WSJ I t f 73v o M o'+ v v � to LEGEND ,_ g 00 - AM PEAK HOUR (7:30-8:30 AM) v, o+ C" M (00) - PM PEAK HOUR (4:00-5:00 PM) 83 [001 - SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) - ILLEGAL MOVEMENT Proposed 20 west Apartments Existing Traffic Volumes K;,,L;nd,,,o'Ha,a,Ab.w��. Mt Prospect, Illinois Job No: 17-203 Figure: 4 M Public Alley As noted, the public alley provides one lane in each direction between Wille Street and Main Street with parking available on both sides of the roadway. The existing peak hour traffic volumes show that traffic both entering and exiting the alley from both Wille Street and Main Street are consistent with the traffic volumes expected to be generated by the residential development to the north and the restaurant/commercial properties to the south. The traffic counts further show that no trucks accessed the alley during peak hours of commuter traffic when the proposed residential development is anticipated to generate peak hour vehicle trips. Alternative Modes of Transportation Accessibility to and from the area is enhanced by the various alternative modes of transportation serving the area including the following. • Metra Station located in the southeast quadrant of Main/Northwest Highway • Pace Bus Route 234 that services Northwest Highway and Main Street • All of the roadways in the immediate area have sidewalks on both sides of the roadway. • Crosswalks are provided at major intersections. Proposed 20 West Apartments Mt Prospect, Illinois 0 KLO2M To evaluate the impact of the subject development on the area roadway system, it was necessary to quantify the number of vehicle trips the overall site will generate during the respective peak hour periods and then determine the directions from which the proposed traffic will approach and depart the site given the existing access roadways that will serve the subject development. Proposed Site and Development Plan The plans call for a six -floor building with a total of 73 apartment units and an approximate 4,984 square -foot restaurant space at the south end of the building fronting Northwest Highway. Vehicle Access The development proposes access off Main Street via Busse Avenue and from the east -west public alley on the north end of the site. Each access is further described below. Busse Avenue A portion of Busse Avenue will be vacated from its existing connection at Wille Street and turned into a roundabout providing drop-off/pickup and loading zones for the residential and restaurant land uses. The development proposes access off Main Street via Busse Avenue. Busse Avenue is currently one-way westbound only, west of Main Street. In conjunction with this proposed development, there are plans to eventually allow full access (both inbound and outbound) movements on Busse Avenue, west of Main Street. This study analyzes both access conditions. West Garage Access and Public Alley • The west garage access will provide access to the first floor parking garage serving the residential apartment units. • The garage door width will be adequate to accommodate two-way traffic flow both ingressing/egressing the garage/access ramp. • A garage transponder or similar device should be provided to the residents to allow efficient and quick opening of the garage door to avoid site traffic from stacking into the public alley, potentially blocking east -west traffic flow through the public alley. • The exiting ramp at its approach to the alley should be under stop sign control. Proposed 20 West Apartments Mt Prospect, Illinois 10 KLA East Garage Access and Public Alley • The east garage access will provide access to the lower level of the parking garage serving the residential apartment units. • The ramp and garage door should be wide enough to allow two-way traffic flow. • The ramp should be extended south of the proposed residential lobby to improve vehicles turning to/from the ramp onto the garage level. • The exiting ramp at its approach to the alley should be under stop sign control. Exit Access and Public Alley • The development site proposes a one-way northbound exit access that will extend from the proposed Busse Avenue roundabout to the east -west public alley to the north. • The access should provide one lane outbound under stop sign control. Autoturns were conducted for vehicles navigating the residential garage ramps and overall site and are included in the Appendix of this report. Vehicle Parking A total of 78 parking spaces will be provided for the residents of the building in a two-level garage with access off the east -west public alley, as described above. Further, on -street parking is proposed on the north side of US 14 along the site frontage. Also, there is angled, on -street parking on the east side of Wille Street that can also be utilized. Directional Distribution of Development Traffic The directional distribution of how traffic will approach and depart the site was estimated based on the general travel patterns through the study area derived from the peak hour traffic volumes. Two directional distributions were established for the residential land use and the restaurant land use because of the varying travel characteristics, as well as the access options available to each land use. Figure 5 shows the established directional distributions for this development assuming the inbound only access on Busse Avenue at Main Street. Figure 6 shows the established directional distributions for this development assuming the full access on Busse Avenue at Main Street. Proposed 20 West Apartments Mt Prospect, Illinois 11 KLO2M I— LU r �IH CD ° O Ln N v Ln L 15% (10%) o •--� N r 25% (25%) �J j PUBLIC _. ._ALLEY_._. _._°_°_. 10Y. (15%) + o �► 50% (50%) f t� Ln a SITE N _ Ln v Ln i z Ln .♦`gyp% i Ln CD 14 ♦` N N Ln o ♦♦ N N 1 �► i Seg � LEGEND 00% - PERCENT DISTRIBUTION RESIDENTIAL (00%) - PERCENT DISTRIBUTION COMMERCIAL 00% - PERCENT DISTRIBUTION OUTBOUND r CD Ln M A� NOT TO SCALE 1% (5%) 1 CD CD P_ -- Ln N M Dff Proposed Estimated Directional Distribution 20 West Apartments Busse) (Inbound Only at B Mt Prospect, Illinois Job No: 17-203 Figure: 5 12 I— LU O O Ln N v a �S p'�J r�S � i Ip. M 2% (10%) p• gyp• 1% (5%)-* �r1% 2% (55%)j--), i Ln O I 14 O N N •♦ O N N I Seg � LEGEND 00% -PERCENT DISTRIBUTION RESIDENTIAL (00%) - PERCENT DISTRIBUTION COMMERCIAL 00% - PERCENT DISTRIBUTION OUTBOUND A� NOT TO SCALE I CD CD Ln M N 1% (5%) 4) T CD CD P_ -- Lrn N M Dff Proposed Estimated Directional Distribution 20 West Apartments Access a (Full At Busse) Mt Prospect, Illinois Job No: 17-203 Figure: 6 13 L 15% (5%) CD �• N r 25(1 PUBL%) _. .—ALLEY—•—•r•— o —•— —• —• " 10% (10%) . 45% (0%) ' tw SITE N�' Ln �• � z �� N LIQ Q I o ---------- �S p'�J r�S � i Ip. M 2% (10%) p• gyp• 1% (5%)-* �r1% 2% (55%)j--), i Ln O I 14 O N N •♦ O N N I Seg � LEGEND 00% -PERCENT DISTRIBUTION RESIDENTIAL (00%) - PERCENT DISTRIBUTION COMMERCIAL 00% - PERCENT DISTRIBUTION OUTBOUND A� NOT TO SCALE I CD CD Ln M N 1% (5%) 4) T CD CD P_ -- Lrn N M Dff Proposed Estimated Directional Distribution 20 West Apartments Access a (Full At Busse) Mt Prospect, Illinois Job No: 17-203 Figure: 6 13 Truck Deliveries Single -unit trucks and garbage trucks will utilize the roundabout on Busse Avenue to access the building via Main Street and the proposed two-way pattern on Busse Avenue. Any large truck deliveries could be made from Wille Street, which will require restricting the on -street parking spaces on the east side of the street, or from Northwest Highway during scheduled delivery times. Allowing deliveries on Northwest Highway will require the provision of the additional on -street parking on the north side of Northwest Highway along the site frontage and the designation of a loading zone within that area. Autoturns were conducted for trucks and emergency vehicles navigating the site and are included in the Appendix of this report. Internal Circulation • The development plan, in its initial phase, will maintain Busse Avenue with a one-way inbound orientation from Main Street. Vehicles will proceed westbound to the roundabout to pick-up/drop-off residents/restaurant patrons and then either proceed around the roundabout and exit the site via the exit at the Public Alley, or proceed eastbound back towards Main Street, but then make a right turn to enter the surface parking lot. • The parking lot will have a one-way, clockwise orientation and exit at the roundabout. It is recommended that "Do Not Enter" signs be posted at the exit intersection with the roundabout to deter opposing vehicles from entering the one-way parking aisle orientation. • It is recommended that Busse Avenue be widened to provide two lanes to allow two-way traffic flow at its intersection with Main Street to provide an additional/optional exit access at Main Street so that not all surface parking traffic is forced to exit onto the public alley to the north. Development Traffic Generation The estimates of traffic to be generated by the overall site are based upon the proposed land use types and densities. The volume of traffic generated by the subject development was estimated using data published in the Institute of Transportation Engineers (ITE) report, Trip Generation, 9t' Edition. The total trips anticipated with this development are detailed in Table 1 for the weekday morning and evening and Saturday midday peak hours, as well as the weekday two- way daily traffic volumes. Based on the vehicle trip generation shown in Table 1, it is important to note the following: • The trip generation volumes may be further reduced due to the close proximity of the Metra Station and other modes of travel available in the vicinity of the site. • Based on Census data and TOD information in the vicinity of the site, approximately 13 percent of the residents use other modes of transportation for their daily commute. • The restaurant is planned to be a "fine dining restaurant" and therefore will not be open during the morning hours. However, traffic was projected for the weekday morning to provide for a conservative analysis. Proposed 20 West Apartments Mt Prospect, Illinois 14 KLOWtL • Restaurant traffic may be further reduced to account for residents in the area that may walk to the restaurant or commuters in the area who are already parked in the nearby commuter lots and may patron the restaurant before returning home. Development Traffic Assignment The peak hour traffic volumes projected to be generated by the proposed development (refer to Table 1) were assigned to the area roadways based on the directional distribution analyses for an both access conditions on Busse Avenue at Main Street (Figure 5 and Figure 6). Figure 7 shows the assignment of the development -generated traffic volumes assuming the inbound only access on Busse Avenue at Main Street. Figure 8 shows the assignment of the development -generated traffic volumes assuming the full access on Busse Avenue at Main Street. Year 2023 Base (No -Build) Projected Traffic Condition The Year 2023 base traffic volume projections include regional growth in traffic. To account for the increase in existing traffic related to regional growth in the area (i.e. not attributable to any particular planned development) for Year 2023 conditions, the existing peak hour traffic volumes were increased by a factor of 6 percent (or one percent per year for six years). This increase percentage was based on an average of population forecasts provided by the Chicago Metropolitan Agency for Planning (CMAP). A copy of the CMAP letter is included in the Appendix of this report. Year 2023 Total Projected Traffic Condition The buildout total projected traffic volume condition includes the following: • Existing traffic volumes increased by six percent to account for Year 2023 No -Build regional growth in the area. • Reassignment of traffic using Busse Avenue, west of Main Street to either proceed northbound on Wille Street, or proceed southbound (illegal turning movement) to Northwest Highway. • Development -generated traffic volumes. Figure 9 shows the total projected traffic volumes for Year 2023 conditions assuming the inbound only access on Busse Avenue at Main Street. Figure 10 shows the total projected traffic volumes for Year 2023 conditions assuming the full access on Busse Avenue at Main Street. Proposed 20 West Apartments Mt Prospect, Illinois 15 KLO2M Table 1 ESTIMATED VEHICLE TRIP GENERATION FOR PROPOSED DEVELOPMENT 220 Multi -Family 73 8 32 40 -38 -20 58 25 25 50 566 units Less Multi -Modal Use (13%): -1 -4 -5 -5 -3 -8 -3 -3 -6 -74 Total Residential Trips: 7 28 35 33 17 50 22 22 44 492 932 Restaurant 30 24 54 29 20 49 37 33 70 634 4,984 s.f. — — — — — — — — Total Development Trips: 37 52 89 62 37 99 59 55 114 1,126 Proposed 20 West Apartments Mt Prospect, Illinois 16 KLO2M LLI JLU W ZW ly J� QLU Al NOT TO SCALE t LEGEND 00 - AM PEAK HOUR (7:30-8:30 AM) 83 (00) - PM PEAK HOUR (4:00-5:00 PM) LOOT - SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) Proposed Estimated Site -Generated Traffic Volumes 20 West Apartments (Inbound Only at Busse) Mt Prospect, Illinois Job No: 17-203 Figure: 7 17 `V L 6 (2) 121 --'� x12(9)1121 1 PUBLIC ALLEY— ' — ' r ' — 1 A i g (6) 71 ' 25 (18) 1241 ^ IM t 1' ' SITE }' a' °i j= LN! z' V V . � I /Y ST t-_------------ BU AVE * 9 41 �til • � �3� 1/J J y ♦•♦ I NO • `� N ♦♦♦ I N ♦ g 14 ♦'♦ ° �m 491 t LEGEND 00 - AM PEAK HOUR (7:30-8:30 AM) 83 (00) - PM PEAK HOUR (4:00-5:00 PM) LOOT - SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) Proposed Estimated Site -Generated Traffic Volumes 20 West Apartments (Inbound Only at Busse) Mt Prospect, Illinois Job No: 17-203 Figure: 7 17 LLI JLU W ZW ly J� QLU Al NOT TO SCALE u g� L5(3)131 " r 10 (7) [9] �J j PUBLIC —ALLEY— ' — ' r ' .7 (5) — 17 A I 1 I� . ' 12 (8) [8] ^ 1 � V IM ' M 1 t t' SITE =F0o' 1 Z 1 VCO o • . ' l —1 (2) [3] Bu FST '•� rtfir•------------ ® AVE Y 3 (2) [4] —J' I 1t rBi r.�i 1 (1) [2] B !3 1 r?l !j� 14 (11) [20] I N rBil •♦ N.. • `� N ♦♦♦ g I N ♦ 14 • N C ♦ • ♦ o N te co 901 •� 'K, 9r !gJ N-0 T LEGEND 00 - AM PEAK HOUR (7:30-8:30 AM) 83 (00) - PM PEAK HOUR (4:00-5:00 PM) [001 - SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) Proposed Estimated Site -Generated Traffic Volumes 20 West Apartments (Full Access at Busse) Mt Prospect, Illinois Job No: 17-203 Figure: 8 IN I - LU Y �IH 18 28 (14) [18] •� Q I x25(13)[17] 1 PUBLIC ALLEY_._.r._._._._._. 7 A e 23 (6) [12] ' 56 (23) [41] Q' SITET _ u R ko �/ • W1 O1 �ON1Q V11L V. 1 l► ' 4? .� .J •-------------- " � ss" �sf?� 9!?S, �. !fay �S46, , I 10 IOS�� ' ♦ • ♦ 101 �0 14 1 ♦• ^cm ' .♦ NLD ♦•♦ o�C1MN ♦.` 166 l►i .♦ 1� . 92 �?eJ � l2l, � 89j 1.1361) yr 02� 1 LEGEND 00 - AM PEAK HOUR (7:30-8:30 AM) (00) - PM PEAK HOUR (4:00-5:00 PM) [001 - SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) Proposed Total Projected Traffic Volumes 20 West Apartments (Inbound Only on Busse) Mt Prospect, Illinois 19 A� NOT TO SCALE It L 108 (143) [109] 4 (2) [31 x 72 (32) [38] I t f* M CD hn LLA N M M ., cm .. koM:00 N O iT M t3 r 3S� SO �60r SSV 'WSJ Itr' QC� R N N'fQ u �l1 u xO�� Cn Q KLO'%k— Ke ni �, Lin d � re n,0'H ara,Aboo n a,l nc. Job No: 17-203 Figure: 9 I - LU Y �IH 6S� 18 Q1jA •� ,;!BS4Si� ^ 1 (1) [2] Sf?J?S f tS? ?OJ 14 (11) [20] !0 S o, ` S7 �� '(0 �� J . J of eS / ` `9 14 •♦ mLo ! �•� NSM ` M C10 •` ca['1MN I '�.` 166 l►i f.� 92 ?gj /. 0?J 69i!/�6j.I yr 1 LEGEND 00 - AM PEAK HOUR (7:30-8:30 AM) (00) - PM PEAK HOUR (4:00-5:00 PM) [001 - SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) Proposed Total Projected Traffic Volumes 20 West Apartments (Full Access at Busse) Mt Prospect, Illinois 20 A� NOT TO SCALE It L 108 (143) [109] 4 (2) [3] r 72 (32) [38] I t f M CD L hn LA N M M al tD M: e0 N L O M KLO'%k— Ke ni �, Lin d � re n,0'H ara,Aboo n a,l nc. Job No: 17-203 Figure: 10 27 (15) [19] M Q r 23 (11) 1141 l � � PUBLIC ALLEY_._.r._._._._._. 7 A 21 (5) [1]] r, 43 (13) [25] ' I ZE T t' SITE N �_ Q •—• Lnv , rn Z• 0 co I.Jr• _ 3 (2) [4] 6S� 18 Q1jA •� ,;!BS4Si� ^ 1 (1) [2] Sf?J?S f tS? ?OJ 14 (11) [20] !0 S o, ` S7 �� '(0 �� J . J of eS / ` `9 14 •♦ mLo ! �•� NSM ` M C10 •` ca['1MN I '�.` 166 l►i f.� 92 ?gj /. 0?J 69i!/�6j.I yr 1 LEGEND 00 - AM PEAK HOUR (7:30-8:30 AM) (00) - PM PEAK HOUR (4:00-5:00 PM) [001 - SATURDAY MIDDAY PEAK HOUR (12:00-1:00 PM) Proposed Total Projected Traffic Volumes 20 West Apartments (Full Access at Busse) Mt Prospect, Illinois 20 A� NOT TO SCALE It L 108 (143) [109] 4 (2) [3] r 72 (32) [38] I t f M CD L hn LA N M M al tD M: e0 N L O M KLO'%k— Ke ni �, Lin d � re n,0'H ara,Aboo n a,l nc. Job No: 17-203 Figure: 10 Capacity analyses were performed for the key intersections included in the study area to determine the ability of the existing roadway system to accommodate existing and future traffic demands. Analyses were performed for the weekday morning, weekday evening, and Saturday midday peak hours for the existing (Year 2017) and projected (Year 2023) conditions (with both access improvements on Busse Avenue at Main Street). The traffic analyses were performed using the methodologies outlined in the Transportation Research Board's Highway Capacity Manual (HCM), 2010 and using Synchro/SimTraffic analysis software. The signalized intersection of Main Street (IL 83) and Northwest Highway (US 14) was analyzed using programmed cycle lengths (170 seconds for weekday morning and evening; 160 seconds for Saturday midday), offsets, and phasings to determine the average overall vehicle delay, volume -to -capacity ratios, and levels of service. The analyses for the unsignalized intersections determine the average control delay to vehicles at an intersection. Control delay is the elapsed time from a vehicle joining the queue at a stop sign (includes the time required to decelerate to a stop) until its departure from the stop sign and resumption of free flow speed. The methodology analyzes each intersection approach controlled by a stop sign and considers traffic volumes on all approaches and lane characteristics. The ability of an intersection to accommodate traffic flow is expressed in terms of level of service, which is assigned a letter from A to F based on the average control delay experienced by vehicles passing through the intersection. The Highway Capacity Manual definitions for levels of service and the corresponding control delay for signalized intersections and unsignalized intersections are included in the Appendix of this report. A summary of the traffic analysis results showing the LOS and delay (measured in seconds) for the analyzed signalized intersection for the existing (Year 2017) and future (Year 2023) conditions are presented in Table 2 and Table 3, respectively. A summary of the unsignalized intersections are presented in Table 4. A discussion of each of the intersections follows. Proposed 20 WestApartments Mt Prospect, Illinois 21 KLA N N M 7t � � I 00 M Vl • 00 • W� � Woo � W� � • W W W oc oc 00 O Wo W� Woo 00 M 00 • • W o oc � 00 W � M � W � � • • W W [il • Vl Vl � •1 � O\ M • • 01 `O l� • • � N � M M � p � M O N o0 Vl M l� 00 • Q 00 � A N N M N 0 o N N It It It I • Q I Q I Q � I Q i Q W W W I W It1.0 W W •_ \p l� l� l� l� � \O � M 00 � N W [� a0 � • W W W W W W OO l� l� N w wo w� w� w loc oc 00 oc oc o C llc� 1 to WW) WW) W-+ Wm 10� 71: • 01 01 p� 01 �p M � M --� N �O • • W W W W W W O `O �n M 0 0 00 Q 00 /� Q N Q •� 0000 O o� �oc • • 00 00 O 06 ~ C1 ~ C1 .--i U U Z3 Z3 Z3 Z3 � ww w • ACA M N Table 4 CAPACITY ANALYSES RESULTS - UNSIGNALIZED INTERSECTIONS Weekday A.M. Weekday P.M. Saturday Midday Peak Hour Peak Hour Peak Hour Condition LOS - Delay LOS - Delay Busse Avenue and Main Street (IL 83) NBL: A - 8.0 NBL: A - 8.6 NBL: A - 8.8 Existing (Year 2017) SBL: A - 8.0 SBL: A - 8.2 SBL: A - 8.2 WBA: B - 13.0 WBA: B - 11.6 WBA: B -12.8 NBL: A - 8.2 NBL: A - 8.9 NBL: A - 9.2 Projected (IB Access) SBL: A - 8.1 SBL: A - 8.2 SBL: A - 8.3 WBA: B - 13.2 WBA: B - 11.7 WBA: B -14.6 NBL: A - 8.3 NBL: A - 8.9 NBL: A - 9.1 SBL: A - 8.1 SBL: A - 8.2 SBL: A - 8.3 Projected (Full Access) WBA: B - 13.5 WBA: B - 11.9 WBA: C -15.1 EBA: B-11.5 EBA: B-13.5 EBA: C-15.5 Public Alley and Main Street (IL 83) Existing (Year 2017) EBA: B - 10.9 EBA: B - 10.3 EBA: B - 12.1 Projected (IB Access) EBA: B - 11.5 EBA: B - 12.2 EBA: B - 13.2 Projected (Full Access) EBA: B - 11.4 EBA: B - 12.5 EBA: B - 13.5 Public Alley and Wille Street Existing (Year 2017) WBA: A - 8.8 WBA: A - 8.7 WBA: A - 8.7 Projected (IB Access) WBA: A - 8.9 WBA: A - 8.9 WBA: A - 8.9 Projected (Full Access) WBA: A - 8.9 WBA: A - 8.9 WBA: A - 8.9 Wille Street and Northwest Highway (US 14) EBL: A - 8.1 EBL: A - 8.3 EBL: A - 8.1 Existing (Year 2017) SBA: B - 10.1 SBA: B - 10.2 SBA: A - 9.6 Projected (IB Access) EBL: A - 8.2 EBL: A - 8.4 EBL: A - 8.1 SBA: B - 10.7 SBA: B - 10.6 SBA: A - 9.8 EBL: A - 8.2 EBL: A - 8.7 EBL: A - 8.1 Projected (Full Access) SBA: B - 10.8 SBA: B - 10.7 SBA: A - 9.9 *A = Approach by direction (e.g. WBA = Westbound Approach). *L = Left -tum by direction (e.g. WBL = Westbound Left -turn). IB Access - Inbound Access only on Busse Avenue, west of Main Street. Full Access - Full Access on Busse Avenue, west of Main Street. Proposed 20 West Apartments Mt Prospect, Illinois ��,�A 1\ 24 The following is an evaluation of the analyzed intersections based on the projected traffic volumes and the capacity analyses performed. Main Street (IL 83) and Northwest Highway (US 14) The capacity analyses show that this signalized intersection will continue to operate at the same overall level of service delay under future conditions, regardless of whether the access at Busse Avenue is inbound only or full access. The southbound left -turn movements operate at an undesirable level of service due to a combination of factors including the limited greentime it is given, the phase is protected only (left -turn arrow only), and the long cycle length of 170 seconds where this movement will have to wait over two minutes before receiving the next phase of greentime. The queue analyses show that the southbound queue will not extend to Busse Avenue during normal operations. As noted, field observations noted that southbound queuing may occasionally extend to or beyond Busse Avenue when the railroad crossing gates are down, just south of the signalized intersection. It was further noted that this resulting queue typically dissipates after the next full green cycle. No roadway and/or traffic control improvements are recommended at this intersection in conjunction with the proposed development. Busse Avenue and Main Street (IL 83) Busse Avenue has a two-way orientation east of Main Street and a one-way westbound orientation west of Main Street. A northbound left -turn lane and a southbound left -turn lane are provided on Main Street. Inbound Only Access • In its initial phase, Busse Avenue will remain one-way westbound, west of Main Street. • The capacity analyses show that this intersection will operate at an acceptable level of service and delay. • No improvements to the westbound approach (east of Main Street) are needed, which currently provides a shared through/left-turn lane and an exclusive right -turn lane. • Based on the 95th percentile queue analysis, the northbound left -turn lane will have a queue no greater than one car length, or approximately 25 feet. Therefore, the existing northbound left -turn lane storage of approximately 55 feet will continue to be adequate. • Based on the 95th percentile queue analysis, the southbound left -turn lane will have a queue no greater than one car length, or approximately 25 feet. Therefore, the existing southbound left -turn lane storage of approximately 110 feet will continue to be adequate. • No roadway improvements are needed or recommended on Main Street at this intersection. • A high visibility crosswalk should be provided across the west leg of the intersection. Proposect 20 West Apartments Mt Prospect, Illinois 25 Full Access on Busse • Subject to IDOT approval, the development proposes to convert Busse Avenue to allow two-way traffic west of Main Street to allow full access to/from Main Street and improve overall site circulation for entering and exiting traffic. • Allowing full access provides the following benefits. o Provides an additional/optional exit access at Main Street so that not all surface parking traffic is forced to exit onto the public alley to the north. o Improves vehicle circulation within the site. • The capacity analyses show that this intersection will operate at an acceptable level of service and delay with a full access, west of Main Street. • The access driveway should provide one lane inbound and one lane outbound under stop sign control. • No improvements to the westbound approach (east of Main Street) are needed, which currently provides a shared through/left-turn lane and an exclusive right -turn lane. • Based on the 95th percentile queue analysis, the northbound left -turn lane will have a queue no greater than one car length, or approximately 25 feet. Therefore, the existing northbound left -turn lane storage of approximately 55 feet will continue to be adequate. • Based on the 95th percentile queue analysis, the southbound left -turn lane will have a queue no greater than one car length, or approximately 25 feet. Therefore, the existing southbound left -turn lane storage of approximately 110 feet will continue to be adequate. • No roadway improvements are needed or recommended on Main Street at this intersection. • A review of the projected peak hour traffic volumes assuming full access west of Main Street reveals that a traffic signal is not warranted based on traffic volume thresholds. • A high visibility crosswalk should be provided across the west leg of the intersection. Public Alley at Main Street (IL 83) and Wille Street The public alley provides one lane in each direction and is under stop sign control at its T - intersection with Main Street to the east and Wille Street to the west. The capacity analyses show that these respective intersections will continue to operate at acceptable levels of service under projected traffic conditions, regardless of the access on Busse Avenue at Main Street. Therefore, no traffic control or roadway improvements are recommended at either intersection in conjunction with the proposed development. Public Alley • As noted, the public alley provides one lane in each direction between Wille Street and Main Street with parking available on both sides of the roadway. The existing peak hour traffic volumes show that traffic both entering and exiting the alley from both Wille Street and Main Street are consistent with the traffic volumes expected to be generated by the residential development to the north and the restaurant/commercial properties to the south. Proposect 20 West Apartments Mt Prospect, Illinois 26 �4�'72 11 • The traffic counts further show that no trucks accessed the alley during peak hours of commuter traffic when the proposed residential development is anticipated to generate peak hour vehicle trips. • The proposed development will have a low impact on the existing traffic operations along the public alley given the low volume of traffic estimated to use the alley during peak hours. Wille Street and Northwest Highway (US 14) Wille Street intersects Northwest Highway from the north under stop sign control providing a separate left -turn lane and a separate right -turn lane. The fourth/south leg of the intersection is an access driveway to a commuter parking lot. The capacity analyses show that this intersection will continue to operate at acceptable levels of service under projected traffic conditions. As noted, the existing traffic volumes at Wille Street and Busse Avenue show that there is a high volume of vehicles making illegal left -turn movements from Busse Avenue onto southbound Wille to make a right -turn turn at Northwest Highway. With the closure of Busse Avenue at Wille Street, this intersection may actually improve in overall operations due to a reduction in vehicles accessing this intersection during peak hours. No traffic control or roadway improvements are recommended at this intersection in conjunction with the proposed development. Busse Avenue Closure Busse Avenue currently extends west, terminating at its intersection with Wille Street and restricted to right -turns only (to northbound Wille Street). A review of the existing traffic volumes shown in Figure 4 indicates that there is cut -through traffic on Busse Avenue and a high volume of vehicles were observed to make a left -turn (westbound to southbound Wille Street) to turn right and travel northwestbound on US 14. These cut -through vehicles are coming from westbound Busse Avenue, east of Main Street that are continuing west on Busse Avenue to Wille Street to avoid having to travel south on Main Street and then northwest on US 14 at the traffic signal. In conjunction with this development, Busse Avenue will be vacated from its intersection at Wille Street within the site with the terminus becoming a roundabout to serve the internal site circulation. Closing Busse Avenue at Wille Street will have a low impact on the surrounding roadway network for the following reasons. • At its intersection with Wille Street, Busse Avenue traffic is restricted to right -turns out (northbound Wille Street) only and does not provide access to Northwest Highway. Further, the cut -through traffic will be removed from Wille Street. • Busse Avenue is one-way westbound between Main Street and Wille Street. As such, traffic on Wille Street is currently not able to access Busse Avenue. • The development proposes an exit access at the public alley to the north as well as full access on Busse Avenue, west of Main Street. Proposect 20 West Apartments Mt Prospect, Illinois 27 �4 �' 7—. d I" \9 • "No Thru Traffic" signage should be posted on Busse Avenue, west of Main Street to deter through traffic from circulating through the site to the east -west public alley to the north. West Garage Access and Public Alley • The west garage access will provide access to the first floor parking garage serving the residential apartment units. • The garage door/access ramp should be wide enough to allow for two-way traffic flow. • A garage transponder or similar device should be provided to the residents to allow efficient and quick opening of the garage door to avoid site traffic from stacking into the public alley, potentially blocking east -west traffic flow through the public alley. • The exiting ramp at its approach to the alley should be under stop sign control. East Garage Access and Public Alley • The east garage access will provide access to the lower level of the parking garage serving the residential apartment units. • The ramp and garage door should be wide enough to allow two-way traffic flow. • The ramp should be extended south of the proposed residential lobby to improve vehicles turning to/from the ramp onto the garage level. • The exiting ramp at its approach to the alley should be under stop sign control. Exit Access and Public Alley • The development site proposes a one-way northbound exit access that will extend from the proposed Busse Avenue roundabout to the east -west public alley to the north. • The access should provide one lane outbound under stop sign control. Proposect 20 West Apartments Mt Prospect, Illinois Truck Deliveries Single -unit trucks and garbage trucks will utilize the roundabout on Busse Avenue to access the building via Main Street and the proposed two-way pattern on Busse Avenue. Any large truck deliveries could be made from Wille Street, which will require restricting the on -street parking spaces on the east side of the street, or from Northwest Highway during scheduled delivery times. Allowing deliveries on Northwest Highway will require the provision of the additional on -street parking on the north side of Northwest Highway along the site frontage and the designation of a loading zone within that area. Autoturns were conducted for trucks and emergency vehicles navigating the site and are included in the Appendix of this report. Internal Circulation • The development plan, in its initial phase, will maintain Busse Avenue with a one-way inbound orientation from Main Street. Vehicles will proceed westbound to the roundabout to pick-up/drop-off residents/restaurant patrons and then either proceed around the roundabout and exit the site via the exit at the Public Alley, or proceed eastbound back towards Main Street, but then make a right turn to enter the surface parking lot. • The parking lot will have a one-way, clockwise orientation and exit at the roundabout. It is recommended that "Do Not Enter" signs be posted at the exit intersection with the roundabout to deter opposing vehicles from entering the one-way parking aisle orientation. • It is recommended that Busse Avenue be widened to provide two lanes to allow two-way traffic flow at its intersection with Main Street to provide an additional/optional exit access at Main Street so that not all surface parking traffic is forced to exit onto the public alley to the north. Parking Evaluation As noted, the development proposes 78 parking spaces for the 73 residential units, resulting in a 1.07 parking spaces per residential unit parking ratio. Parking Based on Village Code Based on Village Code, a total of 85 parking spaces are required. This includes 1 space for every efficiency/studio or one bedroom unit (total of 50 units) and 1.5 spaces per unit for every 2 bedroom unit (total of 23 units). Parking Based on ITE Data In reviewing the survey data published in the ITE- 4th Edition of the Parking Generation Manual for Land Use Code 221 (Low/Mid-Rise Apartments), the following was determined: Proposect 20 West Apartments Mt Prospect, Illinois 29 �4�/72 INN The average peak parking demand ratio based on the number of bedrooms ranged between 0.9 and 1.0 spaces per bedroom. The development proposes 78 parking spaces for a total of approximately 96 bedrooms (0.81 spaces per bedroom ratio). The rate shows a direct correlation between the number of bedrooms and the peak parking demand. Developments with less than 1.5 bedrooms per unit had a peak parking demand of 92 percent of the average peak parking demand. This will apply to the proposed development since the development proposes an average of 1.32 bedrooms per unit. Parking Based on Transit -Oriented Development Data The proposed development is considered a Transit -Oriented Development (TOD) due to its close proximity to the Metra station, other nearby modes of travel, and the availability of goods and services within a walkable distance. Parking studies conducted of similar TOD developments in the area show that car ownership is approximately 15 percent less for residents in a TOD development. Further, studies have also found that the peak parking demand ranged from 0.9 vehicles per unit to 1.05 vehicles per unit. Also, the close proximity of commuter parking that can be used in the evening will also benefit the development with respect to visitors for the residential development, as well as patrons of the restaurant. Lastly, the proposed parking ratio of 1.07 spaces per unit is similar to other apartment developments (built or planned) in the Chicago area that are located within proximity to train stations. A review of the parking supply at similar developments indicates that they provide an average ratio of 1.21 spaces per unit. Approximately 60 percent of the apartment developments provide less than 1.25 spaces per unit. A summary table of the location, number of units and parking spaces provided for these developments are shown in Table 5. On -Street Parking on Northwest Highway In conjunction with the proposed development, there are plans to improve Northwest Highway to allow on -street parking on the north side of the roadway between Wille Street and Main Street. Providing this on -street parking offers the following benefits. • Provides convenient and accessible parking to the proposed restaurant, which will front Northwest Highway. • Provides additional accessible and convenient parking to the other surrounding retail and restaurant uses. • Allows for truck deliveries to the restaurant or residential land uses during non -peak hour periods. • Providing additional on -street parking is consistent with those spaces already provided on the north side of Northwest Highway between Main Street and Emerson Street and at other downtown locations such Arlington Heights or Des Plaines. Proposect 20 West Apartments Mt Prospect, Illinois 30 Table 5 PARKING RATIOS OF APARTMENT DEVELOPMENTS (NEAR PUBLIC TRANSIT) Development Ratio Walker & Parker Clarendon Hills 42 42 1.00 Forest & Gilbert Downers Grove 89 102 1.15 Adriatic Grove Downers Grove 48 64 1.33 Residences at the Grove Downers Grove 294 345 1.17 100 North Addison Elmhurst 165 199 1.21 1717 Ridge Evanston 175 205 1.17 AMLI Evanston Evanston 214 312 1.46 Central Station Evanston 80 80 1.00 E2 Evanston 356 371 1.04 The Reserve at Evanston Evanston 195 219 1.12 Midtown Square Glenview 138 160 1.16 The Reserve at Glenview Glenview 239 333 1.39 Uptown La Grange La Grange 254 336 1.32 Ninety7Fifty on the Park Orland Park 295 300 1.02 Wheaton 121 Wheaton 306 400 1.31 The Residences of Wilmette 75 117 1.56 Wilmette Average 185 224 1.21 Proposect 20 West Apartments Mt Prospect, Illinois 31 �4 �, 7-. , I" \9 Kenig, Lindgren, O'Hara, Aboona, Inc. (KLOA, Inc.) conducted a traffic impact study for the proposed 20 West Apartments development to be located in the northwest quadrant of the signalized intersection of Main Street (IL 83) and Northwest Highway (US 14) in Mt Prospect, Illinois. The plans call for a total of 73 apartment units and an approximate 4,984 square -foot restaurant space at the south end of the building fronting Northwest Highway. A total of 78 parking spaces will be provided for the residents of the building in a two-level garage with access off the east -west public alley located at the north end of the development. In conjunction with this development, a portion of Busse Avenue within the site, which currently intersects Wille Street, will be vacated to become a roundabout within the site to serve as the main driveway to the residential building and restaurant. The development proposes access off Main Street via Busse Avenue, as well as from the east -west public alley on the north end of the site. The findings and recommendations of the traffic study are as follows. • The proposed development is considered a Transit -Oriented Development (TOD) due to its close proximity to the Metra station, other nearby modes of travel, and the availability of goods and services within a walkable distance. As such, peak hour trip generation volumes for the residential apartments may be further reduced. Further, the restaurant traffic may be further reduced to account for residents in the area that may walk to the restaurant or commuters in the area who are already parked in the nearby commuter lots and may patron the restaurant before returning home. • Busse Avenue is currently one-way westbound only, west of Main Street. In conjunction with this proposed development, there are plans to eventually allow full access (both inbound and outbound) movements on Busse Avenue, west of Main Street. • Regardless of whether Busse Avenue is inbound only or full access, west of Main Street, the overall intersection will continue to operate at acceptable levels of service. As a full access, the west leg should provide one lane inbound and one lane outbound under stop sign control. A traffic signal is not warranted as a full access intersection. • The parking lot will have a one-way, clockwise orientation and exit at the roundabout. It is recommended that "Do Not Enter" signs be posted at the exit intersection with the roundabout to deter opposing vehicles from entering the one-way parking aisle orientation. • The proposed development will have a low impact to the existing traffic operations along the public alley to the north of the site. The public alley provides garage and loading access to the residential development to the north, as well as the commercial land uses to the south. Further, there is parking available on both sides of the alley. Proposect 20 West Apartments Mt Prospect, Illinois 32 KLQAls, • The Public Alley will continue to operate at acceptable levels of service at its respective intersections with Wille Street and Main Street, providing access to the two proposed garage ramps and the exit access from the proposed roundabout/surface parking lot area. No improvements are recommended along the public alley in conjunction with the proposed development. • Closing Busse Avenue at Wille Street will have a low impact on the surrounding roadway network for the following reasons. o At its intersection with Wille Street, Busse Avenue traffic is restricted to right - turns out (northbound Wille Street) only and does not provide access to Northwest Highway. Further, the cut -through traffic will be removed from Wille Street. o Busse Avenue is one-way westbound between Main Street and Wille Street. As such, traffic on Wille Street is currently not able to access Busse Avenue. o The development proposes an exit access at the public alley to the north as well as full access on Busse Avenue, west of Main Street. o "No Thru Traffic" signage should be posted on Busse Avenue, west of Main Street to deter through traffic from circulating through the site to the east -west public alley to the north. o A high visibility crosswalk should be provided across the west leg of Busse Avenue at Main Street. • The signalized intersection of Main Street (IL 83) and Northwest Highway (US 14) will continue to operate at the same levels of service as under existing conditions. This includes the existing traffic volumes increased by a regional growth factor, the addition of rerouting of vehicles that are currently cutting through to US 14 via the Busse Avenue/Wille Street intersection, and the development -generated traffic volumes. No improvements are recommended at this intersection in conjunction with the proposed development. • The unsignalized intersection of Wille Street and Northwest Highway will continue to operate at acceptable levels of service. No improvements are needed or recommended at this intersection in conjunction with the proposed development. • Trucks are able to navigate the roundabout and exit to the public alley to the north or Main Street to the east assuming full access at this intersection. • The proposed parking ratio of 1.07 spaces per unit (a total of 78 parking spaces for 73 apartment units) is similar to other apartment developments (built or planned) in the Chicago area that are located within proximity to train stations. A review of the parking supply at similar developments indicates that they provide an average ratio of 1.21 spaces per unit. Approximately 60 percent of the apartment developments provide less than 1.25 spaces per unit. Proposect 20 West Apartments Mt Prospect, Illinois 33 �4 �, 7—. d I" \9 The proposed on -street parking on the north side of Northwest Highway between Wille Street and Main Street will provide convenient and accessible parking to the proposed restaurant, serve as a delivery/loading zone during non -peak hours, and will be consistent with the existing on -street parking also on the north side of Northwest Highway, between Main Street and Emerson Street, as well as other downtown locations such as Arlington Heights and Des Plaines. Proposect 20 West Apartments Mt Prospect, Illinois 9M �4�/72 11 Nicholas & Associates',.. Inc. q'iaridN!„�'Il(v�w�'V».��r.un.�d�'eu�✓�f.,��«��1�'��"/� ��"" r" i � rj¢m mmm�jm� 9 �r�"1T"i%'"„ August 2, 2017 N„ Mr. Peter Panagopoulos VILUE OF 4827 Cross Pointe Dr. Oldsmar, FL MT. P °° OsPE RE: 20 W. Northwest Highway, Mount Prospect IL Mr. Panagopoulos, -NED N °h �G "rospect As discussed this letter will serve as a preliminary agreement between The Panagopoulos Family and Nicholas Associates, Inc. regarding the property at 20 W. Northwest Hwy. Subject to terms and conditions that will be incorporated in a subsequent contract agreement, you, as owner, agree to cooperate with plans to redevelop 20 W. Northwest Highway in conjunction with the property at Busse Avenue and Wille Street in a manner similar to the concept plan shown here. Namely, this plan includes construction and paving on your property as part of a project to build a new apartment building and the related parking and traffic modifications. The project will require planning, zoning, engineering and building approvals from the Village of Mount Prospect. Should you have any questions or comments please do not hesitate to call to further discuss. If satisfactory please acknowledge our agreement to work together by signing below. Sincerely, Nick E. Papanichol s,Jr. President MPgopoulo;sDa e 1001Feehanville Drive Mount Prospect, IL 60056 Phone (847) 394-6200 Fax (847) 394-6205 A., AIN M q-1 V, IH , ��!_ -W - UN, gi!n2 wMMM qz�� Nw� zo:H qHO N'H 44 N H ufiR H, HA 58 Mp� Hvp- M Rho Z Z ...... 0 0 q HH. - > > 0 0 M ffi MH M., M U) U) LL o U) LU 0 1 .4 3: 11 .J CL o-, co 3inoH sioNi'll -------------------------- .j Z o-, --------------------------- L-3all.Lg-- Nvvw- wi-Ln*s- 4c Lu "n. Ma� 121 to v 'o -.0 0 01. M — A7 4Ff N A E t p4s - — - — - — - — - — - — - - — - — - L3 t1i u Nicholas & Associates, Iroc�o February 26, 2018 William J. Cooney, AICP Director of Community Development Village of Mount Prospect 50 S. Emerson Street Mount Prospect, IL 60056 or Via fax; 847/818-5329 or Via email: bcooney@mountprospect.org Dear Mr. Cooney, The Planning & Zoning Commission recommended approval of our Final Plat and PUD for 20West by a unanimous vote. Our request is scheduled to go before the Village Board for the ordinance's first reading on March 6, 2018. We are requesting that the Village Board waive the second reading, tentatively scheduled for March 22, 2018, and take final action at the March 6th meeting because time is of the essence in starting construction on the project. I appreciate your assistance in facilitating this request. Should you have any questions, feel free to contact us at 847-394-6200. Sincerely, Nicholas Papanich las, Jr. 1001 Feehanville Drive Mount Prospect, IL 60056 Phone (847) 394-6200 Fax (847) 394-6205 MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -01-18 PROPERTY ADDRESS: PETITIONER: PUBLICATION DATE: REQUEST: MEMBERS PRESENT MEMBERS ABSENT: STAFF MEMBERS PRESENT: INTERESTED PARTIES: Hearing Date: February 22, 2018 20 W. Northwest Highway Nicholas and Associates February 7, 2018 CU: Final Planned Unit Development Final Plat of Subdivison Thomas Fitzgerald Agostino Filippone William Beattie Norbert Mizwicki Walter Szymczak Joseph Donnelly, Chair Sharon Otteman Lisa Griffin Bill Cooney -Director of Community Development Consuelo Arguilles-Deputy Director of Community Development Jason Shallcross-Development Review Planner Chairman Donnelly called the meeting to order at 7:01 pm. Commissioner Beattie made a motion seconded by Commissioner Szymczak to approve of the minutes from the Planning and Zoning Commission meeting on January 25, 2018. The minutes were approved 7-0. Chairman Donnelly introduced case, PZ -01-18 as 20 W. Northwest Highway and stated the case is Village Board final. Mr. Shallcross gave a brief description of Subject Property and explained the proposed Planned Unit Development for the site consists of a seventy-three unit mix -use apartment building with a two story restaurant attached along with off-site improvements to the parking lot and a roundabout at Busse Avenue. After a detailed description of the Petitioner's request, Mr. Shallcross stated that Staff had reviewed the Petitioner's request and believes that the standards for a conditional use have been met and would be in the best interest of the Village. He stated that Staff recommends the Planning and Zoning Commisison make a motion to adopt staffs findings as the findings of the Planning and Zoning Commission and recommend approval of the following motion: "To approve: Planning and Zoning Commission Meeting- February 22, 2018 PZ -01-18 Joseph Donnelly, Chair A plat of subdivision titled "Final Plat of Subdivision Twenty West Subdivision"; and 2. A Conditional Use for a preliminary planned unit development (PUD) consisting of a six story, seventy- three (73) unit apartment building with a four thousand six hundred seventeen (4,617) square foot restaurant and seventy-eight (78) garage parking spaces, subject to the following conditions of approval: a. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and b. Development of the site in general conformance with the plans prepared by 222 Architects, dated January 31, 2018" Chairman Donnelly asked if there were a condition for parking. Mr. Shallcross stated that a parking condition is not required for a PUD. There were some general questions about off street parking from the commission and staff answered accordingly. Commissioner Filippone asked if there will be a loading zone for deliveries. Mr. Cooney addressed the question stating that the loading zone will not be on Northwest Highway, but will be on Wille Street and or the roundabout circle in front of the building. Chairman Donnelly swore in Nick Papanicholas Jr. 300 n. Oak Street, Mount Prospect. Mr. Papanicholas gave his positive opinion about the proposed project. Chairman Donnelly swore in Chris Coleman 1001 Feehanville Drive. Mr. Coleman gave a brief introduction about the proposed project including the changes to the site plan. He highlighted some of the changes as follows: • Including a full access point off of Busse Avenue • Additional landscaped area on the corner of Wille Street & Northwest Highway • Squared off parking areas to allow another landscaped area Chairman Donnelly asked what the estimated number of cars will be going out on to Elmhurst Road from the site. Mr. Coleman stated majority of the traffic will go right on to Elmhurst Road and head south, he didn't have an exact percentage. Chairman Donnelly explained that the commission received one written comment against the project and several positive comments. Chairman Donnelly opened the discussion up to the public. Citizens to Be Heard: Planning and Zoning Commission Meeting- February 22, 2018 PZ -01-18 Joseph Donnelly, Chair 3 Sandra Marcoux, I I S. Wille: Stated her concerns about traffic patterns in the alley way and how they will affect the residents in Village Center Condominiums. John Schmoldt, 6 W. Busse Avenue: Business owner of FA Skates is concerned with customer parking for his business. The Petitioner addressed the citizens concerns as follows: • They do not have IDOT approval yet for the full access on to Busse but has submitted the request. Bill Cooney interjected that the Busse full access point is not a condition for approval. • The traffic study did account for the traffic going into the alley way from the parking garage • Stated that the fire department would have a problem with the elimination of the one way egress out into the alley way • Stated that the headlights shining into the windows wouldn't be an issue as more cars are going into the garage in the evening as opposed to leaving the garage Mr. Shallcross addressed the FA Skates business owner's concern explaining that per code- the size of the business doesn't require any parking stalls. Mr. Cooney interj ected that the business owner can get aparking pass for free for the Village garage. Mr. Cooney also confirmed that the fire department has reviewed the submitted plans and is in support. There was general discussion between the board, Petitioner, and Staff regarding the time slots chosen for the traffic study. Mr. Cooney addressed a comment from Commissioner Filippone's question about a pedestrian bridge across Elmhurst Road. Citizens to Be Heard: Sandra Marku, I I S. Wille: Reiterated her concerns about the headlights shining into windows from the parking garage ramp. Sandra Tureck- 10 S. Wille: Stated concerns about delivery trucks in the alley way and that deliveries should be made in the roundabout and the traffic about the traffic the site will generate. Sybil Sosin, I I S. Wille- Stated concerns about the current traffic in the alley way. Dawn Fletcher -Collins, 545 Prospect Manor- thanked staff and residents for their comments and willingness to fulfill a much needed downtown development. There was general discussion regarding the entry to the parking garage and the negative issues it would cause if it was moved to the roundabout. Also the reiteration of the full access of Busse Avenue. The public portion of the hearing was closed. Commissioner Mizwicki made a motion seconded by Commissioner Beattie to approve the following motion: "To approve: Planning and Zoning Commission Meeting- February 22, 2018 PZ -01-18 Joseph Donnelly, Chair 4 A plat of subdivision titled "Final Plat of Subdivision Twenty West Subdivision"; and 2. A Conditional Use for a preliminary planned unit development (PUD) consisting of a six story, seventy- three (73) unit apartment building with a four thousand six hundred seventeen (4,617) square foot restaurant and seventy-eight (78) garage parking spaces, subject to the following conditions of approval: a. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and b. Development of the site in general conformance with the plans prepared by 222 Architects, dated January 31, 2018" There was general discussion between the commission members regarding the project. UPON ROLL CALL: AYES: Filippone, Fitzgerald, Beattie, Mizwicki, Symczak, Donnelly NAYS: None The vote was approved 6-0 with a positive recommendation to Village Board. After hearing two additional cases, Commissioner Fillipone made a motion seconded by Commissioner Fitzgerald and the meeting was adjourned at 9:31 pm. 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BUSSE RIGHT-OF-WAY, MOUNT PROSPECT, ILLINOIS (TWENTY WEST) WHEREAS, Nicholas & Associates (the "Petitioner") has requested approval of a Final Plat of Subdivision for the purpose of creating one (1) lot of record and granting the required easements along the property lines for the property located at 20 W. Northwest Highway, 30-34 W. Busse Avenue and the west end (0.21 acres) of W. Busse Avenue right-of-way (the "Subject Property") as legally described in Exhibit "A"; and PARCEL 1: LOT 1 OF DUNKIN' DONUTS RESUBDIVISION OF SUBLOT 1 IN THE RESUBDIVISION OF LOTS 4 AND 5 IN BLOCK 16 IN JOHN MEYN'S SUBDIVISION OF PART OF BLOCK 16 OF MT. PROSPECT, A SUBDIVISION IN THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PARCEL 2: THAT PART OF LOT 2 IN BLOCK 3 IN BUSSE AND WILLE'S RESUBDIVISION IN MOUNT PROSPECT IN THE WEST 1/2 OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT A POINT OF INTERSECTION OF THE WEST LINE OF THE EAST 60 FEET OF SAID LOT 2 WITH THE NORTH LINE OF BUSSE AVENUE AS DEDICATED BY DOCUMENT NO. 342070; THENCE WESTWARD ALONG THE SAID NORTH LINE, A DISTANCE OF 50.01 FEET TO THE POINT OF BEGINNING; THENCE NORTH 00 DEGREES 06 MINUTES 53 SECONDS EAST, PARALLEL WITH THE EAST LINE OF SAID LOT 2 IN BUSSE AND WILLE'S RESUBDIVISION IN MOUNT PROSPECT, 101.08 FEET TO A POINT ON A LINE THAT IS THE WESTERLY EXTENSION OF THE SOUTHERNMOST LINE OF LOT 2 IN MOUNT PROSPECT CENTRAL DISTRICT SUBDIVISION OF PART OF THE WEST 1/2 OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 23, 1949 AS DOCUMENT 1275902; THENCE NORTH 89 DEGREES 35 MINUTES 57 SECONDS EAST, ALONG SAID WESTERLY EXTENSION, 27.00 FEET; THENCE SOUTH 00 DEGREES 06 MINUTES 44 SECONDS WEST, PARALLEL WITH THE EAST LINE OF SAID LOT 2 IN BUSSE AND WILLE'S RESUBDIVISION IN MOUNT PROSPECT, 100.88 FEET TO THE NORTH LINE OF BUSSE AVENUE; THENCE SOUTH 89 DEGREES 10 MINUTES 36 SECONDS WEST, ALONG THE NORTH LINE OF BUSSE AVENUE, 27.01 FEET TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS. PARCEL 3: LOT 1 IN IN MEERSMAN RESUBDIVISION IN MOUNT PROSPECT, BEING A RESUBDIVISION OF PART OF THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF REGISTERED IN THE REGISTRAR'S OFFICE OF COOK COUNTY, ON OCTOBER 27, 1986 AS DOCUMENT LR35-61-889, EXCEPTING THEREFROM THE FOLLOWING TRACT DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID LOT 1; THENCE SOUTH 00 DEGREES 06 MINUTES 53 SECONDS WEST, ALONG THE EAST LINE OF SAID LOT 1, A DISTANCE OF 23.07 FEET; THENCE SOUTH 89 DEGREES 35 MINUTES 57 SECONDS WEST 46.73 FEET TO THE WEST LINE OF SAID LOT 1; THENCE NORTH 00 DEGREES 08 MINUTES 52 SECONDS WEST, ALONG SAID WEST LINE, 24.71 FEET TO THE NORTH LINE OF SAID LOT 1; THENCE SOUTH 88 DEGREES 23 MINUTES 49 SECONDS EAST, ALONG SAID NORTH LINE, 46.86 FEET TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS. PARCEL 4: LOT 2 IN MEERSMAN RESUBDIVISION IN MOUNT PROSPECT BEING A RESUBDIVISION OF PART OF THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO PLAT THEREOF REGISTERED IN THE REGISTRAR'S OFFICE OF COOK COUNTY, ON OCTOBER 27, 1986 AS DOCUMENT NUMBER LR3561889, EXCEPT THEREFROM THE FOLLOWING DESCRIBED PROPERTY: BEGINNING AT THE NORTHEAST CORNER OF SAID LOT 2; THENCE SOUTH 00 DEGREES 06 MINUTES 44 SECONDS WEST, ALONG THE EAST LINE OF SAID LOT 2 A DISTANCE OF 21.32 FEET; THENCE SOUTH 89 DEGREES 35 MINUTES 57 SECONDS WEST 23.00 FEET TO THE WEST LINE OF SAID LOT 2; THENCE NORTH 00 DEGREES 06 MINUTES 44 SECONDS EAST, ALONG SAID WEST LINE 22.12 FEET TO THE NORTH LINE OF SAID LOT 2; THENCE SOUTH 88 DEGREES 23 MINUTES 49 SECONDS EAST, ALONG SAID NORTH LINE, 23.00 FEET TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS. PARCEL 5: THAT PART OF WEST BUSSE AVENUE AND WILLIE STREET IN THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF LOT 1 OF DUNKIN' DONUTS RESUBDIVISION OF SUBLOT 1 IN THE RESUBDIVISION OF LOTS 4 AND 5 IN BLOCK 16 IN JOHN MEYN'S SUBDIVISION OF PART OF BLOCK 16 OF MT. PROSPECT, A SUBDIVISION IN THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN; THENCE S01°09'25"E ALONG THE WEST LINE OF SAID LOT 1 FOR A DISTANCE OF 14.74 FEET TO A POINT OF CURVE ON THE WEST LINE OF SAID LOT 1; THENCE SOUTHEASTERLY ALONG A CURVE TO THE LEFT BEING THE WESTERLY LINE OF SAID LOT 1, SAID CURVE HAVING AN ARC LENGTH OF 37.97 FEET, A RADIUS OF 20.00 FEET, A CHORD BEARING OF S05001'24"E AND A CHORD LENGTH OF 32.52 FEET THE SOUTHWESTLY CORNER OF SAID LOT 1; THENCE N59023'32"W ALONG THE NORTHWESTERLY EXTENTION OF SAID LOT 1, FOR A DISTANCE OF 69.89 FEET TO A POINT ON A LINE BEING THE SOUTHERLY EXTENTION OF THE WEST LINE OF LOT 1 IN MEERSMAN RESUBDIVISION IN MOUNT PROSPECT, BEING A RESUBDIVISION OF PART OF THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF REGISTERED IN THE REGISTRAR'S OFFICE OF COOK COUNTY, ON OCTOBER 27, 1986 AS DOCUMENT LR35-61-889; THENCE N01006'07"W ALONG SAID WEST LINE OF LOT 1 MEERSMAN RESUBDIVISION IN MOUNT PROSPECT AS EXTENDED SOUTH FOR A DISTANCE OF 118.03 FEET TO A POINT ON THE WEST LINE OF SAID LOT 1 MEERSMAN RESUBDIVISION IN MOUNT PROSPECT, SAID POINT BEING THE NORTHWEST CORNER OF VACATED WILLIE STREET RECORDED MAY 30, 2000 AS DOCUMENT NUMBER 454455: THENCE SOUTHEASTERLY ALONG A CURVE TO THE LEFT, BEING THE EASTERLY LINE OF SAID VACATED WILLIE STREET, SAID CURVE HAVING AN ARC LENGTH OF 34.02 FEET, A RADIUS OF 50.00 FEET, A CHORD BEARING OF S20024'06"E AND A CHORD LENGTH OF 33.37 FEET, TO THE SOUTHEAST CORNER OF SAID VACATED WILLIE STREET, ALSO BEING A POINT ON THE SOUTH LINE OF SAID LOT 1 IN MEERSMAN RESUBDIVISION AND ALSO BEING THE NORTH LINE OF BUSSE AVENUE AS DEDICATED PER DOCUMENT NUMBER 342070; THENCE N88°13'21"E ALONG SAID NORTH LINE OF BUSSE AVENUE FOR A DISTANCE OF 85.25 FEET TO THE SOUTHEAST CORNER OF LOT 2 SAID MEERSMAN RESUBDIVISION IN MOUNT PROSPECT: THENCE S00°50'31"E ALONG THE SOUTHERLY EXTENTION OF SAID LOT 2 IN MEERSMAN RESUBDIVISION IN MOUNT PROSPECT FOR A DISTANCE OF 54.92 FEET; THENCE S59°23'32"E FOR A DISTANCE OF 42.07 FEET TO A POINT ON THE NORTH LINE OF SAID LOT 1 IN DUNKIN' DONUTS RESUBDIVISION OF SUBLOT 1, SAID POINT BEING 27.18 FEET WEST OF THE NORTHEAST CORNER OF SAID LOT 1 IN DUNKIN' DONUTS RESUBDIVISION OF SUBLOT 1; THENCE S88°50'35"W ALONG THE NORTH LINE OF SAID LOT 1 IN DUNKIN' DONUTS RESUBDIVISION OF SUBLOT 1 FOR A DISTANCE OF 74.59 FEET TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS. PINS: 08-12-107-022-0000, 08-12-102-030-0000, 08-12-102-058-0000, 08-12-102-057-0000 08-12-102-059-0000; and WHEREAS, the plat 1) creates one (1) lot of record, zoned 135C Central Community Core and 2) dedicates new utility and stormwater drainage easements along the new lot lines; and NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS, A HOME RULE MUNICIPALITY, AS FOLLOWS: SECTION 1: That the Final Plat of Resubdivision creating one (1) lot of record and grants the required easements along the property lines for the property located at 20 W. Northwest Highway, 30-34 W. Busse Avenue and the west end (0.21 acres) of W. Busse Avenue right-of- way(the "Subject Property") as legally described in Exhibit "A"; an is hereby approved for appropriate execution and recording. Such Plat and its legal description are incorporated into and made part of this resolution. SECTION 2: This Resolution shall be in full force and effect from and after its passage and approval in the manner provided by law. Passed and Approved this day of March, 2018 AYES: NAYS: ABSENT: Arlene A. Juracek Mayor ATTEST: Karen M. Agoranos Village Clerk ORDINANCE NO. AN ORDINANCE GRANTING A CONDITIONAL USE FOR A FINAL PLANNED UNIT DEVELOPMENT FOR PROPERTY LOCATED AT 20 WEST NORTHWEST HIGHWAY, MOUNT PROSPECT, ILLINOIS WHEREAS, Nicholas & Associates ("Petitioner'), is seeking a conditional use to allow a final planned unit development (PUD) for property located at 20 W. Northwest Highway and legally described as: PARCEL 1: LOT 1 OF DUNKIN' DONUTS RESUBDIVISION OF SUBLOT 1 IN THE RESUBDIVISION OF LOTS 4 AND 5 IN BLOCK 16 IN JOHN MEYN'S SUBDIVISION OF PART OF BLOCK 16 OF MT. PROSPECT, A SUBDIVISION IN THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. PARCEL 2: THAT PART OF LOT 2 IN BLOCK 3 IN BUSSE AND WILLE'S RESUBDIVISION IN MOUNT PROSPECT IN THE WEST 1/2 OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN DESCRIBED AS FOLLOWS: COMMENCING AT A POINT OF INTERSECTION OF THE WEST LINE OF THE EAST 60 FEET OF SAID LOT 2 WITH THE NORTH LINE OF BUSSE AVENUE AS DEDICATED BY DOCUMENT NO. 342070; THENCE WESTWARD ALONG THE SAID NORTH LINE, A DISTANCE OF 50.01 FEET TO THE POINT OF BEGINNING; THENCE NORTH 00 DEGREES 06 MINUTES 53 SECONDS EAST, PARALLEL WITH THE EAST LINE OF SAID LOT 2 IN BUSSE AND WILLE'S RESUBDIVISION IN MOUNT PROSPECT, 101.08 FEET TO A POINT ON A LINE THAT IS THE WESTERLY EXTENSION OF THE SOUTHERNMOST LINE OF LOT 2 IN MOUNT PROSPECT CENTRAL DISTRICT SUBDIVISION OF PART OF THE WEST 1/2 OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED DECEMBER 23, 1949 AS DOCUMENT 1275902; THENCE NORTH 89 DEGREES 35 MINUTES 57 SECONDS EAST, ALONG SAID WESTERLY EXTENSION, 27.00 FEET; THENCE SOUTH 00 DEGREES 06 MINUTES 44 SECONDS WEST, PARALLEL WITH THE EAST LINE OF SAID LOT 2 IN BUSSE AND WILLE'S RESUBDIVISION IN MOUNT PROSPECT, 100.88 FEET TO THE NORTH LINE OF BUSSE AVENUE; THENCE SOUTH 89 DEGREES 10 MINUTES 36 SECONDS WEST, ALONG THE NORTH LINE OF BUSSE AVENUE, 27.01 FEET TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS. PARCEL 3: LOT 1 IN IN MEERSMAN RESUBDIVISION IN MOUNT PROSPECT, BEING A RESUBDIVISION OF PART OF THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF REGISTERED IN THE REGISTRAR'S OFFICE OF COOK COUNTY, ON OCTOBER 27, 1986 AS DOCUMENT LR35-61-889, EXCEPTING THEREFROM THE FOLLOWING TRACT DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHEAST CORNER OF SAID LOT 1; THENCE SOUTH 00 DEGREES 06 MINUTES 53 SECONDS WEST, ALONG THE EAST LINE OF SAID LOT 1, A DISTANCE OF 23.07 FEET; THENCE SOUTH 89 DEGREES 35 MINUTES 57 SECONDS WEST 46.73 FEET TO THE WEST LINE OF SAID LOT 1; THENCE NORTH 00 DEGREES 08 MINUTES 52 SECONDS WEST, ALONG SAID WEST LINE, 24.71 FEET TO THE NORTH LINE OF SAID LOT 1; THENCE SOUTH 88 DEGREES 23 MINUTES 49 SECONDS EAST, ALONG SAID NORTH LINE, 46.86 FEET TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS. PARCEL 4: LOT 2 IN MEERSMAN RESUBDIVISION IN MOUNT PROSPECT BEING A RESUBDIVISION OF PART OF THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO PLAT THEREOF REGISTERED IN THE REGISTRAR'S OFFICE OF COOK COUNTY, ON OCTOBER 27, 1986 AS DOCUMENT NUMBER LR3561889, EXCEPT THEREFROM THE FOLLOWING DESCRIBED PROPERTY: BEGINNING AT THE NORTHEAST CORNER OF SAID LOT 2; THENCE SOUTH 00 DEGREES 06 MINUTES 44 SECONDS WEST, ALONG THE EAST LINE OF SAID LOT 2 A DISTANCE OF 21.32 FEET; THENCE SOUTH 89 DEGREES 35 MINUTES 57 SECONDS WEST 23.00 FEET TO THE WEST LINE OF SAID LOT 2; THENCE NORTH 00 DEGREES 06 MINUTES 44 SECONDS EAST, ALONG SAID WEST LINE 22.12 FEET TO THE NORTH LINE OF SAID LOT 2; THENCE SOUTH 88 DEGREES 23 MINUTES 49 SECONDS EAST, ALONG SAID NORTH LINE, 23.00 FEET TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS. PARCEL 5: THAT PART OF WEST BUSSE AVENUE AND WILLIE STREET IN THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, DESCRIBED AS FOLLOWS: BEGINNING AT THE NORTHWEST CORNER OF LOT 1 OF DUNKIN' DONUTS RESUBDIVISION OF SUBLOT 1 IN THE RESUBDIVISION OF LOTS 4 AND 5 IN BLOCK 16 IN JOHN MEYN'S SUBDIVISION OF PART OF BLOCK 16 OF MT. PROSPECT, A SUBDIVISION IN THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN; THENCE S01009'25"E ALONG THE WEST LINE OF SAID LOT 1 FOR A DISTANCE OF 14.74 FEET TO A POINT OF CURVE ON THE WEST LINE OF SAID LOT 1; THENCE SOUTHEASTERLY ALONG A CURVE TO THE LEFT BEING THE WESTERLY LINE OF SAID LOT 1, SAID CURVE HAVING AN ARC LENGTH OF 37.97 FEET, A RADIUS OF 20.00 FEET, A CHORD BEARING OF S05001'24"E AND A CHORD LENGTH OF 32.52 FEET THE SOUTHWESTLY CORNER OF SAID LOT 1; THENCE N59023'32"W ALONG THE NORTHWESTERLY EXTENTION OF SAID LOT 1, FOR A DISTANCE OF 69.89 FEET TO A POINT ON A LINE BEING THE SOUTHERLY EXTENTION OF THE WEST LINE OF LOT 1 IN MEERSMAN RESUBDIVISION IN MOUNT PROSPECT, BEING A RESUBDIVISION OF PART OF THE WEST HALF OF SECTION 12, TOWNSHIP 41 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF REGISTERED IN THE REGISTRAR'S OFFICE OF COOK COUNTY, ON OCTOBER 27, 1986 AS DOCUMENT LR35-61-889; THENCE N01 006'07"W ALONG SAID WEST LINE OF LOT 1 MEERSMAN RESUBDIVISION IN MOUNT PROSPECT AS EXTENDED SOUTH FOR A DISTANCE OF 118.03 FEET TO A POINT ON THE WEST LINE OF SAID LOT 1 MEERSMAN RESUBDIVISION IN MOUNT PROSPECT, SAID POINT BEING THE NORTHWEST CORNER OF VACATED WILLIE STREET RECORDED MAY 30, 2000 AS DOCUMENT NUMBER 454455: THENCE SOUTHEASTERLY ALONG A CURVE TO THE LEFT, BEING THE EASTERLY LINE OF SAID VACATED WILLIE STREET, SAID CURVE HAVING AN ARC LENGTH OF 34.02 FEET, A RADIUS OF 50.00 FEET, A CHORD BEARING OF S20024'06"E AND A CHORD LENGTH OF 33.37 FEET, TO THE SOUTHEAST CORNER OF SAID VACATED WILLIE STREET, ALSO BEING A POINT ON THE SOUTH LINE OF SAID LOT 1 IN MEERSMAN RESUBDIVISION AND ALSO BEING THE NORTH LINE OF BUSSE AVENUE AS DEDICATED PER DOCUMENT NUMBER 342070; THENCE N88013'21"E ALONG SAID NORTH LINE OF BUSSE AVENUE FOR A DISTANCE OF 85.25 FEET TO THE SOUTHEAST CORNER OF LOT 2 SAID MEERSMAN RESUBDIVISION IN MOUNT PROSPECT: THENCE S00050'31"E ALONG THE SOUTHERLY EXTENTION OF SAID LOT 2 IN MEERSMAN RESUBDIVISION IN MOUNT PROSPECT FOR A DISTANCE OF 54.92 FEET; THENCE S59023'32"E FOR A DISTANCE OF 42.07 FEET TO A POINT ON THE NORTH LINE OF SAID LOT 1 IN DUNKIN' DONUTS RESUBDIVISION OF SUBLOT 1, SAID POINT BEING 27.18 FEET WEST OF THE NORTHEAST CORNER OF SAID LOT 1 IN DUNKIN' DONUTS RESUBDIVISION OF SUBLOT 1; THENCE S88050'35"W ALONG THE NORTH LINE OF SAID LOT 1 IN DUNKIN' DONUTS RESUBDIVISION OF SUBLOT 1 FOR A DISTANCE OF 74.59 FEET TO THE POINT OF BEGINNING, ALL IN COOK COUNTY, ILLINOIS. WHEREAS, pursuant to Resolution No. , approved at the March 6, 2018 Regular Meeting of the Village Board, the Property has been consolidated into one (1) lot of record; and WHEREAS, the "Petitioner' seeks a Conditional Use for a mixed-use Planned Unit Development consisting of one principal six story building comprised of 73 rental apartments, an attached two-story restaurant and seventy-eight (78) garage parking spaces as shown on the site plan attached as exhibit "A"; and WHEREAS, a Public Hearing was held on the request for a Conditional Use being the subject of PZ -01-18 before the Planning and Zoning Commission of the Village of Mount Prospect on the 22nd day of February, pursuant to proper legal notice having been published in the Daily Herald Newspaper on the 7t" day of February; and WHEREAS, the Mayor and Board of Trustees of the Village of Mount Prospect have given consideration to the request herein and have determined that the request meets the standards of the Village and that the granting of the Conditional Use to allow a Planned Unit Development would be in the best interest of the Village. NOW, THEREFORE, BE IT ORDAINED BY THE MAYOR AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK COUNTY, ILLINOIS ACTING IN THE EXERCISE OF THEIR HOME RULE POWERS: SECTION ONE: That the recitals set forth hereinabove are incorporated herein as findings of fact by the President and Board of Trustees of the Village of Mount Prospect. SECTION TWO: The Mayor and Board of Trustees of the Village of Mount Prospect grant a Conditional Use for a mixed-use Planned Unit Development consisting of one principal six story, seventy-three (73) unit apartment building with a four thousand six hundred seventeen (4,617) square foot restaurant and seventy-eight (78) garage parking spaces, subject to the following conditions: a. Compliance with all applicable development, fire, building, and other Village Codes and regulations; and b. Development of the site in general conformance with the plans prepared by 222 Architects, dated January 31 st, 2018 SECTION THREE: This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by law. AYES- YES: NAYS- NAYS: ABSENT- ABSENT: PASSED PASSED and APPROVED this, day of March 2018. Arlene A. Juracek Mayor ATTEST: Karen M. Agoranos Village Clerk