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HomeMy WebLinkAbout7.1 PZ 03-19 10 N. Main Street - 1st Reading Granting a Zoning Map Amendment and Conditional UsePage 1 of 3 Agenda Item Details Meeting Mar 0, 2019 - REGULAR MEETING OF THEM UT PROSPECT VILLA ARD - 7:00 p.m. Category PROPERTYSubject 7.1 PZ -03-19 / 10 N. Main Street / First Equity Acquisitions / 1st reading of an ORDINANCE GRANTING A ZONING MAP AMENDMENT AND CONDITIONAL USE FOR IM = 111101• • Type Action Preferred• . . Absolute Date Mar 05, 20115' Fiscal •.ct Nr Recommended Approval of a zoning map amendment from R -X Single Family Residence to -5C Action Central Commercial Core and a conditional use for a final planned unit development, subject to the conditions listed in the staff report. Goals 'I �� C i iiir°- I d 'i IDe� I � IIS � i t III �- "IF13 Public Content The Petitioner, First Equityproposes • construct a new- - •p - on one of Village's prime downtown sites located at the northwest corner of Central Road and Main Street, known as 10 Main Street. Historically, the property was underutilized and was the subject of code violations and contarninatio The Petitioner proposes to construct a new multi -family residential building and is seeking a zoning map amendme from Single Family Residence to i -5C Central Commercial Coreand a conditionalfor a final planned uni development. Subject Property choseThe property was zoned B-5 Central Commercial and contained the Central Plaza shopping center until it wa demolished by the Village in 2015 due to long-standing property maintenance violations. After demolition, th Village hired an environmental firm to remove abandoned heating fuel tanks and contaminated soils. At the June 2016 Village Board Meeting, the zoning was subsequently amended to R -X Single Family Residence to protect th interests of the Village and the public before the property was put up for auction. The Village assumed control of thl- property after the auction, and has since been actively marketing the site. I The Village retained SB Friedman to complete a competitive Request for Development Proposals in 2016. The Villag received three proposals, which included an apartment building, a mixed-use building and townhomes. The Villag • continue working with First Equity Groupon • • of existing Chase Ban Page 2 of 3 located at 111 E. Busse Ave. After Chase chose not to relocate, First Equity partnered with Harlem Irving Developer and submitted a plan for luxury apartments. The RFP is attached to this report. Petitioner's Proposal The proposal includes a five -story, 97 unit apartment building with related improvements. The building principal rooffifty-seven -'t (57') tall. The building • ! include a 900 square foot indoo Centralamenity area on the fifth floor and a 1,300 square foot rooftop terrace. The canopy for the rooftop terrace bring th, roof height to seventy-one feet (71') tall for this portion of the building. The B5C District allows a maximum heigh of eighty feet (80'). The plans include 130 parking stalls, resulting in a ratio of 1.34 parking stalls per unit. The uni mix proposed for the project includes fourteen (14) studio apartments, fifty-one (51) 1 -bedroom units, twenty-eigh (28) 2 -bedroom units, and four (4) 3 -bedroom units. Site access will be improved via a right -in, right -out onti '•tet and a full access drive onto Main Street,• ! reuse an existing curb cut. In addition, Petitioner is proposing to locate a pick- u p/d rop-off lane in front of the building along Main Street, similar to the lani servicing -(VillageCentre) building • -t across the street. Public The plans reflect the latest proposal after numerous revisions were made based on staff and public input. Thi Petitioner held an open house in December 2018 to provide the surrounding neighborhood an opportunity to givi their input prior to the public hearing process. The original concept provided a three (3) and four (4) story buildini, located approximately twenty-five feet (25') from the western property line. The revised concept essentiall, relocates the proposed western portion of the building into a new 5th floor, resulting in an approximately seventy ••. setback • e western a The resulting greater - •acreated to address • • concerns of adjacent residents. In return, the added 5th floor has generated concerns regarding the building' height. To help address this issue, the Petitioner created line -of -sight drawings (see "Plans", attached) whicl illustrate how the increasedbuilding setback•previous three (3) ani • I story building, even though••• - • - story taller. Additionally,received - right-outfrom a resident voicing cut -through traffic concerns. Staff has reviewed this matter and believes cut -through traffi onto nearby residential streets would be very unlikely as the site will have full access onto Main Street, a right -in onto Central Road,t shared access • the property! • the north. • • • WA 1 • M • •lilAil The proposed development will be consistent with surrounding zoning and land uses found to the south and eas The Subject Property borders the B-5 Central Commercial District to the north and east and a B -5C* Centr Commercial Core PUD to the south. Multi -story condominium and apartment developments are immediatel adjacent to the Subject Property. The proposal is consistent with Village long range plans and the Village's Strategi Plan. The Village's Downtown Implementation Plan recommended a multi -story residential redevelopment propos as one option for the redevelopment of this property. The Village's Comprehensive Plan, adopted in 2017, calls f the property • • ' part of downtown ant to allow forof on • Property' redevelopment is listed as a top priority in the Village's Strategic Plan. Additionally, the attached Administrativc Content includes a draft market study submitted by the petitioner, which discusses the demand for rent apartments within N• -st Cook County• - • • • - ! redevelopment would generate approximatel $291,000.00 in annual property taxes t• the benefiting The Planning and Zoning Commission considered the requests at the Public Hearing held on February 14, 2019, and recommended af • ! the Petitioner's for • # map amendment and a conditionalby • of zoning. p amendment from- Family Residence to B5C Central• • 2. A conditional use for a final planned unit development (PUD) consisting of a five -story, ninety-seven (97) uni apartment building and one hundred thirty (130) parking spaces, subject to the following conditions approval: 1. A Plat of Resubdivision must be completed before a certificate of occupancy may be granted; . Submittal of a landscape, irrigation, and photometric plan that comply with Village codes and regulations; Page 3 of 3 3. Compliance with all applicable development, fire, building, and other Village Codes and regulations; Accessible parking stalls shall not share access aisles and shall be provided on the shortest accessible 5. All ground and rooftop mounted mechanical equipment shall be '' '! according • VillageCode; 6. Development of the site in general conformance with the site plan prepared by OKW Architects dated January 30th, 2019, except that the western row of parking stalls shall be reduced in length to sixteen feet • and the southwestern• parking stall shall be • 't and 7. Development of the building in general conformance with the elevations plans prepared by OKW Architects dated January 30th, 2019, except that the plans shall be modified by the Petitioner as directed by Village staff to make the elevations •nsistent with downtown develop Staff Recommendation subjectVillage staff recommends that the Village Board approve the Zoning Map Amendment and Conditional Use requests, • the conditions• '! above. The proposal• • • the downtown an• with several long-range planning documents adopted by the Village. d is i� i� � i . i� o �� o IPd n I Pl �. IPd (1. 2,81.4 KB) P I bIl iic Co is is o in t.IPd (1.82 I i d IP z 03-1.9 1. n in is maiin st.pdf (21.6I Mt. PioIPocP w, w IPd I Administrative Content Executive Content Motion & Voting Approval of • • amendment fromSingleResidence toCommercial• and a conditional use for a final planned unit development, subject to the conditions listed in the staff • Motion by Michael Zadel, second by Colleen Saccotelli. Final Resolution: Motion Carries Yea: William Grossi, Eleni Hatzis, Paul Hoefert, Richard Rogers, Colleen Saccotelli, Michael Zadel village of MountProspect Community Development Department CASE SUMMARY — PZ -03-19 LOCATION: 10 North Main Street PETITIONER/OWNER: First Equity Acquisitions, LLC and the Village of Mount Prospect PARCEL #: 03-34-331-018-0000, 03-34-331-015-0000 LOT SIZE: 1.697 acres (73,939 sq. ft.) ZONING: R -X Single Family Residential District LAND USE: Vacant REQUEST: 1) Zoning map amendment from R -X to 135C 2) Conditional use for a final planned unit development LOCATION MAP �ta��Mara i��xrv6��^¢ti Village of Mount Prospect Community Development Department MEMORANDUM FROM: DATE: HEARING DATE: SUBJECT: MOUNT PROSPECT PLANNING & ZONING COMMISSION JOSEPH DONNELLY, CHAIRPERSON JASON C. SHALLCROSS, AICP, DEVELOPMENT REVIEW PLANNER FEBRUARY 6, 2019 FEBRUARY 14, 2019 PZ -03-19 / 10 N. MAIN STREET / ZONING MAP AMENDMENT AND CONDITIONAL USE BACKGROUND A public hearing has been scheduled for the February 14, 2019 Planning & Zoning Commission meeting to review the application by First Equity Acquisitions, LLC (the "Petitioner"), regarding the property located at 10 N. Main Street (the "Subject Property"). The Petitioner is seeking a zoning map amendment and a conditional use for a final planned unit development. The P&Z Commission hearing was properly noticed in the January 30, 2019 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 northwest corner of Central Road and Main Street. Existing improvements include full access onto Central Road and three-quarter access onto Main Street. The Subject Property is zoned R- X Single Family District. The Subject Property is bordered by the R -A Single Family District to the west, the B-5 Central Commercial District to the north and east, and a B -5C* Central Commercial Core PUD to the south. The property was zoned B-5 and contained the "Central Plaza" shopping center until it was demolished by the Village in 2015 due to long-standing property maintenance violations. After the demolition, and the Village hired an environmental firm to remove abandoned heating fuel tanks and contaminated soils. The Village then placed a lien on the property to begin foreclosure proceedings to recoup the Village's costs associated with the demolition and clean-up work. The property was ultimately put up for auction, at which the Village assumed control of the property. However, before the property was put up for auction, the Village amended the property's zoning from B- 5 Central Commercial to R -X Single Family Residence to protect the interests of the Village and the public. The R- X district is the most restrictive zoning district, which only allows for single-family residential detached homes. This all but guaranteed that any redevelopment of the property would be put before the Village Board and that the public would be notified. SUMMARY OF PROPOSAL The Petitioner is proposing to construct a multi -family planned unit development (PUD) known as 10 N. Main Street consisting of a five (5) story building, including ninety-seven (97) apartments, and related site improvements. Site Plan — The proposed site plan indicates the building will front Main Street with the building entrance and lobby located off of a proposed drop-off location on Main Street. Vehicular access points to the site includes a right -in, right -out onto Central Road and full access onto Main Street. Staff and the Petitioner will work with the Illinois Department of Transportation (IDOT) on final access design as both Central Road and Main Street are state roads. PZ -03-19 Planning & Zoning Commission Meeting February 14, 2019 Page 3 Floor Plans — The site plan indicates the property will have a total of one hundred thirty-three (133) parking stalls. Forty-nine (49) interior parking spaces, including five (5) accessible stalls, are to be provided on the first floor, and eighty-four (84) exterior parking stalls are proposed on-site. However, the proposed accessible stalls may not share access aisles and staff is recommending the removal of one (1) hard to access stall. The final parking stall count will be one hundred thirty (130), including five accessible stalls. Ninety-seven (97) residential dwelling units, consisting of a mix of studio, one bedroom, two bedroom, and three bedroom apartments, would be located on the second through fifth floors. All of the units would come with outside balconies and residents would share a 1,922 square foot indoor amenity area on the fifth floor and a 1,280 square foot rooftop terrace. The apartment building also has a dedicated bicycle storage area. Ltot Covera„ m The B5C District does not have a lot coverage limitation. However, screening and perimeter landscaping is required and regulated by the landscape regulations contained in the Village Code. UiJdiP& l g'K4t, i n — The attached elevation drawings show that the proposed building will be fifty-seven feet (57') tall, with the canopy for the rooftop terrace reaching seventy-one feet (71'). The B5C District allows a maximum height of eighty feet (80'). Building materials will include brick, cementitious panel and siding. The elevations provide staggered facades on all sides, breaking up the mass of the structure. Staff is working with the petitioner to determine the final mix of materials, but the building massing will remain as proposed. Parking and Tra ffie — The proposed development provides one hundred thirty-three parking spaces. However, accessible stalls may not share access aisles, and staff is recommending the removal of one hard to access, covered parking stall. After these issues are resolved, the proposed development will provide one hundred thirty (130) parking spaces, resulting in a ratio of 1.34 parking stalls per dwelling unit. The proposed on-site improvements include a reduction in the number of curb cuts onto Central Road, having access onto Central Road be right -in, right -out only, and changing from a three-quarters (3/4) access onto Main Street (right -in, right -out, and left -out) to a full access. In addition, the Petitioner is proposing pick-up/drop-off lane in front of the building along Main Street, similar to the lane servicing the 5 W. Central building located across the street. These improvements will allow for better site traffic circulation and safety at this busy intersection. V3 Companies conducted a traffic impact study for the proposed development. The study found that the proposed ninety-seven (97) unit apartment building had a very minor impact on delay at the intersection of Central Road and Main Street. Most of the projected trips impact the northbound, southbound, and westbound approach, which all have additional capacity available. The proposed driveway configurations are adequate and there will be no issues with queuing in any direction. Staff has reviewed the traffic study concurs with its findings. The study demonstrated that the development will not have a significant impact on levels of service in the area. L�andsc l — 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. tLi aLt�ma��11 ,�, — Lighting on site is proposed to be full cutoff and point straight down, as per Village Code requirements. The development will be required to comply with all applicable Village Code outdoor lighting requirements. ADDITIONAL STAFF COMMENTS Fire — A fire sprinkler system in accordance with NFPA 13 fire alarm system is required. The driveways accessing the site must have curbs that allow for fire department access from all directions. Additional fire hydrants may be required for this project. PZ -03-19 Planning & Zoning Commission Meeting February 14, 2019 Page 4 LONG - RANGE PLANNING The redevelopment of the Subject Property has long been a goal of the Village. The Village's Downtown Implementation Plan, accepted in 2013, recommended a multi -story residential redevelopment proposal as one option for the redevelopment of this property. The plan states that the redevelopment must be attractive and foster a comfortable pedestrian environment as the site is a key gateway into downtown Mount Prospect. The Village's Comprehensive Plan, adopted in 2017, calls for the property to be part of the downtown and to allow for a mix of uses on site. The Subject Property's redevelopment is listed as a top priority in the Village's Strategic Plan. The proposal is consistent with all of the Village's long-range planning documents. MAP AMENDMENT STANDARDS The standards for map amendments are listed in Section 14.203.D.8.a of the Village Zoning Ordinance. When a Map Amendment is proposed, the Planning and Zoning Commission shall make findings based upon the evidence presented to it in each specific case with respect to, but not limited to, the following matters: • The compatibility with existing uses and zoning classifications of property within the general area of the property in question; • The compatibility of the surrounding property with the permitted uses listed in the proposed zoning classification; • The suitability of the property in question to the uses permitted under the existing and proposed zoning classifications; and • Consistency with the trend of development in the general area of the property in question, and the objectives of the current Comprehensive Plan for the Village The Petitioner states that the proposed map amendment is compatible with existing uses in the general area of the Subject Property. The proposed 135C Central Commercial Core district is compatible with surrounding properties as the property to the south is zoned 135C, the property across Main Street is zoned B5, and the parcel to the north are zoned B5. The Petitioner states that the surrounding properties are compatible with the permitted uses in the proposed zoning classification as three sides consist of either commercial or multi -family residential development. Staff is supportive of the proposed zoning map amendment from R -X Single Family Residence to 135C Central Commercial Core. The proposed amendment is consistent with the trend of development in the general area. Several multi -story apartment buildings are located to the south and east of the Subject Property. The southern property is zoned 135C Central Commercial Core PUD and the eastern properties are zoned B5 Central Commercial. Further, the Village's Comprehensive Plan identifies the Subject Property as being part of the downtown area and suggests a mix of commercial and residential uses be allowed. CONDITIONAL USE STANDARDS The standards for conditional uses are listed in Section 14.203.F.8 of the Village Zoning Ordinance and include seven specific findings that must be made in order to approve a conditional use. The following list is a summary of these findings: • The conditional use will not have a detrimental impact on the public health, safety, morals, comfort or general welfare; • The conditional use will not be injurious to the use, enjoyment, or value of other properties in the vicinity or impede the orderly development of those properties; • There is adequate provision for utilities, drainage, and design of access and egress to minimize congestion on Village streets; and • The request is in compliance of the conditional use with the provisions of the Comprehensive Plan, Zoning Code, and other Village Ordinances. The Petitioner states that the proposed project will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare. The proposed development will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair PZ -03-19 Planning & Zoning Commission Meeting February 14, 2019 Page 5 property values within the neighborhood. The proposed residential use is consistent with surrounding residential uses in the area. The proposed building will enhance the property's value and be an improvement to an otherwise vacant, underutilized property. Per the Petitioner, the proposal will not have a significant impact on the surrounding roadway system and will not compromise utility availability in the area. The proposed conditional use will be located in the downtown area of the Village, on a site currently vacant with little or no landscaping. The proposed development would add a development of attractive, high-value, and well - landscaped residential dwelling units to the downtown area. The development will have a positive effect on nearby properties, support businesses, and stimulate investment in the general area. The increased landscape and stormwater system would improve current drainage conditions for the site. The proposal will have no significant impact on traffic conditions in the vicinity. Thus, the development will have a limited impact on the adjacent neighborhoods, utility provision, or public streets. The proposed conditional use is in compliance with the Comprehensive Plan, Downtown Implementation Plan, Strategic Plan, and Zoning Ordinance requirements. RECOMMENDATION Staff finds that the proposal meets the zoning map amendment and conditional use standards and that granting such requests would be in the best interest of the Village. Staff recommends that the Planning & Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend pprovy of the following motions: "To approve; 1. A zoning map amendment from R -X Single Family Residence to 135C Central Commercial Core; 2. A conditional use for a final planned unit development (PUD) consisting of a five -story, ninety-seven (97) unit apartment building and one hundred thirty (13 0) parking spaces, subject to the following conditions of approval: a. A Plat of Resubdivision must be completed before a certificate of occupancy may be granted; b. Submittal of a landscape, irrigation, and photometric plan that comply with Village codes and regulations; c. Compliance with all applicable development, fire, building, and other Village Codes and regulations; d. Accessible parking stalls shall not share access aisles and shall be provided on the shortest accessible path; e. All ground and rooftop mounted mechanical equipment shall be screened according to Village Code; f. Development of the site in general conformance with the site plan prepared by OKW Architects dated January 3011, 2019, except that the western row of parking stalls shall be reduced in length to sixteen feet (16') and the southwestern interior parking stall shall be removed; and g. Development of the building in general conformance with the elevations plans prepared by OKW Architects dated January 30th, 2019, except that the plans shall be modified by the Petitioner as directed by Village staff to make the elevations consistent with downtown development." The Village Board's decision is final for this case. I concur: William J. Cooney,Ale? Director of Community Development V0PLAN\P1anning&Zoning CO &Z2OMSlatFRcpoMTZ-03-lY ION, Main SUftOZMA&CU-PUD}docx MINUTES OF THE REGULAR MEETING OF THE PLANNING & ZONING COMMISSION CASE NO. PZ -03-19 Hearing Date: February 14, 2019 PROPERTY ADDRESS: 10 N. Main Street PETITIONER: First Equity Acquisitions, LLC The Village of Mount Prospect PUBLICATION DATE: January 30, 2019 REQUEST: Zoning Map Amendment CU: Planned Unit Development with Senior Housing MEMBERS PRESENT: William Beattie Agostino Filippone Walter Szymczak Thomas Fitzgerald Norbert Mizwicki Joseph Donnelly MEMBERS ABSENT: Sharon Otteman Lisa Griffin STAFF MEMBERS PRESENT Connor Harmon - Long Range Planner Consuelo Arguilles- Deputy Director Bill Cooney- Director of Community Development INTERESTED PARTIES: First Equity Acquisitions, LLC and the Village of Mount Prospect Commissioner Beattie called the meeting to order at 7:04 pm. Commissioner Beattie made a motion seconded by Commissioner Mizwicki to approve the minutes from the Planning and Zoning Commission meetings on January 10 and January 24, 2019. The minutes were approved 6-0. Chairman Donnelly introduced case, PZ -03-19 10 North Main Street. This case is Village Board final. Mrs. Arguilles gave a brief description of the Subject Property and its history in the Village. She gave a detailed summary of the proposal stating that the Petitioner is proposing to construct a multi -family planned unit development (PUD) known as 10 N. Main Street consisting of a five (5) story building, including ninety-seven (97) apartments, and related site improvements. Mrs. Arguilles explained that the redevelopment of the Subject Property has long been a goal of the Village. She explained, per the Petitioner, the proposed zoning map amendment is compatible with existing uses in the general area of the Subject Property. Mrs. Arguilles stated that Staff is supportive of the proposed zoning map amendment from R -X Single Family Residence to B5C Central Commercial Core. The proposed amendment is consistent with the trend of development in the general area. Several multi -story apartment buildings are located to the south and east of the Subject Property. Mrs. Arguilles stated that Staff finds that the proposal meets the zoning map amendment and conditional use standards and that granting such requests would be in the best interest of the Village. Staff recommends that the Planning & Zoning Commission make a motion to adopt staff's findings as the findings of the Planning and Zoning Commission and recommend Approval of the following motions: "To approve: 1. A zoning map amendment from R -X Single Family Residence to B5C Central Commercial Core; 2. A conditional use for a final planned unit development (PUD) consisting of a five -story, ninety- seven (97) unit apartment building and one hundred thirty (130) parking spaces, subject to the following conditions of approval: a. A Plat of Resubdivision must be completed before a certificate of occupancy may be granted; b. Submittal of a landscape, irrigation, and photometric plan that comply with Village codes and regulations; c. Compliance with all applicable development, fire, building, and other Village Codes and regulations; d. Accessible parking stalls shall not share access aisles and shall be provided on the shortest accessible path; e. All ground and rooftop mounted mechanical equipment shall be screened according to Village Code; f. Development of the site in general conformance with the site plan prepared by OKW Architects dated January 30th, 2019, except that the western row of parking stalls shall be reduced in length to sixteen feet (16') and the southwestern interior parking stall shall be removed; and g. Development of the building in general conformance with the elevations plans prepared by OKW Architects dated January 30th, 2019, except that the plans shall be modified by the Petitioner as directed by Village staff to make the elevations consistent with downtown development." She stated that Commissioner Beattie asked if Staff was comfortable in the number of parking stalls being proposed. Mr. Cooney stated that staff feels confident the amount of parking stalls proposed is more than adequate. There was some general discussion regarding the financial aspects of the Subject Property and how much the Village has invested in the cleanup and maintenance. Chairman Donnelly swore in Tom Lowe, 205 W. Wacker Chicago, Illinois. Mr. Lowe gave a brief presentation of the project and explained the details of the Subject Property and how the development will fit on the site. Mr. Lowe stated gave some brief comments regarding the striping of the parking stalls, stating that the site will lose some of the parking stalls proposed due to proximity of one of the stalls and some handicapped stripping. He explained the different access points on the site and stated that they would be moved as far away from the intersection of Central and Main as possible. He stated they are requesting approval for a drop off point in the front of the building close to the lobby and elevators. Mr. Lowe gave some brief details regarding the street scape, trash enclosures, and the proposed landscape plan. Chairman Donnelly swore in Katie Lampert 600 W. Jackson. Ms. Lampert discussed the architectural details of the proposed plans and amenity space. There was some general explanation of the building materials and elevations. She explained that the site line along the western setback has been increased as a result of the concerns from the neighborhood meeting. Ms. Lampert explained the landscape plan proposed for the Subject Project. She stated that the plants chosen are hardy and will withstand the winters. Chairman Donnelly asked if the Petitioner thought about putting commercial use on the bottom floor and have a mixed use building. Mr. Lowe stated that they conducted an extensive target market research for prospective retailer's interests in Downtown Mount Prospect. He stated that there wasn't any firm interest and that led them to the proposed residential project. There was some general discussion regarding the delivery access point. Mr. Lowe verified that all deliveries would be at the front of the building if that request was approved. Chairman Donnelly asked Staff to discuss the concerns from the neighbors. Mrs. Arguilles stated that primarily the main concern was about traffic. She gave a brief explanation of the traffic study that the Village conducted in comparison to other residential streets that abut a major arterial road. She stated there was no major impacts or differences in the studies. Citizens to be heard: Ken Brey 13 N. Pine Street: Neighbor two blocks to the west of the Subject Property, he asked about sight line triangles in relation to the driveway and the northwest corner at central road and main street. He primarily was concerned with pedestrian safety. Mr. Cooney stated that this development would comply with the sight triangle regulations set forth in the Village Code. Kevin Bekelian 7 N. Wille Street: Neighbor to the west of the Subject Property. He stated that he is not supportive of the building height, and the proposed balconies that would look into his property. He further stated that he is concerned with storage on the balconies, and the amenity deck hours. Grep, Ivaska 11 N. Wille Street: Neighbor to the west of the Subject Property. He stated that the revised design is an improvement compared to the previous design. He stated concerns about lighting on the Subject Property. He further asked about utility lines on the property, and potential to put the utility lines underground. Jada Balkanli q N. Wille Street: Neighbor to the west of the Subject Property. She stated concerns about the increase in traffic at the immediate central/main intersection. Tamara Bray, 13 N. bine Street: One block to the west of the subject property. She stated concerns about pedestrian safety and cars pulling in/out of the development. Tom Snyder, 1 S Emerson Street: One block east of the Subject Property. He stated concerns about above ground utility lines. He stated that future traffic studies should be generated through peak trip generation, not average trip generation. Dawn Fletcher Collins 515 N. Prospect Manor: In the neighborhood of the Subject Property. She stated that she appreciated all of the time and effort put in by staff and the applicant. She further stated that these rental units are needed in our downtown to support existing and future businesses. Chairman Donnelly raised the questions asked by the public, and the applicant and staff addressed each question, which included balcony storage, roof deck hours, and the rear elevation design. There was general discussion on the timeline of construction, utility design, and rental unit timeline. Commissioner Beattie asked Mr. Cooney to explain how a TIF works, and how it applies to this development. The public portion of the hearing was closed. Commissioner Beattie then provided his reasoning for his eventual approval of this proposal. Commissioner Mizwicki stated that the applicant should consider consulting with ComEd to bury the utility lines on central road abutting the development to the south and west. Commissioner Fillippone provided his reasoning for this development, and stated that he thought this development is a good use of the vacant land. Hearing no further questions from the Commission, Chairman Donnelly closed the discussion and asked for a motion. Commissioner Beattie made a motion seconded by Commissioner Filippone to approve the following: "To approve„ 1. A zoning map amendment from R -X Single Family Residence to B5C Central Commercial Core; 2. A conditional use for a final planned unit development (PUD) consisting of a five -story, ninety- seven (97) unit apartment building and one hundred thirty (130) parking spaces, subject to the following conditions of approval: a. A Plat of Resubdivision must be completed before a certificate of occupancy may be granted; b. Submittal of a landscape, irrigation, and photometric plan that comply with Village codes and regulations; c. Compliance with all applicable development, fire, building, and other Village Codes and regulations; d. Accessible parking stalls shall not share access aisles and shall be provided on the shortest accessible path; e. All ground and rooftop mounted mechanical equipment shall be screened according to Village Code; f. Development of the site in general conformance with the site plan prepared by OKW Architects dated January 30th, 2019, except that the western row of parking stalls shall be reduced in length to sixteen feet (16') and the southwestern interior parking stall shall be removed; and g. Development of the building in general conformance with the elevations plans prepared by OKW Architects dated January 30th, 2019, except that the plans shall be modified by the Petitioner as directed by Village staff to make the elevations consistent with downtown development." UPON ROLL CALL: AYES: Fitzgerald, Beattie, Filippone, Szymczak, Donnelly NAYS: Mizwicki The vote was approved 5-1 with a positive recommendation to Village Board. Chairman Donnelly asked for a motion to adjourn, so moved by Commissioner Fillipone, and seconded by Commissioner Beattie. The meeting was adjourned at 9:18 PM. C,A,� 4_-� Connor Harmon Development Planner FIRST EQUITY GROUP, LLC FIRST EQUITY PROPERTY HOLDINGS, LLC January 18, 2019 Mr. Jason Shallcross VILLAGE of MOUNT PROSPECT 50 South Emerson Mount Prospect, Illinois 60056 RE: 10 North Main Street NWC Main and Central Mount Prospect, Illinois Dear Jason, Enclosed, please find a copy of the Zoning Request Application and supporting site-specific information regarding the proposed redevelopment of 10 North Main Street at the northwest corner of Main Street and Central Road in downtown Mount Prospect. This application is submitted on behalf of the partnership between First Equity Group and Harlem Irving Companies. PROPOSAL The development proposal is for a Planned Unit Development (PUD) allowing the construction of a five -story 97 -unit multifamily residential apartment building with rooftop amenity, 128 on-site parking stalls (1.4 spaces per unit), IDOT improvements in the Main Street (Route 83) ROW, corresponding landscaping, site lighting, and streetscape improvements on the property at 10 North Main Street at the northwest corner of Main and Central. The unit mix for the project currently anticipates 14 studio apartments, 51 1 -bedroom units, 28 2 -bedroom units, and 4 3 -bedroom units. The floor area for the project is 102,544 which equates to a 1.59 FAR, and the lot coverage of the proposed development is 38.2%. A Market Study has been prepared by Integra Realty Resources and their analysis of the subject location and the current trends in the northwest suburban rental apartment market supports the viability of the proposal. PROJECT SCHEDULE The project development schedule anticipates a Mount Prospect Planning and Zoning Commission hearing in February 2019 with a recommendation going before the Village Board in March 2019. Provided approval for the project is granted, permit drawings will be submitted for review and permits for on-site improvements could be issued late Summer 2019, with closing and construction commencing early Fall 2019. A fifteen - month construction schedule could accommodate occupancy beginning at the end of 2020. SUPPLEMENTAL INFORMATION In addition to the enclosed application, which consists of engineering and architecture plans, we have provided supplemental information including a detailed Market Study 205 West Wacker Drive, Suite 901 Chicago, Illinois 60606 (312) 857-7000 Telephone (312) 857-7015 Facsimile Mr. Jason Shallcross 10 North Main Street, Mount Prospect January 19, 2019 —Page 2 prepared by Integra Realty Resourses (IRR), a Traffic Impact Study, and a spreadsheet illustrating the estimated student generation for this project. Thank you for your assistance Jason. We are available to discuss any aspect of the enclosed information and we look forward to working with you on this project. If you need additional information to process the request, please do not hesitate to call. Sincerely, FIRST EQUITY ACQUISITIONS, LLC Thomas Lowe w/encl. cc: Richard Filler, Harlem Irving Companies 205 West Wacker Drive, Suite 901 Chicago, Illinois 60606 (312) 857-7000 Telephone (312) 857-7015 Facsimile Nor „-,P-7,7 Village of Mount Prospect Community Development Department 50 S. Emerson Street Mount Prospect, Illinois 60056 Phone: (847) 818-5328 Zoning Request Application Official Use Only (To be completed by Village Staff) Case Number: P&Z - - Date of Submission: Hearing Date: Project Name/Address: I. Subject Property Address(es): 10 North Main Street, Mount Prospect, 60056 Zoning District (s): RX Single Family Residential Property Area (Sq.Ft. and/or Acreage): 73,939 square ft Parcel Index Number(s) (PIN(s): 03-34-331-018-0000 II. Zoning Request(s) (Check all that apply) ❑ Conditional Use: For ❑ Variation(s): To ® Zoning Map Amendment: Rezone From RX To 135C ❑ Zoning Text Amendment: Section(s) ❑X Other: Planned Unit Development (PUD) III. Summary of Proposal (use separate sheet if necessary) Please see attached. IV. Applicant (all correspondence will be sent to the applicant) Name: Thomas Lowe Address: 205 West Wacker Drive, Suite 901 City, State, ZIP Code: Chicago, Illinois 60606 Corporation: First E Phone: (312) 857-7007 Email: tom@lequitygroup.com Interest in Property: Developer (e.g. owner, buyer, developer, lessee, architect, etc...) 1 ,LLC V. Property Owner ❑ Check if Same as Applicant Name: Village of Mount Prospect Corporation: Address: 50 South Emerson City, State, ZIP Code: Mount Prospect, Illinois 60056 Phone: (847) 392-6000 Email: In consideration of the information contained in this petition as well as all supporting documentation, it is requested that approval be given to this request. The applicant is the owner or authorized representative of the owner of the property. The petitioner and the owner of the property grant employees of the Village of Mount Prospect and their agent's permission to enter on the property during reasonable hours for visual inspection of the subject property. I hereby affirm that all information provided herein and in all materials submitted in association with this application are true and accurate to the best of my knowledge. Applicant:Date: January 18, 2019 (Signature) Thomas M Lowe (Print or Type Name) If applicant is not property owner: I hereby designate the applicant to act as my agent for the purpose of seeking the zoning request(s) described in this application and the associated supporting material. Property Owner: Date: (Signature) (Print or Type Name) Mr. Jason Shallcross 10 North Main Street, Mount Prospect January 19, 2019—Page 9 ZONING REQUEST APPLICATION — STANDARDS Conditional Use - No conditional use shall be recommended for approval by the planning and zoning commission unless it finds: 1. That the establishment, maintenance, or operation of the conditional use will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare; RESPONSE: The proposed development will not be detrimental to, or endanger the public health, safety, morals, comfort, or general welfare. The project proposal is to develop an appropriately scaled multifamily residential apartment building at an intersection where similar uses exist. A residential development at the corner is a lower intensity use than a commercial use that previously existed on the property or could otherwise be permitted on the property, and the proposed use is compatible with adjoining properties. 2. That the conditional use will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood in which it is to be located; RESPONSE: The proposed development will not be injurious to the uses and enjoyment of other property in the immediate vicinity for the purposes already permitted, nor substantially diminish and impair property values within the neighborhood. Other than the Mount Prospect library on the southeast corner and Huntington Bank adjacent to the north of the subject property, the adjoining and surrounding parcels contain residential uses. The proposed multifamily residential apartment building is a compatible use and the significant investment in the site and building will enhance the property's value and be an improvement to an otherwise vacant, underutilized, and unsightly property. 3. That the establishment of the conditional use will not impede the normal and orderly development and improvement of the surrounding property for uses permitted in the district; RESPONSE: The proposed development will not impede the normal and orderly development and improvement of the surrounding properties for uses permitted in the district since the property is an in -fill location with all surrounding properties already developed. The proposed development will not affect or impact any adjoining property that undergoes a future redevelopment. 4. That adequate public utilities, access roads, drainage and/or necessary facilities have been or will be provided; RESPONSE: The proposed development utilizes existing public utilities, roads, and drainage systems or will install new improvements to accommodate the project demand, as required. Preliminary engineering and architectural improvement plans depicting existing and proposed improvements accompany this application. S. That adequate measures have been or will betaken to provide ingress and egress so designed as to minimize traffic congestion in the public streets; 205 West Wacker Drive, Suite 901 Chicago, Illinois 60606 (312) 857-7000 Telephone (312) 857-7015 Facsimile Mr. Jason Shallcross 10 North Main Street, Mount Prospect January 19, 2019—Page 10 RESPONSE: The application includes engineering plans that support adequate measures are being taken to provide ingress and egress so designed as to minimize traffic congestion in the public street. Access will be provided via an existing access on Main Street (Route 83) which is shared with Huntington Bank, and the proposed access along Central has been relocated from the existing curb cut near the intersection to the west side of the property, as far away from the intersection as possible. A second existing access along Central Road is being eliminated. An existing agreement between the subject property and Huntington Bank adjacent to the north provides for access to an existing driveway on Henry Street. Proposed access to the development requires approval by the Village of Mount Prospect engineering and pubic works department, as well as the approval of the Illinois Department of Transportation. 6. That the proposed conditional use is not contrary to the objectives of the current Comprehensive Plan for the Village; and RESPONSE: The Village of Mount Prospect Comprehensive Plan adopted November 2017 identifies Downtown Redevelopment and Downtown Residential Density as Opportunities, and Limited Rentals Downtown as a Weakness according to the Village's SWOT analysis that was conducted. This proposal supports the Opportunity and reduces a Weakness identified in the SWOT. Other policies contained in the Comprehensive Plan suggest there is support for infill development or redevelopment of underutilized properties, which is exactly what the proposal accomplishes. The proposal also supports other policies contained in the Comprehensive Plan which encourage Transit Oriented Developments and emphasizes the continued revitalization of downtown Mount Prospect. This proposal conforms to the Comprehensive Plan. 7. That the conditional use shall, in all other respects, conform to the applicable regulations of the district in which it is located, except as such regulations may, in each instance, be modified pursuant to the recommendations of the Planning & Zoning Commission. RESPONSE: Provided a conditional use is approved and granted, the use shall conform to the applicable regulations of the district in which it is located. The proposed Planned Unit Development sets forth the design and layout of the site and building improvements and no deviation to the plan will occur without the review and approval of the Village staff and the Planning and Zoning Commission. Zoning Map Amendment - When a map amendment is proposed the Planning & Zoning Commission shall make findings based upon the evidence presented to it in each specific case with respect to, but not limited to, the following matters: 1. Compatibility with existing uses in the general area of the Subject Property; RESPONSE: The proposed residential development is compatible with the existing uses in the general area of the Subject Property. Other than the Mount Prospect Library located on the southeast corner and Huntington Bank adjacent to the north, the adjoining properties are residential in nature. 2. Compatibility with the zoning classification of properties within the general area of the Subject Property; 205 West Wacker Drive, Suite 901 Chicago, Illinois 60606 (312) 857-7000 Telephone (312) 857-7015 Facsimile Mr. Jason Shallcross 10 North Main Street, Mount Prospect January 19, 2019—Page 11 RESPONSE: The proposed B5C Central Commercial Core zoning district is compatible with the zoning in the general area. The property across Central Road to the south is currently zoned B5C and the property across Main Street to the east is zoned B5, as is the parcel adjacent to the north. The proposed use for the property is residential, which is compatible to the residential zoning district adjacent to the west. 3. The suitability of the Subject Property with regards to the uses permitted under the property's existing zoning classification; RESPONSE: The proposal is for multifamily residential on the subject property which is a suitable use for a zoning classification that permits residential units. 4. Consistency with the trend of development in the general area of the Subject Property, including changes that have occurred under the existing zoning classification; RESPONSE: The proposed development is consistent with the trend of development in the general area, as supported by the 20 West Development under construction south and west of the subject property, and is consistent with several aspects of the Village of Mount Prospect Comprehensive Plan adopted in November 2017. S. The compatibility of the surrounding property with the permitted uses listed in the proposed zoning classification; RESPONSE: The surrounding properties are compatible with the permitted uses in the proposed zoning classification since the surrounding properties and the proposed development are both residential in nature. 6. The objectives of the current Comprehensive Plan for the Village and the impact of the proposed amendment on the said objectives; RESPONSE: The objectives of the Comprehensive Plan for the Village are met with this proposal and the project with have a positive impact on the Plan. The Village of Mount Prospect Comprehensive Plan adopted November 2017 identifies Downtown Redevelopment and Downtown Residential Density as Opportunities, and Limited Rentals Downtown as a Weakness according to the Village's SWOT analysis that was conducted. This proposal supports the Opportunity and reduces a Weakness identified in the SWOT. Other policies contained in the Comprehensive Plan suggest there is support for infill development or redevelopment of underutilized properties, which is exactly what the proposal accomplishes. The proposal is also supports other policies contained in the Comprehensive Plan which encourage Transit Oriented Developments and emphasizes the continued revitalization of downtown Mount Prospect. This proposal conforms to the Comprehensive Plan. 7. The suitability of the property in question for permitted uses listed in the proposed zoning classification. 205 West Wacker Drive, Suite 901 Chicago, Illinois 60606 (312) 857-7000 Telephone (312) 857-7015 Facsimile Mr. Jason Shallcross 10 North Main Street, Mount Prospect January 19, 2019—Page 12 RESPONSE: The proposed residential development is appropriately scaled and configured on the property, and the property is suitable for permitted uses listed under the B5C zoning classification. The proposed use is consistent with surrounding properties. 205 West Wacker Drive, Suite 901 Chicago, Illinois 60606 (312) 857-7000 Telephone (312) 857-7015 Facsimile Mr. Jason Shallcross 10 North Main Street, Mount Prospect January 19, 2019—Page 3 LEGAL DESCRIPTION PARCEL l: LOT 1 IN TRAPANI'S RESUBDIVISION OF PART OF LOT A IN BLOCK 1 IN ERNST BUSSE ADDITION TO MT. PROSPECT AND ALL OF LOT A IN HILLCREST, BOTH SUBDIVISIONS IN THE EAST 1/2 OF THE SOUTHWEST 1/4 OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED MARCH 18, 1999 AS DOCUMENT NUMBER 99266288, IN COOK COUNTY, ILLINOIS. PARCEL 2: THAT PART OF LOT A LYING EAST OF A LINE DESCRIBED BY BEGINNING AT A POINT ON THE SOUTH LINE OF SAID LOT A WHICH IS 10.33 FEET WEST OF THE SOUTHEAST CORNER OF SAID LOT A AND RUNNING THENCE NORTH 510.01 FEET TO A POINT ON THE NORTH LINE OF SAID LOT A WHICH IS 11.50 FEET WEST OF THE NORTHEAST CORNER OF SAID LOT A IN BLOCK 1 IN THE ERNST BUSSE ADDITION TO MT. PROSPECT BEING A SUBDIVISION OF THE SOUTH 543 FEET OF THE EAST 1/2 OF THE SOUTHWEST 1/4 OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. 205 West Wacker Drive, Suite 901 Chicago, Illinois 60606 (312) 857-7000 Telephone (312) 857-7015 Facsimile VICINITY MAP NOTES FROM SCHEDULE 8 TIMEII,NOT°11 Y wTE1 Por°ABLE AFFECTS ECCEPTION PROPERTY NOTE S BASEMENT 97884034 LOS 1EB'1`T`EL1'LT1E`4EFE.II P UNRECORDED EASEMENTS Q UNRECORDED EASEMENTS 2002 SURVEY A, OTHERS NOT PROVIDED TO CONSULTANT FOR REVIEW ALTA/NSPS LAND TITLE SURVEY OF MOUNT PROSPECT CENTRAL PLAZA MOUNT PROSPECT, IL 114 OF BECTON 34 TOMSTIP 42 NORTH RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN ACCORDNGTOTHE PLATTHEREOF RECORDED MARCH 1r 1111 AS DOCUMENT NUMBER 112112rI, IN CooNCoUNTY ILL No S THAT PART OF LOT AIING EAST OF A LINE DESCRIBED " BEGINN NO AT A PO NT ON IT NE THEN C EN CRT IT I jo ol FEET To A PO NT ON THE NORTH IT NE OF SAID LOT A -1 CH S 11 'o FEET WEST OF THE NO AT HE - COME R OF BAD LOT A IN BL" 1 N THE ERNST BUSS E ADDT 1. 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I TH S SURVEY MAY N OT REFLE I ALL UT L T E S 0 Mp OVEMENTS FIC IT I ME A` E IT DEEP TRNDSCAP NO 0 R ME COVE RED I SUCH TEMBRAS DR UMPST E'S TRA LER S CARS D AT PAING OR ED AT THE T ME OF TH S SURVEY ED DID NOT COVER THE SITE — SPRINIER COUNTY T 0 B LIGE CH SURVEYOR'S CERTIFICATE OF ILLINOIS 1 SS OF °°PACE I OF MOUNT PROSPECT AN ILLINOIS MUNICIPAL CORPORATION CAGOTTLE NSURICE COMPANY S IF ANY ME NOT SHOM ON TH S I'M SYSTEr 7 OTHER THAN BE FILE O'SERVAT IS NOTED THE SURVEY MAKES NO sTATEMENT REGARD NO THE ACTUAL PRESEN CE 0 R MSENC=SERCE r CALL I J L E AT 1 110 112 0123 FOR FIELD LOCIT ON OF UNDERGROUND UTILITIES PRIOR TO MY D GO NO OR CONSTRUCT ON HAVE NOT oPRVBEANDTMAT CTHE R FUNCTION AND DIMENSIONS IT— NOT BEEN EHow ,C A 1111ENT DH CROP TILE N11wNCE 1oMPATY DOMMTMENT o11E1 No FICO 0,, D,. 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Com Village of Mount Prospect 50 South Emerson Street M ... per tPms L9GG56 3216 GIR392£000 vN� VP01.1 MOUNT PROSPECT CENTRAL PLAZA DRAFTING COMPLETED OR 12 17 SM � PROJECT MA`bB1ER � CWC SHEETNO 1 1 FIELDWOMC-PLETED 04 11 17 CDM C_ CAL 1� 4 TRAFFIC IMPACT STUDY REPORT FOR: MOUNT PROSPECT RESIDENTIAL MAIN STREET AND CENTRAL ROAD MOUNT PROSPECT, ILLINOIS PREPARED BY: V3 Companies 7325 Janes Avenue Woodridge, Illinois 60517 V3 Project No. 15215.01 FE January 17, 2019 Traffic Impact Study — Main Street and Central Road Mount Prospect, Illinois TABLE OF CONTENTS I. INTRODUCTION.................................................................................................................... 1 II. PROJECT CONDITIONS....................................................................................................... 4 LandUses...................................................................................................................... 4 RoadwaySystem........................................................................................................... 4 TrafficVolumes.............................................................................................................. 7 Proposed Development.................................................................................................. 7 Land Use Development....................................................................................... 7 Roadway Development....................................................................................... 7 III. TRAFFIC FORECASTS........................................................................................................ 9 Project Traffic Volumes.................................................................................................. 9 Trip Generation Estimation................................................................................. 9 Trip Distribution and Assignment........................................................................ 9 Background Traffic Volumes..........................................................................................10 Future Traffic Volumes..................................................................................................10 IV. TRAFFIC ANALYSIS..........................................................................................................14 Auxiliary Lane Analysis..................................................................................................14 CapacityAnalysis..........................................................................................................14 QueueLength Analysis.................................................................................................16 Proposed Lane Configuration........................................................................................17 V. CONCLUSIONS...................................................................................................................19 V3 FIGURES Traffic Impact Study — Main Street and Central Road Mount Prospect, Illinois Figure1: Site Location Map....................................................................................................... 2 Figure 2: Conceptual Site Plan................................................................................................... 3 Figure3: Land Use Map............................................................................................................. 5 Figure 4: Existing Lane Configuration........................................................................................ 6 Figure 5: Existing Traffic Volumes.............................................................................................. 8 Figure 6: Project Traffic Volumes..............................................................................................11 Figure 7: Background Traffic Volumes......................................................................................12 Figure 8: Future with Project Traffic Volumes............................................................................13 Figure 9: Future Lane Configuration..........................................................................................18 TABLES Table1: Trip Generation............................................................................................................ 9 Table 2: Level of Service Definitions for Signalized and Unsignalized Intersections .................. 15 Table 3: Signalized LOS — Central Road and Main Street.........................................................15 Table 4: Unsignalized LOS........................................................................................................16 Table 5: 95th Percentile Queue Lengths....................................................................................17 APPENDICES Appendix A SCAT Report - Econolite #197 — U.S. 17 & IL 83 Excerpt Appendix B Auxiliary Turn Lane Analysis Appendix C Capacity Analysis Worksheets — Existing Appendix D Capacity Analysis Worksheets — Background Appendix E Capacity Analysis Worksheets — Future with Project Traffic Impact Study — Main Street and Central Road Mount Prospect, Illinois L INTRODUCTION V3 Companies has been retained to conduct a traffic impact study for a proposed multifamily residential development located near at the northwest corner of the intersection of Central Road and Main Street in Mount Prospect, Illinois. The site is bounded by Main Street to the east, Central Road to the south, an existing single-family residential neighborhood to the west, and an existing bank to the north. A location map is included as Figure 1. The proposed development consists of a five -story apartment building with a total of 97 dwelling units on the currently vacant property. Access will be provided to the site through a full -access driveway on Main Street and a right in/right out/left in driveway on Central Road. The number of access points is a reduction from the three existing curb cuts present on the site from the previous land use. The existing cross access with the bank property to the north will be maintained. The conceptual site plan is included as Figure 2. The purpose of this study is to evaluate the potential traffic impacts of the proposed residential development. Traffic estimates are projected to 2025, which is five years beyond the anticipated opening date in 2020. The study area includes the signalized intersection of Central Road and Main Street and the unsignalized site driveways. This report includes a description of existing conditions, data collection and capacity analysis, evaluation of data, and conclusions. - 1 - I w ................................ ............................................................................................................................... ....................... MT PROSPECT FIGURE 1 SITE LOCATION MAP RESIDENTIAL VT PROSPECT ILLINOIS Ylvo,,v'l ','Q Pal, 1, A I ld Pd(�fd f hyla ls� I w ................................ ............................................................................................................................... ....................... MT PROSPECT FIGURE 1 SITE LOCATION MAP RESIDENTIAL VT PROSPECT ILLINOIS NOT TO SCALE MT PROSPECT FIGURE 2 *,!% CONCEPTUAL SITE PLAN Q N' ]>- RESIDENTIAL * MT PROSPECT ILLINOIS V3 II. PROJECT CONDITIONS Land Uses Traffic Impact Study — Main Street and Central Road Mount Prospect, Illinois A variety of land uses exist near the project site, primarily consisting of institutional, residential, retail and service uses. The surrounding land uses are illustrated in Figure 3. Roadway System The characteristics of the roadways in the vicinity of the site are presented below. The existing lane configurations at the study area intersections are illustrated in Figure 4. Roadway Descriptions Central Road is a four -lane, east -west minor arterial. Along the site frontage, Central Road consists of a five -lane section striped with left -turn lanes. Central Road is posted with a speed limit of 35 mph in both directions. Sidewalks are provided on both sides of the street in the area. Central Road is under IDOT jurisdiction. There are currently two driveways along Central Road to access the proposed site. Main Street (IL 83) is a four -lane, north -south principle arterial. Main Street typically consists of a four -lane section, except where the street widens to provide left -turn lanes at major intersections. Left -turn lanes are not provided for residential collector streets or commercial driveways north of the intersection with Central Road. Main Street is posted with a speed limit of 30 mph south of Central Road and 35 mph north of Central Road. Sidewalks are provided on both sides of the street. Main Street is under IDOT jurisdiction. There is currently one driveway along Main Street to access the proposed site. Intersection Description The intersection of Central Road and Main Street is signalized with an actuated, coordinated timing scheme. The intersection consists of one left -turn lane, one through lane, and one through/right-turn lane on all approaches. All left -turn lanes operate with protected -permitted phasing. Crosswalks and pedestrian signal equipment is provided on all four legs of the intersection. The intersection of Central Road and Main Street is incorporated in the Econolite #197 — US 14 @ IL 83 coordination system. Existing signal timing and coordination information is obtained from the Signal Coordination and Timing (SCAT) report dated June 2016. Based on this report, the cycle length of the intersection during both the weekday am and weekday pm peak hours is 85 seconds. Applicable pages from the SCAT report are included in Appendix A. MT PROSPECT FIGURE 3 ,! LAND USE MAP RESIDENTIAL MT PROSPECT ILLINOIS MT PROSPECT FIGURE 4 RESIDENTIAL EXISTING LANE CONFIGURATION Q*. MT PROSPECT ILLINOIS v Traffic Impact Study — Main Street and Central Road Mount Prospect, Illinois Traffic Volumes Existing traffic volumes are obtained from the SCAT report dated June 2016. The 2016 volumes are adjusted to project the volumes to 2019. Historical data in the area indicates that growth rates in the area have fluctuated, but have generally been low or negative. A growth rate of 1 percent per year has been assumed for the area. The 2019 existing peak hour vehicular volumes at the study area intersections are illustrated in Figure 5. Proposed Development Land Use Development The area surrounding the project site is largely developed. There are no known unrelated developments that are likely to significantly alter traffic patterns in the future. Roadway Development The development site currently has one driveway curb cut on Main Street and two driveway curb cuts on Central Road from a previous land use. The driveway curb cut on Main Street is located approximately 380 feet north of the intersection of Central Road and Main Street. The two driveway curb cuts on Central Road are located approximately 20 feet and 140 feet west of the intersection of Central Road and Main Street. The existing site also includes cross access to the bank property to the north. The proposed site plan includes one full access driveway on Main Street at approximately the same location as the existing curb cut. The intersection will be configured with one outbound lane and one inbound lane. The two existing curb cuts on Central Road will be consolidated into one driveway located approximately 100 feet west of the intersection of Central Road and Main Street. The Central Road driveway will operate with three-quarter access (right in/right out/left in). The left turn movements into the site will be made from the existing left turn lane for the intersection of Central Road and Main Street, which will essentially operate as a left turn/through lane at the driveway. The existing cross access with the bank property to the north will be maintained. There are no other known proposed roadway projects in the vicinity of the site that will impact the study area. -7- NOTE: TR, MT PROSPECT FIGURE 5 EXISTING TRAFFIC VOLUMES Q RESIDENTIAL MT PROSPECT ILLINOIS V3 W. TRAFFIC FORECASTS Project Traffic Volumes Trip Generation Estimation Traffic Impact Study — Main Street and Central Road Mount Prospect, Illinois The proposed development consists of a five -story apartment building with 97 total dwelling units. Project traffic is estimated using the Institute of Transportation Engineers (ITE) Tri Generation Manual, 10th Edition. The following land use category is used to determine project traffic: Multifamily Housing (Mid -Rise) — ITE Land Use Code 210 - Mid -Rise Multifamily housing includes apartments, townhouses, and condominiums located within the same building with at least three other dwelling units and have between three and 10 levels (floors). The Trip Generation Manual assigns trip generation estimates based on a regression equation for each peak period and an independent variable. In this case, dwelling units is the applicable variable for mid -rise multifamily housing. The am and pm peak hour trip generation equations are selected for weekday, peak hour of adjacent street traffic for one hour from 7 am to 9 am and 4 pm to 6 pm. A summary of trip generation is provided in Table 1. i aoie -i: i rip generation Trip Distribution and Assignment The direction from which traffic approaches and departs a site is a function of numerous variables, including location of residences, location of employment centers, location of commercial/retail centers, available roadway systems, location and number of access points, and level of congestion on adjacent road systems. The distribution of project related trips is based on the existing roadway classifications and traffic patterns in the area. Central Road and Main Street are both designated as arterial roadways. Additionally, existing traffic volumes are fairly consistent between Central Road and Main Street. Overall, the largest portion of trips is assigned to Central Road to the west of the project area by a small margin. A slightly smaller portion of trips are assigned to Main Street to and from the north and Central Road to and from the east. The smallest amount of trips area assigned to Main Street to and from the south. V3 Traffic Impact Study — Main Street and Central Road Mount Prospect, Illinois It is assumed that all inbound trips from the west will enter the site at the three-quarter access driveway on Central Road and all inbound trips from the north will enter the site at the full access driveway on Main Street. Inbound trips from the south and east will be split between both driveways. All outbound trips to the north, south, and east are assigned to the full access driveway on Main Street, since left out trips are not permitted at the three-quarter access driveway on Central Road. The directional distributions and assignment of project traffic volume is illustrated in Figure 6. Background Traffic Volumes Background traffic volumes are estimated for the year 2025, which is five years beyond the anticipated build out in 2020. These volumes account for future non -project related growth in the area. The area around the study area is largely built out. The growth rate is assumed to be 1 percent per year. The background traffic volumes are illustrated in Figure 7. Future Traffic Volumes The project trips are added to the background volume to obtain the future with project traffic volume for the study intersections. Future with project traffic volumes are depicted in Figure 8. _10- 25% N O ~I PROPOSED DRIVEWAY g (q) 11 (8) in o N O F w Lu z QQ G } w W O Q- 0 O ry 0- o ct a l 30% (6) 2 0 (0) �II 2 (5) E 1 8 (8) 3 (8) CENTRAL ROAD 0 (0) E 0 (0) 0(0) r 2 5 0 (0) o�o LEGEND ## - AM PEAK HOUR (##)- PM PEAK HOUR 20% FIGURE 6 MT PROSPECT PROJECT TRAFFIC 4 RESIDENTIAL VOLUMES '� MT PROSPECT ILLINOIS NOTE: 202: TR, MT PROSPECT FIGURE 7 BACKGROUND �i r RESIDENTIAL TRAFFIC VOLUMES MT PROSPECT ILLINOIS NOTE: 2025 Fl PROJE Vi MT PROSPECT FUTURE FIGURE 8 WITH PROJECT -4 RESIDENTIAL TRAFFIC VOLUMES *� MT PROSPECT ILLINOIS V3 IV. TRAFFIC ANALYSIS Auxiliary Lane Analysis Traffic Impact Study — Main Street and Central Road Mount Prospect, Illinois This study evaluated whether additional auxiliary lanes are warranted at any study area intersections. The warrant analysis follows the methodology detailed in IDOT's Bureau of Design and Environmental Manual (BDE). Warrants are determined based on factors such as through volume, opposing volume, and percentage of turning vehicles. Different warrants are used for left and right turn lanes, and factors such as design speed. The right turn movements at the two proposed driveways do not meet the warrant for an auxiliary right turn lane. Additionally, few driveways in the area have dedicated right turn lanes. Therefore, right turn lanes are not proposed at any of the driveways. The left turn movements at the two proposed driveways do not meet the warrant for an auxiliary left turn lane. Additionally, few driveways or intersections in the area have dedicated left turn lanes. Therefore, left turn lanes are not proposed at the two proposed driveways. Supporting information for the auxiliary lane analysis is included in Appendix B. Capacity Analysis The operation of a facility is evaluated based on level of service (LOS) calculations obtained by analytical methods defined in the Transportation Research Board's Highway Capacity Manual (HCM), 2010 Edition. The concept of LOS is defined as a quality measure describing operational conditions within a traffic stream, generally in terms of such service measures as speed and travel time, freedom to maneuver, traffic interruptions, and comfort and convenience. There are six LOS letter designations, from A to F, with LOS A representing the best operating conditions and LOS F the worst. The LOS of an intersection is based on the average control delay per vehicle. For a signalized intersection, the delay is calculated for each lane group and then aggregated for each approach and for the intersection as a whole. Generally, the LOS is reported for the intersection as a whole. For an unsignalized intersection, the delay is only calculated and reported for each minor movement. An overall intersection LOS is not calculated. There are different LOS criteria for signalized and unsignalized intersections primarily due to driver perceptions of transportation facilities. The perception is that a signalized intersection is expected to carry higher traffic volumes and experience a greater average delay than an unsignalized intersection. The LOS criteria for signalized and unsignalized intersections are provided in Table 2. -14- V3 Traffic Impact Study - Main Street and Central Road Mount Prospect, Illinois Table 2: Level of Service Definitions for Sianalized and Unsianalized Intersections Level of service Signalized Intersection Control Delay (seconds/vehicle) Unsignalized Intersection Control Delay (seconds/vehicle) A < 10 <- 10.0 B > 10.0 and :5 20.0 > 10.0 and :5 15.0 C > 20.0 and :5 35.0 > 15.0 and :5 25.0 D > 35.0 and :5 55.0 > 25.0 and :5 35.0 E > 55.0 and :5 80.0 > 35.0 and :5 50.0 F > 80.0 > 50.0 Source: Transportation Research Board, Highway Capacity Manual 2010, National Research Council, 2010. Typically, various state and local governments adopt standards varying between LOS C and LOS E, depending on the area's size and roadway characteristics. The study area consists of the signalized intersection of Central Road and Main Street, and the two proposed unsignalized site driveways. Capacity analysis was performed with Synchro 9.2 (9.2.914.6). Models were created for the weekday am and weekday pm peak hours for the 2019 existing, 2025 background, and 2025 future with project conditions. Results for the signalized intersection of Central Road and Main Street are summarized in Table 3. Results for each unsignalized intersection are summarized in Table 4. Supporting Synchro analysis reports for the existing, background, and future with project traffic conditions are provided in Appendices B, C and D respectively. Table 3: Sianalized LOS - Central Road and Main Street Based on analysis of the 2019 volumes, the intersection of Central Road and Main Street operates with a low delay during the weekday am peak hour. Delays are higher during the weekday pm peak hour, with the intersection operating at LOS D. The highest delays occur on the eastbound approach due to the high volume of left turns. -15- Eastbound Westbound Northbound Northbound In'teMection Peak Hour SCenano Delay Delay Delay Delays Delay (sec) L05 (sec) L05 (sec) LOS (sec) L05 (sec) L05 2019 Existing 22.1 C 25.1 C 29.1 C 24.2 C 24.8 C WEEKDAY 2025 Background 23.2 C 25.8 C 31.4 C 25.2 C 26.0 C AM 2025 Future with Project 23.2 C 25.9 C 31.6 C 25.4 C 26.1 C 2019 Existing 49.9 D 40.4 D 36.5 D 33.8 C 40.9 D WEEKDAY 2025 Background 55.2 E 47.6 D 40.8 D 37.2 D 46.0 D PM 2025 Future with Project 55.1 E 1 48.8 D 1 41.4 D 1 37.7 1 D 46.5 1 D Based on analysis of the 2019 volumes, the intersection of Central Road and Main Street operates with a low delay during the weekday am peak hour. Delays are higher during the weekday pm peak hour, with the intersection operating at LOS D. The highest delays occur on the eastbound approach due to the high volume of left turns. -15- V3 Traffic Impact Study — Main Street and Central Road Mount Prospect, Illinois Delays increase in the background condition, which results in the eastbound approach falling to LOS E during the pm peak hour. The northbound approach also falls from LOS C to LOS D. There are no other notable changes in levels of service on other approaches in either time period. The addition of project related trips has little impact on delay at the intersection. Most of the project trips impact the northbound, southbound, and westbound approach, which all have additional capacity available. All eastbound vehicles approaching the site are expected to enter via the driveway on Main Street, which will not increase eastbound left turn volumes at the intersection. While the poor level of service on the eastbound approach is not ideal, the high delay is present in both the existing and background conditions. The proposed project traffic does not increase volumes or delays for the eastbound left -turn approach. Therefore it is concluded that no mitigation is warranted at the signalized intersection of Central Road and Main Street. Table 4: Unsianalized LOS The measures of delay vary at the proposed driveways in the future with project condition, but all movements perform at LOS C or better. Based on the results of the analysis, it is concluded that the proposed configuration of the driveways, including single outbound lanes at both proposed driveways are adequate to service trips generated by the proposed development. Queue Length Analysis The 95th percentile queue lengths are also analyzed. The inbound left -turn movements are made from shared through lanes. The outbound trips at the proposed driveways are made from a single outbound lane. The applicable minor movement queue lengths for the am and pm peak hours are summarized in Table 5. -16- AM Peak Hour PM Peak Hour Existing Background Puiture W/ Existing Background ruture w/ Intersection / Approach Project Project Delay Delay Delay Delay Delay Delay : LOS L�7S (s/vehj LOS (s/veh, LOS LOS (s/velli) (s/veh) LOS(s/vehj' N/uehj Main Street and Proposed Driveway NB Left - - - - 9.8 A - - - - 10.5 B EB Approach - - - - 13.9 B - - - - 15.4 C Central Road and Proposed Driveway SB Approach - - - - 9.5 A - - - - 10.5 B EB Left - - - - 8.0 A - - - - 8.7 A The measures of delay vary at the proposed driveways in the future with project condition, but all movements perform at LOS C or better. Based on the results of the analysis, it is concluded that the proposed configuration of the driveways, including single outbound lanes at both proposed driveways are adequate to service trips generated by the proposed development. Queue Length Analysis The 95th percentile queue lengths are also analyzed. The inbound left -turn movements are made from shared through lanes. The outbound trips at the proposed driveways are made from a single outbound lane. The applicable minor movement queue lengths for the am and pm peak hours are summarized in Table 5. -16- V3 Traffic Impact Study — Main Street and Central Road Mount Prospect, Illinois Table 5: 95"' Percentile Queue Lengths Intersection Movement, AM Peak Hour Queue Length (feet) PM Pew Hour Queue Length (feet) Main Street and Proposed Driveway EB Approach 3 3 NB Left/Through 1 0 0 Central Road and Proposed Driveway EB Left/Through 2 0 0 SB Approach 0 0 1. NB left -turn movment occurs from a shared left-turn/through lane 2. EB left -turn movement occurs from exisitng left turn lane. The lane operates as a de facto left-tun/through lane. It is concluded that there will not be issues with queuing at the site driveways and that no mitigation is necessary. Proposed Lane Configuration The overall proposed lane configuration based on the auxiliary lane, capacity, and queue length analyses is illustrated in Figure 9. -17- MT PROSPECT FIGURE 9 PROPOSED LANE Qr RESIDENTIAL CONFIGURATION MT PROSPECT ILLINOIS Traffic Impact Study — Main Street and Central Road Mount Prospect, Illinois V. CONCLUSIONS The purpose of this report is to evaluate the potential traffic impacts of the proposed 97 unit midrise apartment building located in the northwest quadrant of the intersection of Central Road and Main Street in Mount Prospect, Illinois. The conceptual site plan includes one full access driveway on Main Street and one three-quarter (right-in/right-out/left-out) access driveway on Central Road. Capacity analysis was conducted for existing, background, and future with project conditions during the weekday am and pm peak hours at the signalized intersection of Central Road and Main Street and at the site driveways. Traffic was estimated to 2025, which is five years beyond the anticipated opening of the development. The intersection of Central Road and Main Street operates with a low delay during the weekday am peak hour in the existing condition. Delays are higher during the weekday pm peak hour, with the intersection operating at LOS D. The highest delays occur on the eastbound approach due to the high volume of left -turns. Delays increase in the background condition, which results in the eastbound approach falling to LOS E during the pm peak hour. The northbound approach also falls from LOS C to LOS D. There are no other notable changes in levels of service on other approaches in either time period. The addition of project related trips has little impact on delay at the intersection. Most of the project trips impact the northbound, southbound, and westbound approach, which all have additional capacity available. All eastbound vehicles approaching the site are expected to enter via the driveway on Main Street, which will not increase eastbound left -turn volumes at the intersection. While the poor level of service on the eastbound approach is not ideal, the high delay is present in both the existing and background conditions. The proposed project traffic does not increase volumes or delays for the eastbound left -turn approach. Therefore it is concluded that no mitigation is warranted at the signalized intersection of Central Road and Main Street. It is concluded that the proposed configuration of the proposed driveways, including single outbound lanes at both proposed driveways are adequate to service trips generated by the proposed development. It is concluded that there will not be issues with queuing at the site driveways and that no mitigation is necessary. _19- V3 Traffic Impact Study — Prairie Winds Bricher Road, St. Charles, Illinois APPENDIX A SCAT REPORT ECONOLITE #197 - US 17 & IL 38 EXCERPT ECONOLITE #197 - U.S. 14 @ IL 83 MOUNT PROSPECT, IL jjjj) ��� li / j % /I G 11111111F ��� 0 A ���jjjjjjjjjj) S ��� G A C 0 0 1 �,,Jjlll / �%, ��� ��� ��� PREPARED FOR ILLINOIS DEPARTMENT OFTRANSPORTATION Synchro 8.0Tm Reports For SCAT 2013 Work Order 172 Econolite Master 197 US 14 @ IL 83 / Prospect Ave. June 2016 Econolite #197 - AM Period 6: IL 83 & Central Road Lane Configurations Volume (vph) Adj. Flow (vph) Lane Group Flow (vph) Turn Type Protected Phases Permitted Phases Detector Phase Switch Phase Minimum Initial (s) Minimum Split (s) Total Split (s) Total Split (%) Yellow Time (s) All -Red Time (s) Lost Time Adjust (s) Total Lost Time (s) Lead/Lag Lead -Lag Optimize? Recall Mode Act Effct Green (s) Actuated g/C Ratio v/c Ratio Control Delay Queue Delay Total Delay LOS Approach Delay Approach LOS 176 688 191 748 191 757 pm+pt NA 7 4 4 7 4 3.0 15.0 6.0 30.0 14.0 31.0 16.5% 36.5% 3.0 4.5 0.0 1.5 1.0 -2.0 4.0 4.0 Lead Lag None C -Max 40.2 32.6 0.47 0.38 0.54 0.56 18.1 16.2 0.0 0.0 18.1 16.2 B B 16.6 B 8 56 488 9 61 530 0 61 587 pm+pt NA 3 8 8 3 8 3.0 15.0 6.0 29.0 14.0 31.0 16.5% 36.5% 3.0 4.5 0.0 1.5 1.0 -2.0 4.0 4.0 Lead Lag None C -Max 34.2 28.1 0.40 0.33 0.22 0.51 14.1 25.1 0.0 0.0 14.1 25.1 B C 24.1 C MEE 52 40 468 57 43 509 0 43 596 pm+pt NA 5 2 2 1.5 5 2 3.0 15.0 6.0 30.0 13.0 27.0 15.3% 31.8% 3.0 4.5 0.0 1.5 1.0 -2.0 4.0 4.0 Lead Lag None Max 29.3 23.6 0.34 0.28 0.15 0.62 5.2 21.3 0.0 0.0 5.2 21.3 A C 20.2 C Cycle Length: 85 Actuated Cycle Length: 85 Offset: 62 (73%), Referenced to phase 4:EBTL and 8:WBTL, Start of 1st Green Natural Cycle: 75 Control Type: Actuated -Coordinated Maximum v/c Ratio: 0.62 Intersection Signal Delay: 21.4 Intersection LOS: C Intersection Capacity Utilization 63.0% ICU Level of Service B Analysis Period (min) 15 Splits and Phases: 6: IL 83 & Central Road 80 168 448 87 183 487 0 183 661 pm+pt NA 1 6 6 1.5 1 6 3.0 15.0 6.0 31.0 13.0 27.0 15.3% 31.8% 3.0 4.5 0.0 1.5 1.0 -2.0 4.0 4.0 Lead Lag None Max 35.1 29.7 0.41 0.35 0.61 0.56 25.1 25.7 0.0 0.0 25.1 25.7 C C 25.6 C 6/29/16 160 174 0 Timing Plan: 211 Synchro 8 Report Sam Schwartz Page 9 13I 2:7 Is 14 Is 31 Is 05 06 07 1 03 R 13 I 27 Is M114 Is al Is Timing Plan: 211 Synchro 8 Report Sam Schwartz Page 9 Econolite #197 - PM Period 6: IL 83 & Central Road Lane Configurations Volume (vph) Adj. Flow (vph) Lane Group Flow (vph) Turn Type Protected Phases Permitted Phases Detector Phase Switch Phase Minimum Initial (s) Minimum Split (s) Total Split (s) Total Split (%) Yellow Time (s) All -Red Time (s) Lost Time Adjust (s) Total Lost Time (s) Lead/Lag Lead -Lag Optimize? Recall Mode Act Effct Green (s) Actuated g/C Ratio v/c Ratio Control Delay Queue Delay Total Delay LOS Approach Delay Approach LOS 288 832 313 904 313 921 pm+pt NA 7 4 4 7 4 3.0 15.0 6.0 30.0 14.0 31.0 16.5% 36.5% 3.0 4.5 0.0 1.5 1.0 -2.0 4.0 4.0 Lead Lag None C -Max 39.3 31.3 0.46 0.37 1.03 0.71 87.2 34.4 0.0 0.0 87.2 34.4 F C 47.8 D 16 104 824 17 113 896 0 113 948 pm+pt NA 3 8 8 1.5 3 8 3.0 15.0 6.0 29.0 14.0 31.0 16.5% 36.5% 3.0 4.5 0.0 1.5 1.0 -2.0 4.0 4.0 Lead Lag None C -Max 34.5 27.0 0.41 0.32 0.44 0.85 18.1 36.0 0.0 0.0 18.1 36.0 B D 34.1 C MEE 48 88 632 52 96 687 0 96 744 pm+pt NA 5 2 2 1.5 5 2 3.0 15.0 6.0 30.0 13.0 27.0 15.3% 31.8% 3.0 4.5 0.0 1.5 1.0 -2.0 4.0 4.0 Lead Lag None Max 31.1 23.9 0.37 0.28 0.39 0.76 21.5 32.9 0.0 0.0 21.5 32.9 C C 31.6 C Cycle Length: 85 Actuated Cycle Length: 85 Offset: 75 (88%), Referenced to phase 4:EBTL and 8:WBTL, Start of 1st Green Natural Cycle: 80 Control Type: Actuated -Coordinated Maximum v/c Ratio: 1.03 Intersection Signal Delay: 37.5 Intersection LOS: D Intersection Capacity Utilization 80.8% ICU Level of Service D Analysis Period (min) 15 Splits and Phases: 6: IL 83 & Central Road 52 136 580 57 148 630 0 148 843 pm+pt NA 1 6 6 1.5 1 6 3.0 15.0 6.0 31.0 13.0 27.0 15.3% 31.8% 3.0 4.5 0.0 1.5 1.0 -2.0 4.0 4.0 Lead Lag None Max 33.5 26.6 0.39 0.31 0.56 0.79 24.5 34.7 0.0 0.0 24.5 34.7 C C 33.2 C 6/29/16 196 213 0 Timing Plan: 122 Synchro 8 Report Sam Schwartz Page 9 13I 2:7 Is 14 Is 31 Is 05 06 07 1 03 R 13I 2:7 Is M114Is al Is Timing Plan: 122 Synchro 8 Report Sam Schwartz Page 9 V3 Traffic Impact Study — Prairie Winds Bricher Road, St. Charles, Illinois APPENDIX B AUXILIARY TURN LANE ANALYSIS Criteria Met? Main Street Central Road Criteria Right4urn Lane Warrants Reason Driveway Driveway Unsignalized intersection on a two lane 1 highway that satisfies the criteria in BDE No No Not a two-lane Highway. Figures Unsignalized intersection on a four lane 2 highway that satisfies the criteria in BDE No No Figures are for speed limits over 50 mph. Figures On expressways where the side street ADT 3 determines a left -turn lane is necessary to No No Not on an expressway. is over 250 LOS. Any intersection where a capacity analysis 4 determines a right -turn lane is necessary to No No All movements operate at acceptable meet the LOS criteria LOS. At any intersection where the right -turning volume is greater than 150 vph and where 5 No No Volume is less than 150 vph. 5 there is greater than 300 vplph on the No No mainline turn lanes. Uniformity of intersection design along the 6 highway if other intersections have right- No No No unsignalized intersections in the area turn lanes have right turn lanes. Any intersection where the mainline is 7 curved to the left and the mainline curve No No Roads are not on curves requires superelevation At railroad crossings where the railroad is located close to the intersection and a right 8 turn lane would be desirable to efficiently No No Not near a railroad. move through traffic on the parallel roadway Any intersection where the crash experience, traffic operations, sight No additional indicators mandating left - 9 distance restrictions, or engineering No No turn lanes. judgement indicates a significant conflict related to left -turning vehicles. Criteria Met? Criteria Left4urn Lane Warrants, Mein Street Central Road Reason Driveway Driveway Unsignalized intersection on a two lane 1 highway that satisfies the criteria in BDE No No Not a two-lane Highway. Figures Signalized intersetion where the left - 2 turning volume is equal to or greater than No No Not Signalized. 75 vph Any intersection where a capacity analysis 3 determines a left -turn lane is necessary to No No All movements operate at acceptable meet the LOS criteria LOS. Uniformity of intersection design along the 4 highway if other intersections have left- No No No unsignalized intersections in the area turn lanes have left turn lanes. Any intersection where the crash experience, traffic operations, sight No additional indicators mandating left - 5 distance restrictions, or engineering No No turn lanes. judgement indicates a significant conflict related to left -turning vehicles. V3 Traffic Impact Study — Prairie Winds Bricher Road, St. Charles, Illinois APPENDIX C CAPACITY ANALYSIS WORKSHEETS EXISTING Mt. Prospect Apartments 1: Main Street & Central Road Existing 2019 Timing Plan: AIM Peak Hour Lane Configurations Traffic Volume (vph) 181 709 8 58 503 54 41 482 82 173 461 165 Future Volume (vph) 181 709 8 58 503 54 41 482 82 173 461 165 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 200 0 115 0 105 0 105 0 Storage Lanes 1 0 1 0 1 0 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 Frt 0.998 0.985 0.978 0.960 Flt Protected 0.950 0.950 0.950 0.950 Satd. Flow (prot) 1770 3532 0 1770 3486 0 1770 3461 0 1770 3398 0 Flt Permitted 0.285 0.279 0.355 0.261 Satd. Flow (perm) 531 3532 0 520 3486 0 661 3461 0 486 3398 0 Right Turn on Red Yes Yes Yes Yes Satd. Flow (RTOR) 1 14 21 57 Link Speed (mph) 35 35 30 35 Link Distance (ft) 428 1068 942 383 Travel Time (s) 8.3 20.8 21.4 7.5 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow (vph) 191 746 8 61 529 57 43 507 86 182 485 174 Shared Lane Traffic (%) Lane Group Flow (vph) 191 754 0 61 586 0 43 593 0 182 659 0 Enter Blocked Intersection No No No No No No No No No No No No Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right Median Width(ft) 12 12 12 12 Link Offset(ft) 0 0 0 0 Crosswalk Width(ft) 16 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 15 9 15 9 Number of Detectors 1 2 1 2 1 2 1 2 Detector Template Left Thru Left Thru Left Thru Left Thru Leading Detector (ft) 20 100 20 100 20 100 20 100 Trailing Detector (ft) 0 0 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 0 0 Detector 1 Size(ft) 20 6 20 6 20 6 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 94 94 Detector 2 Size(ft) 6 6 6 6 Detector 2 Type CI+Ex CI+Ex CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 0.0 0.0 Turn Type pm+pt NA pm+pt NA pm+pt NA pm+pt NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 8 2 6 01/16/2019 Synchro 9 Report V3 Co. Page 1 Mt. Prospect Apartments 1: Main Street & Central Road Existing 2019 Timing Plan: AIM Peak Hour Detector Phase 7 4 3 8 5 2 1 6 Switch Phase Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 15.0 3.0 15.0 Minimum Split (s) 6.0 30.0 6.0 29.0 6.0 27.0 6.0 27.0 Total Split (s) 14.0 31.0 14.0 31.0 13.0 27.0 13.0 27.0 Total Split (%) 16.5% 36.5% 16.5% 36.5% 15.3% 31.8% 15.3% 31.8% Maximum Green (s) 11.0 25.0 11.0 25.0 10.0 21.0 10.0 21.0 Yellow Time (s) 3.0 4.5 3.0 4.5 3.0 4.5 3.0 4.5 All -Red Time (s) 0.0 1.5 0.0 1.5 0.0 1.5 0.0 1.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 3.0 6.0 3.0 6.0 3.0 6.0 3.0 6.0 Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C -Max None C -Max None Max None Max Walk Time (s) 7.0 7.0 7.0 7.0 Flash Dont Walk (s) 11.0 11.0 11.0 11.0 Pedestrian Calls (#/hr) 0 0 0 0 Act Effct Green (s) 41.9 30.7 36.2 26.1 31.4 21.6 36.7 27.8 Actuated g/C Ratio 0.49 0.36 0.43 0.31 0.37 0.25 0.43 0.33 v/c Ratio 0.47 0.59 0.19 0.54 0.13 0.66 0.52 0.57 Control Delay 12.8 24.5 13.0 26.4 6.9 30.7 20.9 25.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 12.8 24.5 13.0 26.4 6.9 30.7 20.9 25.1 LOS B C B C A C C C Approach Delay 22.1 25.1 29.1 24.2 Approach LOS C C C C Queue Length 50th (ft) 60 324 16 134 8 281 59 147 Queue Length 95th (ft) 78 343 36 188 16 336 102 212 Internal Link Dist (ft) 348 988 862 303 Turn Bay Length (ft) 200 115 105 105 Base Capacity (vph) 421 1274 406 1081 399 896 360 1148 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.45 0.59 0.15 0.54 0.11 0.66 0.51 0.57 Area Type: Other Cycle Length: 85 Actuated Cycle Length: 85 Offset: 62 (73%), Referenced to phase 4:EBTL and 8:WBTL, Start of Green Natural Cycle: 70 Control Type: Actuated -Coordinated Maximum v/c Ratio: 0.66 Intersection Signal Delay: 24.8 Intersection LOS: C Intersection Capacity Utilization 67.8% ICU Level of Service C Analysis Period (min) 15 01/16/2019 Synchro 9 Report V3 Co. Page 2 Mt. Prospect Apartments 1: Main Street & Central Road Splits and Phases: 1: Main Street & Central Road Existing 2019 Timing Plan: AM Peak Hour 01 02 '4('03 U4 fR) 05 07 08''B) 51, 1 —F --- 01/16/2019 Synchro 9 Report V3 Co. Page 3 Mt. Prospect Apartments 1: Main Street & Central Road Existing 2019 Timing Plan: PIM Peak Hour Lane Configurations Traffic Volume (vph) 297 857 16 107 849 49 91 651 54 140 597 202 Future Volume (vph) 297 857 16 107 849 49 91 651 54 140 597 202 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 200 0 115 0 105 0 105 0 Storage Lanes 1 0 1 0 1 0 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 Frt 0.997 0.992 0.988 0.962 Flt Protected 0.950 0.950 0.950 0.950 Satd. Flow (prot) 1770 3529 0 1770 3511 0 1770 3497 0 1770 3405 0 Flt Permitted 0.146 0.170 0.177 0.169 Satd. Flow (perm) 272 3529 0 317 3511 0 330 3497 0 315 3405 0 Right Turn on Red Yes Yes Yes Yes Satd. Flow (RTOR) 2 7 10 52 Link Speed (mph) 35 35 30 35 Link Distance (ft) 428 1068 942 383 Travel Time (s) 8.3 20.8 21.4 7.5 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow (vph) 313 902 17 113 894 52 96 685 57 147 628 213 Shared Lane Traffic (%) Lane Group Flow (vph) 313 919 0 113 946 0 96 742 0 147 841 0 Enter Blocked Intersection No No No No No No No No No No No No Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right Median Width(ft) 12 12 12 12 Link Offset(ft) 0 0 0 0 Crosswalk Width(ft) 16 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 15 9 15 9 Number of Detectors 1 2 1 2 1 2 1 2 Detector Template Left Thru Left Thru Left Thru Left Thru Leading Detector (ft) 20 100 20 100 20 100 20 100 Trailing Detector (ft) 0 0 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 0 0 Detector 1 Size(ft) 20 6 20 6 20 6 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 94 94 Detector 2 Size(ft) 6 6 6 6 Detector 2 Type CI+Ex CI+Ex CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 0.0 0.0 Turn Type pm+pt NA pm+pt NA pm+pt NA pm+pt NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 8 2 6 01/16/2019 Synchro 9 Report V3 Co. Page 1 Mt. Prospect Apartments 1: Main Street & Central Road Existing 2019 Timing Plan: PIM Peak Hour Detector Phase 7 4 3 8 5 2 1 6 Switch Phase Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 15.0 3.0 15.0 Minimum Split (s) 6.0 30.0 6.0 29.0 6.0 27.0 6.0 27.0 Total Split (s) 14.0 31.0 14.0 31.0 13.0 27.0 13.0 27.0 Total Split (%) 16.5% 36.5% 16.5% 36.5% 15.3% 31.8% 15.3% 31.8% Maximum Green (s) 11.0 25.0 11.0 25.0 10.0 21.0 10.0 21.0 Yellow Time (s) 3.0 4.5 3.0 4.5 3.0 4.5 3.0 4.5 All -Red Time (s) 0.0 1.5 0.0 1.5 0.0 1.5 0.0 1.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 3.0 6.0 3.0 6.0 3.0 6.0 3.0 6.0 Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C -Max None C -Max None Max None Max Walk Time (s) 7.0 7.0 7.0 7.0 Flash Dont Walk (s) 11.0 11.0 11.0 11.0 Pedestrian Calls (#/hr) 0 0 0 0 Act Effct Green (s) 41.0 29.4 36.4 25.0 33.1 22.0 35.3 24.7 Actuated g/C Ratio 0.48 0.35 0.43 0.29 0.39 0.26 0.42 0.29 v/c Ratio 0.96 0.75 0.40 0.91 0.36 0.81 0.52 0.82 Control Delay 72.2 42.3 16.4 43.2 12.7 39.6 21.8 35.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 72.2 42.3 16.4 43.2 12.7 39.6 21.8 35.9 LOS E D B D B D C D Approach Delay 49.9 40.4 36.5 33.8 Approach LOS D D D C Queue Length 50th (ft) 203 393 31 253 20 326 47 214 Queue Length 95th (ft) #346 473 59 #372 m34 388 84 #343 Internal Link Dist (ft) 348 988 862 303 Turn Bay Length (ft) 200 115 105 105 Base Capacity (vph) 325 1220 333 1037 305 912 303 1025 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.96 0.75 0.34 0.91 0.31 0.81 0.49 0.82 Area Type: Other Cycle Length: 85 Actuated Cycle Length: 85 Offset: 75 (88%), Referenced to phase 4:EBTL and 8:WBTL, Start of Green Natural Cycle: 75 Control Type: Actuated -Coordinated Maximum v/c Ratio: 0.96 Intersection Signal Delay: 40.9 Intersection LOS: D Intersection Capacity Utilization 86.1% ICU Level of Service E Analysis Period (min) 15 # 95th percentile volume exceeds capacity, queue may be longer. 01/16/2019 Synchro 9 Report V3 Co. Page 2 Mt. Prospect Apartments 1: Main Street & Central Road Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal. Splits and Phases: 1: Main Street & Central Road Existing 2019 Timing Plan: PM Peak Hour 01 02 03 U4 l 5 7 06 07 08 , 7 . 1 �, ; 01/16/2019 Synchro 9 Report V3 Co. Page 3 V3 Traffic Impact Study — Prairie Winds Bricher Road, St. Charles, Illinois APPENDIX D CAPACITY ANALYSIS WORKSHEETS BACKGROUND Mt. Prospect Apartments 1: Main Street & Central Road Background 2025 Timing Plan: AIM Peak Hour Lane Configurations Traffic Volume (vph) 192 750 9 61 532 57 44 510 87 183 488 174 Future Volume (vph) 192 750 9 61 532 57 44 510 87 183 488 174 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 200 0 115 0 105 0 105 0 Storage Lanes 1 0 1 0 1 0 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 Frt 0.998 0.985 0.978 0.961 Flt Protected 0.950 0.950 0.950 0.950 Satd. Flow (prot) 1770 3532 0 1770 3486 0 1770 3461 0 1770 3401 0 Flt Permitted 0.262 0.250 0.324 0.236 Satd. Flow (perm) 488 3532 0 466 3486 0 604 3461 0 440 3401 0 Right Turn on Red Yes Yes Yes Yes Satd. Flow (RTOR) 1 14 22 56 Link Speed (mph) 35 35 30 35 Link Distance (ft) 428 1068 942 383 Travel Time (s) 8.3 20.8 21.4 7.5 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow (vph) 202 789 9 64 560 60 46 537 92 193 514 183 Shared Lane Traffic (%) Lane Group Flow (vph) 202 798 0 64 620 0 46 629 0 193 697 0 Enter Blocked Intersection No No No No No No No No No No No No Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right Median Width(ft) 12 12 12 12 Link Offset(ft) 0 0 0 0 Crosswalk Width(ft) 16 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 15 9 15 9 Number of Detectors 1 2 1 2 1 2 1 2 Detector Template Left Thru Left Thru Left Thru Left Thru Leading Detector (ft) 20 100 20 100 20 100 20 100 Trailing Detector (ft) 0 0 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 0 0 Detector 1 Size(ft) 20 6 20 6 20 6 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 94 94 Detector 2 Size(ft) 6 6 6 6 Detector 2 Type CI+Ex CI+Ex CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 0.0 0.0 Turn Type pm+pt NA pm+pt NA pm+pt NA pm+pt NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 8 2 6 01/16/2019 Synchro 9 Report V3 Co. Page 1 Mt. Prospect Apartments 1: Main Street & Central Road Background 2025 Timing Plan: AIM Peak Hour Detector Phase 7 4 3 8 5 2 1 6 Switch Phase Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 15.0 3.0 15.0 Minimum Split (s) 6.0 30.0 6.0 29.0 6.0 27.0 6.0 27.0 Total Split (s) 14.0 31.0 14.0 31.0 13.0 27.0 13.0 27.0 Total Split (%) 16.5% 36.5% 16.5% 36.5% 15.3% 31.8% 15.3% 31.8% Maximum Green (s) 11.0 25.0 11.0 25.0 10.0 21.0 10.0 21.0 Yellow Time (s) 3.0 4.5 3.0 4.5 3.0 4.5 3.0 4.5 All -Red Time (s) 0.0 1.5 0.0 1.5 0.0 1.5 0.0 1.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 3.0 6.0 3.0 6.0 3.0 6.0 3.0 6.0 Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C -Max None C -Max None Max None Max Walk Time (s) 7.0 7.0 7.0 7.0 Flash Dont Walk (s) 11.0 11.0 11.0 11.0 Pedestrian Calls (#/hr) 0 0 0 0 Act Effct Green (s) 41.8 30.6 36.1 26.0 31.3 21.5 36.6 27.7 Actuated g/C Ratio 0.49 0.36 0.42 0.31 0.37 0.25 0.43 0.33 v/c Ratio 0.52 0.63 0.21 0.58 0.15 0.71 0.57 0.61 Control Delay 13.7 25.7 13.3 27.1 7.1 33.2 22.5 25.9 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 13.7 25.7 13.3 27.1 7.1 33.2 22.5 25.9 LOS B C B C A C C C Approach Delay 23.2 25.8 31.4 25.2 Approach LOS C C C C Queue Length 50th (ft) 60 335 17 145 9 296 63 159 Queue Length 95th (ft) 80 360 38 200 16 351 109 228 Internal Link Dist (ft) 348 988 862 303 Turn Bay Length (ft) 200 115 105 105 Base Capacity (vph) 406 1270 387 1075 382 892 346 1146 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.50 0.63 0.17 0.58 0.12 0.71 0.56 0.61 Area Type: Other Cycle Length: 85 Actuated Cycle Length: 85 Offset: 62 (73%), Referenced to phase 4:EBTL and 8:WBTL, Start of Green Natural Cycle: 70 Control Type: Actuated -Coordinated Maximum v/c Ratio: 0.71 Intersection Signal Delay: 26.0 Intersection LOS: C Intersection Capacity Utilization 70.8% ICU Level of Service C Analysis Period (min) 15 01/16/2019 Synchro 9 Report V3 Co. Page 2 Mt. Prospect Apartments 1: Main Street & Central Road Splits and Phases: 1: Main Street & Central Road Background 2025 Timing Plan: AM Peak Hour 01 02 '4('03 U4 fR) 05 07 08''N 51, 1 —F --- 01/16/2019 Synchro 9 Report V3 Co. Page 3 Mt. Prospect Apartments 1: Main Street & Central Road Background 2025 Timing Plan: PIM Peak Hour Lane Configurations Traffic Volume (vph) 314 907 17 113 898 52 96 689 57 148 632 214 Future Volume (vph) 314 907 17 113 898 52 96 689 57 148 632 214 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 200 0 115 0 105 0 105 0 Storage Lanes 1 0 1 0 1 0 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 Frt 0.997 0.992 0.989 0.962 Flt Protected 0.950 0.950 0.950 0.950 Satd. Flow (prot) 1770 3529 0 1770 3511 0 1770 3500 0 1770 3405 0 Flt Permitted 0.146 0.164 0.178 0.163 Satd. Flow (perm) 272 3529 0 305 3511 0 332 3500 0 304 3405 0 Right Turn on Red Yes Yes Yes Yes Satd. Flow (RTOR) 2 7 10 52 Link Speed (mph) 35 35 30 35 Link Distance (ft) 428 1068 942 383 Travel Time (s) 8.3 20.8 21.4 7.5 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow (vph) 331 955 18 119 945 55 101 725 60 156 665 225 Shared Lane Traffic (%) Lane Group Flow (vph) 331 973 0 119 1000 0 101 785 0 156 890 0 Enter Blocked Intersection No No No No No No No No No No No No Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right Median Width(ft) 12 12 12 12 Link Offset(ft) 0 0 0 0 Crosswalk Width(ft) 16 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 15 9 15 9 Number of Detectors 1 2 1 2 1 2 1 2 Detector Template Left Thru Left Thru Left Thru Left Thru Leading Detector (ft) 20 100 20 100 20 100 20 100 Trailing Detector (ft) 0 0 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 0 0 Detector 1 Size(ft) 20 6 20 6 20 6 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 94 94 Detector 2 Size(ft) 6 6 6 6 Detector 2 Type CI+Ex CI+Ex CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 0.0 0.0 Turn Type pm+pt NA pm+pt NA pm+pt NA pm+pt NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 8 2 6 01/16/2019 Synchro 9 Report V3 Co. Page 1 Mt. Prospect Apartments 1: Main Street & Central Road Background 2025 Timing Plan: PIM Peak Hour Detector Phase 7 4 3 8 5 2 1 6 Switch Phase Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 15.0 3.0 15.0 Minimum Split (s) 6.0 30.0 6.0 29.0 6.0 27.0 6.0 27.0 Total Split (s) 14.0 31.0 14.0 31.0 13.0 27.0 13.0 27.0 Total Split (%) 16.5% 36.5% 16.5% 36.5% 15.3% 31.8% 15.3% 31.8% Maximum Green (s) 11.0 25.0 11.0 25.0 10.0 21.0 10.0 21.0 Yellow Time (s) 3.0 4.5 3.0 4.5 3.0 4.5 3.0 4.5 All -Red Time (s) 0.0 1.5 0.0 1.5 0.0 1.5 0.0 1.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 3.0 6.0 3.0 6.0 3.0 6.0 3.0 6.0 Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C -Max None C -Max None Max None Max Walk Time (s) 7.0 7.0 7.0 7.0 Flash Dont Walk (s) 11.0 11.0 11.0 11.0 Pedestrian Calls (#/hr) 0 0 0 0 Act Effct Green (s) 41.0 29.3 36.5 25.0 33.1 21.9 35.3 24.6 Actuated g/C Ratio 0.48 0.34 0.43 0.29 0.39 0.26 0.42 0.29 v/c Ratio 1.02 0.80 0.43 0.96 0.38 0.86 0.55 0.87 Control Delay 85.5 44.9 16.9 51.3 13.4 44.3 22.8 39.7 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 85.5 44.9 16.9 51.3 13.4 44.3 22.8 39.7 LOS F D B D B D C D Approach Delay 55.2 47.6 40.8 37.2 Approach LOS E D D D Queue Length 50th (ft) -225 424 33 273 21 347 50 232 Queue Length 95th (ft) #394 #551 62 #407 m39 #431 89 #374 Internal Link Dist (ft) 348 988 862 303 Turn Bay Length (ft) 200 115 105 105 Base Capacity (vph) 325 1217 329 1037 305 908 299 1021 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 1.02 0.80 0.36 0.96 0.33 0.86 0.52 0.87 Area Type: Other Cycle Length: 85 Actuated Cycle Length: 85 Offset: 75 (88%), Referenced to phase 4:EBTL and 8:WBTL, Start of Green Natural Cycle: 80 Control Type: Actuated -Coordinated Maximum v/c Ratio: 1.02 Intersection Signal Delay: 46.0 Intersection LOS: D Intersection Capacity Utilization 90.2% ICU Level of Service E Analysis Period (min) 15 Volume exceeds capacity, queue is theoretically infinite. 01/16/2019 Synchro 9 Report V3 Co. Page 2 Mt. Prospect Apartments 1: Main Street & Central Road Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal Splits and Phases: 1: Main Street & Central Road Background 2025 Timing Plan: PM Peak Hour 01 02 03 U4 l 5 7 06 07 08 , 01/16/2019 Synchro 9 Report V3 Co. Page 3 V3 Traffic Impact Study — Prairie Winds Bricher Road, St. Charles, Illinois APPENDIX E CAPACITY ANALYSIS WORKSHEETS FUTURE WITH PROJECT Mt. Prospect Apartments 1: Main Street & Central Road Future with Project 2025 Timing Plan: AIM Peak Hour Lane Configurations Traffic Volume (vph) 192 750 9 61 534 58 44 511 87 189 493 174 Future Volume (vph) 192 750 9 61 534 58 44 511 87 189 493 174 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 0 115 0 105 0 105 0 Storage Lanes 1 0 1 0 1 0 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 Frt 0.998 0.985 0.978 0.961 Flt Protected 0.950 0.950 0.950 0.950 Satd. Flow (prot) 1770 3532 0 1770 3486 0 1770 3461 0 1770 3401 0 Flt Permitted 0.260 0.250 0.320 0.235 Satd. Flow (perm) 484 3532 0 466 3486 0 596 3461 0 438 3401 0 Right Turn on Red Yes Yes Yes Yes Satd. Flow (RTOR) 1 14 22 55 Link Speed (mph) 35 35 30 35 Link Distance (ft) 135 1068 942 383 Travel Time (s) 2.6 20.8 21.4 7.5 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow (vph) 202 789 9 64 562 61 46 538 92 199 519 183 Shared Lane Traffic (%) Lane Group Flow (vph) 202 798 0 64 623 0 46 630 0 199 702 0 Enter Blocked Intersection No No No No No No No No No No No No Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right Median Width(ft) 12 12 12 12 Link Offset(ft) 0 0 0 0 Crosswalk Width(ft) 16 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 15 9 15 9 Number of Detectors 1 2 1 2 1 2 1 2 Detector Template Left Thru Left Thru Left Thru Left Thru Leading Detector (ft) 20 100 20 100 20 100 20 100 Trailing Detector (ft) 0 0 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 0 0 Detector 1 Size(ft) 20 6 20 6 20 6 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 94 94 Detector 2 Size(ft) 6 6 6 6 Detector 2 Type CI+Ex CI+Ex CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 0.0 0.0 Turn Type pm+pt NA pm+pt NA pm+pt NA pm+pt NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 8 2 6 01/16/2019 Synchro 9 Report V3 Co. Page 1 Mt. Prospect Apartments 1: Main Street & Central Road Future with Project 2025 Timing Plan: AIM Peak Hour Detector Phase 7 4 3 8 5 2 1 6 Switch Phase Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 15.0 3.0 15.0 Minimum Split (s) 6.0 30.0 6.0 29.0 6.0 27.0 6.0 27.0 Total Split (s) 14.0 31.0 14.0 31.0 13.0 27.0 13.0 27.0 Total Split (%) 16.5% 36.5% 16.5% 36.5% 15.3% 31.8% 15.3% 31.8% Maximum Green (s) 11.0 25.0 11.0 25.0 10.0 21.0 10.0 21.0 Yellow Time (s) 3.0 4.5 3.0 4.5 3.0 4.5 3.0 4.5 All -Red Time (s) 0.0 1.5 0.0 1.5 0.0 1.5 0.0 1.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 3.0 6.0 3.0 6.0 3.0 6.0 3.0 6.0 Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C -Max None C -Max None Max None Max Walk Time (s) 7.0 7.0 7.0 7.0 Flash Dont Walk (s) 11.0 11.0 11.0 11.0 Pedestrian Calls (#/hr) 0 0 0 0 Act Effct Green (s) 41.8 30.6 36.1 26.0 31.3 21.5 36.6 27.7 Actuated g/C Ratio 0.49 0.36 0.42 0.31 0.37 0.25 0.43 0.33 v/c Ratio 0.52 0.63 0.21 0.58 0.15 0.71 0.59 0.61 Control Delay 13.7 25.6 13.3 27.2 7.1 33.4 23.0 26.1 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 13.7 25.6 13.3 27.2 7.1 33.4 23.0 26.1 LOS B C B C A C C C Approach Delay 23.2 25.9 31.6 25.4 Approach LOS C C C C Queue Length 50th (ft) 60 335 17 145 9 297 65 161 Queue Length 95th (ft) 80 360 38 201 16 352 112 230 Internal Link Dist (ft) 55 988 862 303 Turn Bay Length (ft) 115 105 105 Base Capacity (vph) 404 1270 387 1075 379 890 345 1145 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 0.50 0.63 0.17 0.58 0.12 0.71 0.58 0.61 Area Type: Other Cycle Length: 85 Actuated Cycle Length: 85 Offset: 62 (73%), Referenced to phase 4:EBTL and 8:WBTL, Start of Green Natural Cycle: 70 Control Type: Actuated -Coordinated Maximum v/c Ratio: 0.71 Intersection Signal Delay: 26.1 Intersection LOS: C Intersection Capacity Utilization 71.3% ICU Level of Service C Analysis Period (min) 15 01/16/2019 Synchro 9 Report V3 Co. Page 2 Mt. Prospect Apartments 1: Main Street & Central Road Splits and Phases: 1: Main Street & Central Road Future with Project 2025 Timing Plan: AM Peak Hour 01 02 '4('03 U4 fR) 05 07 08''B) 51, 1 -F --- 01/16/2019 Synchro 9 Report V3 Co. Page 3 Mt. Prospect Apartments Future with Project 2025 2: Main Street & Proposed Driveway Timing Plan: AM Peak Hour Int Delay, s/veh 0.1 Lane Configurations Y 422 HCM Lane V/C Ratio +Tf ti� HCM Control Delay (s) Traffic Vol, veh/h 6 11 2 759 845 2 Future Vol, veh/h 6 11 2 759 845 2 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - Veh in Median Storage, # 0 0 0 Grade, % 0 0 0 Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 6 12 2 799 889 2 Conflicting Flow All 1295 446 892 0 - 0 Stage 1 891 - - - Stage 2 404 - - Critical Hdwy 6.84 6.94 4.14 Critical Hdwy Stg 1 5.84 - - Critical Hdwy Stg 2 5.84 - - Follow-up Hdwy 3.52 3.32 2.22 Pot Cap -1 Maneuver *293 560 756 Stage 1 *361 - - Stage 2 *740 - - Platoon blocked, % 1 Mov Cap -1 Maneuver *291 560 756 Mov Cap -2 Maneuver *291 - - Stage 1 *361 Stage 2 *736 HCM Control Delay, s 13.9 0 0 HCM LOS B Capacity (veh/h) 756 422 HCM Lane V/C Ratio 0.003 0.042 HCM Control Delay (s) 9.8 0 13.9 HCM Lane LOS A A B HCM 95th %tile Q(veh) 0 - 0.1 —: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon 01/16/2019 Synchro 9 Report V3 Co. Page 1 Mt. Prospect Apartments Future with Project 2025 3: Central Road & Proposed Driveway Timing Plan: AM Peak Hour Int Delay, s/veh 0 Lane Configurations Of ti" If Traffic Vol, veh/h 3 951 750 2 0 7 Future Vol, veh/h 3 951 750 2 0 7 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None None None Storage Length 75 - 0 Veh in Median Storage, # - 0 0 0 - Grade, % - 0 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 3 1001 789 2 0 7 RNA 16119, 1 WINE111111111111111111111114 Conflicting Flow All 792 0 - 0 - 396 Stage 1 - - - Stage 2 - - Critical Hdwy 4.14 6.94 Critical Hdwy Stg 1 - - Critical Hdwy Stg 2 - - Follow-up Hdwy 2.22 3.32 Pot Cap -1 Maneuver *1221 0 *816 Stage 1 - 0 - Stage 2 - 0 - Platoon blocked, % 1 1 Mov Cap -1 Maneuver *1221 - *816 Mov Cap -2 Maneuver - Stage 1 Stage 2 HCM Control Delay, s 0 0 9.5 HCM LOS A Capacity (veh/h) * 1221 - 816 HCM Lane V/C Ratio 0.003 - 0.009 HCM Control Delay (s) 8 0 9.5 HCM Lane LOS A A A HCM 95th %tile Q(veh) 0 - 0 —: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon 01/16/2019 Synchro 9 Report V3 Co. Page 2 Mt. Prospect Apartments 1: Main Street & Central Road Future with Project 2025 Timing Plan: PIM Peak Hour Lane Configurations Traffic Volume (vph) 314 907 17 113 903 53 97 693 57 152 636 214 Future Volume (vph) 314 907 17 113 903 53 97 693 57 152 636 214 Ideal Flow (vphpl) 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 1900 Storage Length (ft) 0 0 115 0 105 0 105 0 Storage Lanes 1 0 1 0 1 0 1 0 Taper Length (ft) 25 25 25 25 Lane Util. Factor 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 1.00 0.95 0.95 Frt 0.997 0.992 0.989 0.962 Flt Protected 0.950 0.950 0.950 0.950 Satd. Flow (prot) 1770 3529 0 1770 3511 0 1770 3500 0 1770 3405 0 Flt Permitted 0.146 0.164 0.179 0.163 Satd. Flow (perm) 272 3529 0 305 3511 0 333 3500 0 304 3405 0 Right Turn on Red Yes Yes Yes Yes Satd. Flow (RTOR) 2 7 10 51 Link Speed (mph) 35 35 30 35 Link Distance (ft) 135 1068 942 383 Travel Time (s) 2.6 20.8 21.4 7.5 Peak Hour Factor 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 0.95 Adj. Flow (vph) 331 955 18 119 951 56 102 729 60 160 669 225 Shared Lane Traffic (%) Lane Group Flow (vph) 331 973 0 119 1007 0 102 789 0 160 894 0 Enter Blocked Intersection No No No No No No No No No No No No Lane Alignment Left Left Right Left Left Right Left Left Right Left Left Right Median Width(ft) 12 12 12 12 Link Offset(ft) 0 0 0 0 Crosswalk Width(ft) 16 16 16 16 Two way Left Turn Lane Headway Factor 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 1.00 Turning Speed (mph) 15 9 15 9 15 9 15 9 Number of Detectors 1 2 1 2 1 2 1 2 Detector Template Left Thru Left Thru Left Thru Left Thru Leading Detector (ft) 20 100 20 100 20 100 20 100 Trailing Detector (ft) 0 0 0 0 0 0 0 0 Detector 1 Position(ft) 0 0 0 0 0 0 0 0 Detector 1 Size(ft) 20 6 20 6 20 6 20 6 Detector 1 Type CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex CI+Ex Detector 1 Channel Detector 1 Extend (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Queue (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 1 Delay (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Detector 2 Position(ft) 94 94 94 94 Detector 2 Size(ft) 6 6 6 6 Detector 2 Type CI+Ex CI+Ex CI+Ex CI+Ex Detector 2 Channel Detector 2 Extend (s) 0.0 0.0 0.0 0.0 Turn Type pm+pt NA pm+pt NA pm+pt NA pm+pt NA Protected Phases 7 4 3 8 5 2 1 6 Permitted Phases 4 8 2 6 01/16/2019 Synchro 9 Report V3 Co. Page 1 Mt. Prospect Apartments 1: Main Street & Central Road Future with Project 2025 Timing Plan: PIM Peak Hour Detector Phase 7 4 3 8 5 2 1 6 Switch Phase Minimum Initial (s) 3.0 15.0 3.0 15.0 3.0 15.0 3.0 15.0 Minimum Split (s) 6.0 30.0 6.0 29.0 6.0 27.0 6.0 27.0 Total Split (s) 14.0 31.0 14.0 31.0 13.0 27.0 13.0 27.0 Total Split (%) 16.5% 36.5% 16.5% 36.5% 15.3% 31.8% 15.3% 31.8% Maximum Green (s) 11.0 25.0 11.0 25.0 10.0 21.0 10.0 21.0 Yellow Time (s) 3.0 4.5 3.0 4.5 3.0 4.5 3.0 4.5 All -Red Time (s) 0.0 1.5 0.0 1.5 0.0 1.5 0.0 1.5 Lost Time Adjust (s) 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Lost Time (s) 3.0 6.0 3.0 6.0 3.0 6.0 3.0 6.0 Lead/Lag Lead Lag Lead Lag Lead Lag Lead Lag Lead -Lag Optimize? Yes Yes Yes Yes Yes Yes Yes Yes Vehicle Extension (s) 3.0 3.0 3.0 3.0 3.0 3.0 3.0 3.0 Recall Mode None C -Max None C -Max None Max None Max Walk Time (s) 7.0 7.0 7.0 7.0 Flash Dont Walk (s) 11.0 11.0 11.0 11.0 Pedestrian Calls (#/hr) 0 0 0 0 Act Effct Green (s) 41.0 29.3 36.5 25.0 33.1 21.8 35.3 24.6 Actuated g/C Ratio 0.48 0.34 0.43 0.29 0.39 0.26 0.42 0.29 v/c Ratio 1.02 0.80 0.43 0.97 0.38 0.87 0.56 0.88 Control Delay 85.5 44.8 16.9 52.6 13.5 45.1 23.3 40.3 Queue Delay 0.0 0.0 0.0 0.0 0.0 0.0 0.0 0.0 Total Delay 85.5 44.8 16.9 52.6 13.5 45.1 23.3 40.3 LOS F D B D B D C D Approach Delay 55.1 48.8 41.4 37.7 Approach LOS E D D D Queue Length 50th (ft) -224 424 33 276 21 348 51 234 Queue Length 95th (ft) #398 #548 62 #411 m39 #436 91 #378 Internal Link Dist (ft) 55 988 862 303 Turn Bay Length (ft) 115 105 105 Base Capacity (vph) 325 1217 329 1037 305 906 299 1020 Starvation Cap Reductn 0 0 0 0 0 0 0 0 Spillback Cap Reductn 0 0 0 0 0 0 0 0 Storage Cap Reductn 0 0 0 0 0 0 0 0 Reduced v/c Ratio 1.02 0.80 0.36 0.97 0.33 0.87 0.54 0.88 Area Type: Other Cycle Length: 85 Actuated Cycle Length: 85 Offset: 75 (88%), Referenced to phase 4:EBTL and 8:WBTL, Start of Green Natural Cycle: 80 Control Type: Actuated -Coordinated Maximum v/c Ratio: 1.02 Intersection Signal Delay: 46.5 Intersection LOS: D Intersection Capacity Utilization 90.5% ICU Level of Service E Analysis Period (min) 15 Volume exceeds capacity, queue is theoretically infinite. 01/16/2019 Synchro 9 Report V3 Co. Page 2 Mt. Prospect Apartments 1: Main Street & Central Road Queue shown is maximum after two cycles. # 95th percentile volume exceeds capacity, queue may be longer. Queue shown is maximum after two cycles. m Volume for 95th percentile queue is metered by upstream signal Splits and Phases: 1: Main Street & Central Road Future with Project 2025 Timing Plan: PM Peak Hour 01 02 03 U4 l 5 7 06 07 08 , 01/16/2019 Synchro 9 Report V3 Co. Page 3 Mt. Prospect Apartments Future with Project 2025 2: Main Street & Proposed Driveway Timing Plan: PM Peak Hour Int Delay, s/veh 0.1 Lane Configurations Y 358 HCM Lane V/C Ratio +Tf ti� HCM Control Delay (s) Traffic Vol, veh/h 4 8 5 1055 994 7 Future Vol, veh/h 4 8 5 1055 994 7 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Stop Stop Free Free Free Free RT Channelized - None None None Storage Length 0 - Veh in Median Storage, # 0 0 0 Grade, % 0 0 0 Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 4 8 5 1111 1046 7 Conflicting Flow All 1616 527 1054 0 - 0 Stage 1 1050 - - - Stage 2 566 - - Critical Hdwy 6.84 6.94 4.14 Critical Hdwy Stg 1 5.84 - - Critical Hdwy Stg 2 5.84 - - Follow-up Hdwy 3.52 3.32 2.22 Pot Cap -1 Maneuver *235 496 656 Stage 1 *298 - - Stage 2 *604 - - Platoon blocked, % 1 Mov Cap -1 Maneuver *230 496 656 Mov Cap -2 Maneuver *230 - - Stage 1 *298 Stage 2 *591 HCM Control Delay, s 15.4 0.1 0 HCM LOS C Capacity (veh/h) 656 358 HCM Lane V/C Ratio 0.008 0.035 HCM Control Delay (s) 10.5 0.1 15.4 HCM Lane LOS B A C HCM 95th %tile Q(veh) 0 - 0.1 —: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon 01/16/2019 Synchro 9 Report V3 Co. Page 1 Mt. Prospect Apartments Future with Project 2025 3: Central Road & Proposed Driveway Timing Plan: PM Peak Hour Int Delay, s/veh 0.1 Lane Configurations Of ti" If Traffic Vol, veh/h 8 1238 1208 6 0 5 Future Vol, veh/h 8 1238 1208 6 0 5 Conflicting Peds, #/hr 0 0 0 0 0 0 Sign Control Free Free Free Free Stop Stop RT Channelized - None None None Storage Length 75 - 0 Veh in Median Storage, # - 0 0 0 - Grade, % - 0 0 0 - Peak Hour Factor 95 95 95 95 95 95 Heavy Vehicles, % 2 2 2 2 2 2 Mvmt Flow 8 1303 1272 6 0 5 RNA 16119, 1 WINE111111111111111111111114 Conflicting Flow All 1278 0 - 0 - 639 Stage 1 - - - Stage 2 - - Critical Hdwy 4.14 6.94 Critical Hdwy Stg 1 - - Critical Hdwy Stg 2 - - Follow-up Hdwy 2.22 3.32 Pot Cap -1 Maneuver *980 0 *655 Stage 1 - 0 - Stage 2 - 0 - Platoon blocked, % 1 1 Mov Cap -1 Maneuver *980 - *655 Mov Cap -2 Maneuver - Stage 1 Stage 2 HCM Control Delay, s 0.2 0 10.5 HCM LOS B Capacity (veh/h) * 980 - 655 HCM Lane V/C Ratio 0.009 - 0.008 HCM Control Delay (s) 8.7 0.1 10.5 HCM Lane LOS A A B HCM 95th %tile Q(veh) 0 - 0 —: Volume exceeds capacity $: Delay exceeds 300s +: Computation Not Defined *: All major volume in platoon 01/16/2019 Synchro 9 Report V3 Co. Page 2 Integra y Resources Market Study —DRAFT REPORT NWC Main and Central Apartments (Proposed Construction) Multifamily Apartment Property NWC Main and Central Mount Prospect, Cook County, Illinois 60056 Prepared For: Harlem Irving Companies Effective Date of the Market Study: September 2018 IRR - Chicago File Number: 194-2018-1297 Harlem Irving Companies Development (Rendering of Proposed Building and Site Plan) Northwest Corner Main Street and Central Road Mount Prospect, Illinois i� �� ��0� Integra Realty Resources 40msRandolph Street ra1.zsss.c9n cm,awu Suite 71.5 F: 31.2. Chicago, 11 60601. 7388 wwwarmm September 27, 2018 Mr. Vincent Fordone Harlem Irving Companies 4104 North Harlem Norridge,|L60706 SUBJECT: Market Study NWC Main Street and Central Road Mount Prospect, Cook County, 60056 IRR Chicago File No. 194'2OI8-1297 Dear Mr. Forgione: Integra Realty Resources — Chicago is pleased td,sub,mit the accompanying market study of the referenced property. Information for this report was researched and gathered from property inspections and conversations with brokers, developers, lenders, investors, managers, and leasing agents involved in the Suburban Chicago apartment market. On a quarterly basis since 2005, we have also researched the rental apartment market,for Suburban Chicago. This ongoing work, along with our database going"back 40+ years, well'positions us to analyze and understand market trends specific to the proposed project.''' Harlem Irving Companies September 27, 2018 Page 2 Should you have any questions about this report or desire further consultations as you decide to move forward, please do not hesitate to call us directly. Thank you for the opportunity to be of service. Respectfully submitted, Integra Realty Resources - Chicago Jennifer A. Long Senior Analyst Certified General Real Estate Appraiser Illinois Certificate # 553.001911 Expires 9/30/19 Telephone: 312-565-3422 Email: jlong@irr.com ............................... Gail Lissner. SRA. CRE enior ivianaging u ertified General R Iinois Certificate # xpires 9/30/19 rector ?al Estate Appraiser 553.001842 elephone: 312-565-34 mail: glissner@irr.com General Information 2 Purpose of the Market Study 2 Effective Date 2 Intended Use and User 2 Sources of Data / Extent of Research 2 Applicable Requirements 3 Report Format 3 Prior Services 3 Inspection 3 Executive Summary and Conclusions Rental Analysis and Conclusions Maps and Site Plans Suburban Chicago Apartme Summary of Rent, Occupant Trends by Submarket Demand Generators Cook County — Northwest Submarket Overview Suburban Multi -Family Hou Chicago MS Demograph Rental Competition Sury Existing Competition Future Competition Rental Competition Sum Lease -up Absorption Survey nd Limiting Conditions Qualificatio 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u 95 97 99 General Information 2 Purpose of the Market Study The purpose of this report is to provide: o Overview of the northwest Cook County rental apartment market. o Analysis of the market demand for new rental apartment units at this location. o Analysis of the projected renter profile. o Survey and overview of the primary rental apartment competition in the market in terms of current and proposed inventory, unit sizes and mix, amenities and finishes, parking, rent trends, occupancy levels, and absorption rates. o Recommendations regarding the proposed devel sizes, unit finishes and project amenities. o Conclusions regarding market rent levels and abs which we have proposed for development. The r dollars and atthe time of proiected occuoancv. Effective Date The effective date of the anal+ Intended Use and User The addressee on the letter o' This report is prepared for ex( s and conclusions is September 2018. ent in terms of unit mix, unit on projections for the units =vels will be projected in current transmittal is the clientand the intended user of this report. usive use by the addressee for internal planning purposes. Sources of Data / Extent of Research An inspection of the subject site and neighborhood was completed along with a review of the architectural drawings which were provided for the subject property. The following data sources were researched: • Inspection of the site and a review of the site plans • Visual inspection of the immediate neighborhood • Ongoing discussions with brokers, developers, lenders and investors active in the suburban Chicago rental market 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u General Information 3 • Inspection of the competing rental buildings in the market and discussions with management and leasing agents • Previous assignments where information was not confidential Applicable Requirements This market study is intended to conform to the requirements of the following: • Uniform Standards of Professional Appraisal Practice (USPAP); • Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute; Report Format This report is prepared under the Appraisal Report o Prior Services USPAP requires appraisers to disclose to the client any other connection with the subject property in the prior three years management, brokerage, or any other services. We have per that is the subject of this report within the"three-year period this assignment. Inspe Jennife 2018. n Standards Rule 2-2(a) of USPAP. ces they have provided in uding valuation, consulting, property ed services regarding the property ediately preceding acceptance of the property in September 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Executive Summary and Conclusions 4 s Conclusion Based upon our analysis of the subject location and the current trends in the northwest suburban rental apartment market, we believe that rental apartments will be marketable at this location and have proposed the following unit mix and unit sizes: 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u IRR Suggested Unit Mix Unit Type No. Units Percentage SF Range Avg SF Total SF Convertible 13 15% 550-600 575 7,475 1 BR 43 50% 675-775 725 31,175 2BR 26 30% 1,050-1,150 1,100 28,600 3BR 4 5% 1,300-1,400 1,350 5,400 Total 86 100% 845 72,650 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Executive Summary and Conclusions 5 We feel our suggested unit mix will be well oriented for rental demand and have concluded net effective rents of approximately $2.04 PSF in 2018 dollars, along with covered parking at $50 per space per month. Rents have been projected to increase at an annual rate of 2% until occupancy. Rental Analysis and Conclusions Property Location The subject property is located in Mount Prospect, a community of approximately 54,000 persons located northwest of O'Hare Airport in the northwest suburbs of Chicago. The location is 25 miles from Chicago's central business district ("The Loop") and 10 miles from O'Hare Airport. Specifically, the subject is located at the northern end of the downtown area and is bordered by single-family homes on the west, a bank followed by single-family homes on the north, and condominiums on the east and south. The Mount Prospect Library is on the southeast corner of Main and Central. The village is bordered by Prospect Heights on the north, Glenview and Des Plaines on the east, Des Plaines and Elk Grove Village on the south and Arlington Heights on the west: Interstate 90 runs northwesterly south of the Village boundaries. The Village is also served by two Metra train lines. The Union Pacific/Northwest Line has a stop at Route 14 and Main in downtown Mount Prospect providing transportation to Downtown Chicago's Ogilvie Transportation Center and the North:Central Service line has a stop near Euclid and Wolf in Prospect Heights providing transportation to Downtown Chicago's Union Station. The Mount Prospect'stop in downtown Mount Prospect is within walking distance of the subject site. Overall, the subject property's location in downtown Mount Prospect is considered to be very good. It has a walkable location and is located on the north side of the train tracks which divide the downtown area. Much of the newer'commercial and residential development that has occurred over the last 15 years has been on the north side of the train tracks. Nicholas Associates is currently building 20 West Apartments, a 73 -unit apartment building at Northwest, Highway and Wille. We note there is a large- scale development currently proposed on the south side of the tracks. This development, proposed by Nicholas Associates,,,ca.11ed Maple Street Lofts,is planned to include townhomes along Maple and Lincoln, mid -rise apartments along Prospect and 10,000 SF of retail at Prospect and Maple. The 2018 average household income for Mount Prospect is estimated at $89,333 while the median household income is estimated at $69,517. The 2018 average household income in a five mile radius of the subject property is estimated at $75,278 according to Environics Analytics. Within the past 12 months, according to MRED LLC, 466 detached single-family homes in Mount Prospect sold at prices averaging $343,254, with a median house price of $331,500. Home sales ranged between $165,000 and $700,000. 266 condominium, and townhome units also sold, with an average price of $181,495 and a median price of $163,50'0. Prices ranged between $72,000 and $665,000. Until the development of 20West which is currently under construction in downtown Mount Prospect, there had been no large-scale rental apartment development in the last 15-20 years in Mount Prospect. Housing alternatives in the downtown area consist of mid -rise condominium buildings, not rental apartment properties at the present time. Retail amenities are extensive. 1.5 miles from the subject property in Mount Prospect is Randhurst Village, a recently renovated mixed-use retail center with approximately 40 stores and restaurants, a multi -screen cinema, and hotel. Larger retailers include Costco, Bed Bath and Beyond and Home 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Executive Summary and Conclusions 6 Depot. Seven miles southwest in Schaumburg is Woodfield Mall, the largest mall in the Chicago Metropolitan area. This is a premier shopping center and destination for both locals and tourists. Anchor tenants include Macy's, Nordstrom, Lord & Taylor, JC Penny and Sears. There are approximately 300 stores. Ikea, one of its two stores in the Chicagoland area, is also located in Schaumburg. To the south of the mall is the Streets of Woodfield which includes a 20 -screen movie theater as well as additional retailers including Crate and Barrel, Dick's Sporting Goods and a Legoland Discovery Center. Northwest Cook County Suburban Rental Market Conditions The Cook County Northwest submarket is defined as roughly Interstate 294 to the east, Lake County on the north, Route 59 on the west and DuPage County to the south. O'Hare International Airport is at the southeastern most part of the submarket. The Integra Realty Resources - Chicago internal database for the Cook County Northwest submarket consists of 25,711 dwelling units which are tracked on a quarterly basis. The median unit size for the submarket is 877 square feet which is in-line with the overall suburban market. The median year built was 1975 compared to the overall suburban market having a median of 1985. Cook County Northwest was one of the first submarkets to be developed in suburban Chicago to a significant density. However, no new apartment development took place in the 1990s or early 2000s. It was not until 60 units were constructed in Des Plaines in 2011 that there was any new rental product added to this submarket since the 1980s, and these 60 units actually began construction as condominiums but were completed as rental apartments due to the downturn in the for -sale market. There have only been a few new projects added to this rather sizable market during the past few years, but development activity I7as increased With over 1;000 units currently under construction for delivery in 2018/2019. The lack ofnewer product'in the Northwest'Cook County submarket has been more a function of lack of suitable sites for development rather than submarket economics. As shown below, new rental apartment development did not occur in the Northwest Cook County submarket for many years and has only begun occurring in the past few years. New Construction Apt Units Delivered in NW Cook Submarket: 1996-1997 and Under Construction for Delivery in 2018/2019 (c) 2ID18 (Integra Really Resources- Chicago 1200 11000, 800 600 400 VIII VIII 2f14 IN f �1 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuulll Executive Summary and Conclusions 7 Median net rent per square foot as of 2Q 2018 stands at $1.52, a gain of 1.4 percent from a year ago. Rents in the Northwest Cook submarket are up 1.8 percent compared to the levels posted two years ago. One -bedrooms have a median rent of $1,200 while two bedrooms have a median net rent of $1,422. Occupancy is down 70 bps from 95.2 percent one year ago to the current level of 94.5 percent. The submarket remains relatively "full" with pricing therefore expected to remain stable. Renter Profile The subject property is situated in a submarket which has experienced limited new rental apartment construction until recently. Only within the last two years has significant new product come onto the market in the Northwest Cook submarket. These new developments include One Arlington in Arlington Heights, Northgate Crossing in Wheeling, North 680 in Schaumburg and Buckingham Place in Des Plaines. Additionally, there is an apartment building under construction in downtown Mount Prospect at Northwest Highway, Willie and Busse called 20,West, a 7:3 -unit luxury apartment building. Thus, persons who are employed in the Northwest Suburbs had limited new Class A apartment options until very recently. Persons desiring a luxury apartment within close proximity to employment within Schaumburg or Rosemont would need to travel significant distances to find a newly constructed, Class A rental apartment development. We note that Des Plaines' Kingston Pointe and River 595 are located in Northwest Cook. However, these buildings were originally planned as condominiums and have unit sizes which are more reflective of the condominium market rather than the rental apartment market. The subject has a transit -oriented locatiort and offers easy access to a Metra station, making a train ride to Chicago's Loop an easy commute. Thus, a segment of the renters in the market will be attracted to the site due to its proximity to the Metra station and the amenities offered by a suburban downtown location. It is anticipated that the renter profile will be comprised of persons who work in the area, commute via train or I-90, 1-290, or I-294 or couples who work in different parts of the metropolitan area and require a location which is centralized for �their individual commutes. With the proximity to the O'Hare and Schaumburg office markets and the, niu.ltitude of other employment opportunities available via the highway network, this is a rather central location for a person working in the northwest suburban market. We also view the demand for this location to be from persons who have a connection to Mount Prospect. It is also a location which could also appeal to persons in transition — i.e. moving locally or transferees, persons in the process of obtaining a divorce, divorced parents, or active grandparents relocating to be closer to their adult children and grandchildren and desiring a new construction rental apartment. While empty nesters are a very logical segment of the expected market, we note that there are no grocery stores currently located in downtown Mount Prospect which diminishes its attractiveness to persons desiring a very walkable, heavily amenitized downtown suburban location. Thus, all residents would be expected to own cars. Competition Overview While Mount Prospect has had condominium development in the last 15-20 years, there has not been any new rental development. The existing rentals in Mount Prospect tend to be situated in the southern end of the community and consist primarily of 1970's construction. The following is a sampling of these developments along with the current rents that are being achieved: 'rr. NWC Main and Central Apartments (Proposed Construction) �ouuuuuuuuuuui„u Executive Summary and Conclusions 8 Existing Mount Prospect Rental Apartments Quoted Net Name Address City Units AvgSF Quality Built Rent PSF Rent PSF Occup The Residences of 1450 1450 South Busse Road Mount Prospect 222 792 C 1965 $1.40 $1.40 94.6% The Residences at 1550 1550 West Dempster Street Mount Prospect 509 956 C 1966 $1.27 $1.27 97.4% The Colony 475 Enterprise Drive Mount Prospect 783 715 C 1973 $1.64 $1.64 96.0% Huntington Square 1300 South Elmhurst Road Mount Prospect 324 867 C 1975 $1.52 $1.52 96.9% Forest Cove 1706 Forest Cove Drive Mount Prospect 300 832 C 1975 $1.55 $1.55 91.3% Park Grove 1821 West Golf Road Mount Prospect 512 926 C 1978 $1.39 $1.39 95.9% Thus, these buildings are significantly inferior to the new luxury rental apartments which are being proposed for development on the subject site. Rather than competing with the existing, modest Class C rental supply in Mount Prospect, the competition for the subject property will be spread out geographically. The subject will compete with other rental apartment developments also located within the Northwest Cook submarket with primary competition from the new 20 West Apartments which are under construction. We focused on properties located in adjoining suburbs a which offer a similar type of downtown location. At the northwest suburbs, but apartment buildings have been c Des Plaines, and Park Ridge with one under construction Sixteen large apartment properties comprisi compe two ar Height A sums I placed ,esent ti velo,ped' urrently lits were ndary co �e'locate S. particular weight on properties me, this is not available in many in downtown locations in Glenview, in Mt Prospect. identified as providing potential mpetition. Of the 16 properties, d within downtown Arlington 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Executive Summary and Conclusions Apartment Rental Competition Overview Name Address Suburb Total Class Units Subject NWC Main & Central Mount Prospect 86 A One Arlington 3400 W. Stonegate Blvd Arlington Heights 214 A Dunton Tower 55 South Vail Arlington Heights 216 B Hancock Square 200 North Arlington Hts Rd Arlington Heights 409 B North680 680 E. Algonquin Rd. Schaumburg 180 A Buckingham Place 750 E. Northwest Hwy Des Plaines '>.267 A River 595 595 S. River Rd Des Plaines 60-- A Kingston Pointe 1646 River St Des Plaines 144 A Tapestry Glenview 2550 Waterview Dr Glenview 894 290 A Aloft at Glen Town Center 1991 Tower Drive Gle i iew 181 A Midtown Square 998 Church St Glenview 138 A Reserve at Glenview 195 N. Waukegan Rd Glenview 239 A Northgate Crossing 250 Northgate Pkwy Wheeling 300 A Park 205 205 W. Touhy Park R-idge 115 A The Res. At Hamilton Lakes 1133 N. Arlington,HeightsItasca - $100 297 A 444 Social 444 Parkway Drive Lincolnshire 302 "A Deer Park Crossing 21599 W. Field Ct. Deer Park 236 A Total $2.05 $1.88 3.588 NWC Main and Central Apartments (Proposed Construction) © 2018 Integra Realty Resources- Chicago, All Rights Reserved Date Built Avg Size (SF) Quoted Rent PSF Net Rent PSF Garage Fee Occup. oposed 845' 2014 936 $2,08 $2.08 $75 93.9% 1986 902 $1.92 $1.92 $75 98.1% 1988 849 $2.34 $2.34 $75 96.3% 2017 894 $2.21 $2.21 $75 - $120 87.8% 2018 961 $1.94 $1.84 $75 In lease up 2011 1,397 $1.63 $1.51 $100 93.3% 2009 1;203 $1.79 $1.79 $50 - $100 91.7% 2014 887 $2.18 $2.09 $60 99.0% 2004 1,141 $2.05 $1.88 $75 - $125 89.5% 2014 -, 920 $2.40 $2.25 $135 94.9% 2015 1,013 $2.28 $2.19 $75 - $125 89.5% 2016 969 $1.83 $1.62 $145 - $175 87.7% 2015 975 $2.49 $2.49 $125 - $200 96.5% 2015 934 $2.24 $2.21 $125 In lease up 2018 953 $2.42 $2.12 $75 - $150 In lease up 2018 1,350 $1.98 $1.70 $150 In lease up 9 Executive Summary and Conclusions Market Survey Summary Unit Mix 3% 4/o Avg Net Effective Rent PSF $150 $2.35 7J7 52.00 57.92 $.1.81 $1.73 $1.50 $T= $0.50 $000 10 NWC Main and Central Apartments (Proposed Construction) 0 Studio hm 1BR jif, 1BR+D,en 2BR 11, 2BR+Den P, 3BR Studio ISR IBR+Den 2BR 2BR+Den 388 Avg SIF by Unit Type Avg Net Effective Rent by Unit Type $3,500 20010 1739 $3,000 1800 $3,000 16010 $2,531 1402 $2,500 $2,285 14010 1192 $1,951 12010 $2,000 $1,722 10010 946 $1,427 793 $1,500 800 600 65 8 $1,000 400 200 0 Stuft IBR 1BR+Den 2BIR 28R.D(7 38R Studio 1913 IBR+Dei 29PI ZBR+Den 39H 10 NWC Main and Central Apartments (Proposed Construction) 0 Executive Summary and Conclusions 11 In comparing the average rents per square foot and average unit sizes, the range of data for these 16 properties is shown below: Rent Summary - Avg Net Effective Rent PSF & Avg Unit Size (SF) $2.60 x $2.40 �IIIUu $2.20 umm;W°W, $2.00 °map,m� $1.80 mm. $1.60 �IUIW $1.40 $1.20 $1.00 700 800 900 1,000 1,100 1,200 1,300 1,400 1,500 Subject projections shown in red The Subject Property - Unit Mix We were not provided with a proposed unit mix or interior layouts with this assignment. Thus, we are not able to refine our conclusions rolativeto the functional appeal of the individual unit layouts. We have projectod'a""marketable mix of unit types'a.nd sizes based upon our ongoing conversations with leasing agents and managers in the suburban market; Of particular note is the growing trend towards more compact, efficient units as the demand for small unit types is especially strong and these units are very popular with renters in the market: Half of the comparables offer a studio/convertible unit type. These unit types are extremely marketable units typically exhibiting strong occupancy and demand. The sizes of studios at One Arlington are larger than typical due to the adaptive reuse design of the building. Thus, some of these units are as large as one -bedroom units in the market. The layouts are more of a convertible design with a separate sleeping area but lacking a door. The convertible layout would appeal to primarily singles. These units would rent at a lower chunk rent compared to a one bedroom but still offer some privacy with a separate sleeping area. For the subject, we also suggest including a convertible layout. This layout would include a separate sleeping area and possibly a closet but no door. This room does not necessarily have to be along a window wall. With few existing developments offering studio units and given the subject property's downtown location, this will be an excellent product type for inclusion in the project. 'rr. NWC Main and Central Apartments (Proposed Construction)IIIIIIIIIIIIIIIIIIII Executive Summary and Conclusions 12 46% of the unit mix at the competitive developments consists of one -bedroom layouts. One -bedroom layouts typically consist of the largest component of the unit mix. These layouts appeal to both singles and couples and don't carry the higher chunk price of the two-bedroom layout yet offer more privacy than a convertible or studio layout. Several of the comparables include one -bedroom plus den layouts. These layouts work well for tenants who desire a home office and do not need a full second bedroom. However, there tends to be lesser market demand for one bedroom plus den units, as they frequently become too close in size to two bedroom units but lack the utility of a two bedroom units. We have not recommended any of these unit types. Similar to the one -bedroom layouts, all the comparables offer a twa=bedroom layout. On average, the comparables report 35% two bedroom units with sizes generally ranging from 1,000 to 1,350 SF. A split bedroom layout can be extremely versatile. We expect these units will appeal to singles, couples, divorced parents, and small families. While there are a few developments in the market that include two bedroom plus den units, we have not recommended these unit types. We note that two of the five developments offering this layout were originally designed as condominium buildings. Half of the comparables include three-bedroom layouts. These layouts range from about 1,300 SF to 2,300 SF. The largest units are at Kingston Pointe which was originally designed as a condominium building and Deer Park Crossing and Northgate Crossing whichinclude three-bedroom townhouse units. The other properties offer unit sizesfrom 1385 SF to 1,786 SF. The three bedroom layout would appeal to couples and families desiring to rent for Various reasons, We expect a limited number of empty nesters'dbwrisizing. We suggest that the unit layouts include walk-in closets in at least the master bedroom and good closet space throughout the remaining bedrooms and near the unit entry. There should be two bathrooms in all two bedroom and IArger units. We recomrrtend'the following unit, mix and unit sues; Subject Property - Unit Finishes and Building Amenities A list of proposed unit finishes was not provided with this assignment. We assume that the unit finishes will be consistent with the new construction competition in the suburban market and will meet the expectation of tenants seeking modern homes with the latest design and features while also recognizing the boutique size of the subject property. • Unit finishes should include 9' ceiling heights, full-size washer/dryer, walk-in closets, balconies, and window treatments. The market has moved away from carpeting and instead 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u IRR Suggested Unit Mix Unit Type No. Units Percentage SF Range Avg SF Total SF Convertible 13 16% 550-600 575 7,475 18k ,, 45 50% 675-775 725 31,175 2BR 26 30% 1,050-1,150 1,100 28,600 3BR 4 5% 1,300-1,400 1,350 5,400 Total $6 100% 845 72,650 Subject Property - Unit Finishes and Building Amenities A list of proposed unit finishes was not provided with this assignment. We assume that the unit finishes will be consistent with the new construction competition in the suburban market and will meet the expectation of tenants seeking modern homes with the latest design and features while also recognizing the boutique size of the subject property. • Unit finishes should include 9' ceiling heights, full-size washer/dryer, walk-in closets, balconies, and window treatments. The market has moved away from carpeting and instead 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Executive Summary and Conclusions 13 is using vinyl plank flooring (engineered hardwood used occasionally and only in higher end properties). Kitchens should be equipped with attractive cabinets, granite or quartz counters, full -height backsplash, and good quality stainless steel appliances. Gas cooktops are preferred in the market rather than electric. Bathrooms should have upgraded ceramic tile/stone floor and tub/shower surrounds with contemporary finishes. • Balconies are a standard amenity in nearly all suburban developments and we suggest balconies for all units. • Heating, cooling, water and trash costs are typically passed on to the residents. • With only 86 units, the subject is boutique -sized. A club room is a popular amenity. Leasing staff at rental properties comment that clubroorns are very popular when they provide co - working areas and additional outlets to accommodate residents who work from home and desire a separate place to work. Particularly given the smaller size of the subject building, the clubroom should have wi-fi and outlets available for tenants to informally work at tables throughout the space. We do not see the necessity of having computer workstations or equipment. This clubroom should:be a multi-purpose room, with a large screen TV(s) and a small kitchen/bar area, accommodating a variety of entertainment needs too. • A small fitness center is definitelycons • Rooftop sun deck with barbecue areas, c These types of spaces have become very from the residential lounge/club room ai roof deck is enhanced. e an important amenity. aas, and seating areas is a popular amenity. ike in many developments. When accessed market appeal of both the club area and the • Storage lockers are a less important amenity and do not need to be provided at a 1:1 ratio. However, these units are particularly popular with persons who are down -sizing from larger residences. Typically, these spaces rent for $25 to $35 per month. • Pets have become extremely important and we are seeing an increasing number of dogs in rental apartment buildings. A partially covered dog walk area (particularly useful on bad weather days) is a popular amenity. • With people shopping; extensively on line, it is becoming very challenging for buildings to handle packages. There are package rooms and package systems such as Luxur and Amazon which can be utilized, as the number of package deliveries continues to grow. • A bike storage area should also be provided. The Subject Property - Parking Amenity The subject property is proposed to include 125 parking spaces with a ratio of 1.45 spaces per unit. There will be 78 covered spaces and 47 uncovered spaces. The garage will not be secured and will be 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Executive Summary and Conclusions 14 covered but open-air. While a heated garage is not necessary, an enclosed garage offers security. Additionally, covered spaces are more desirable than uncovered spaces. Thus, this parking design will be less desirable for residents than a more traditional, enclosed garage. Given its design, we have projected an additional charge of $50 per space per month for covered spaces which falls at the low end of the range for the market. The Subject Property - Recommended Rents (average) Based upon an analysis of the subject location and overall development scheme, we believe that rental apartment units will be marketable at this location. Assuming that the property will have amenities and finishes which are comparable to the new construction competition in the market, we have estimated general rent ranges for the units as follows: Unit Type Convertible 1BR 2BR 3BR Total No. Units $3,500 $3,000 $2,500 $2,000 $1,500 $1,000 $500 $0 Projected Rents (2018 dollars) IRR S IRR Suggested Rent ested Unit Mix (current 2018 dollars) SF Range Avg SF Total SF Avg Rent PSF Total Rent 13 15% 550-600 576 7,475 "' $1,350 $2.35 $17,550 43 50% 675-775 725 311,175 $1,600 $2.21 $68,800 26 30% 1,050-1,:150 1,100 28;600 $2,000 $1.82 $52,000 4 5% 1,300.-1,400: 1,350 5;400 $2,400 $1.78 $9,600 86 100% 550-1;400. 845 72,650 $1,720 $2.04 $147,950 Survey Average Rents and Subject's Projected Rents $1,427$1,350 Studio 1BR Survey Avg Rent iii 2BR 3BR Subject Avg Rent 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Executive Summary and Conclusions With our projected unit mix, we have concluded that a net effective rent of $2.04 PSF should be achievable in current dollars, with parking at $50/space/month. It is also assumed that the utility charges will be paid by the residents, as is typical of newer properties in the overall market. We expect that rents will increase and have estimated an annual rate of about 2% per year. The Subject Property - Estimated Absorption 15 As is typical of lease -up programs, lease -up can occur with a large spurt of activity at the beginning of the program, particularly if it is timed for the spring and summer leasing season, with the pace slowing as the program continues. In the Chicago MSA market, very little leasing activity takes place between November and February and the bulk of this winter activity is generated by need -based moves. In fact, most owners do not like to have leases come due during this winter period due to the lack of potential renter traffic at this time of year. The subject units will be facing increasing competil projects which are under construction in commun Wheeling. In addition, there is a growing pipeline ground but which are in varying stages of the entit expect that the market will be more competitive " Integra Realty Resources — Chicago has been survi apartment projects in the Chicago MSA. 'the Beta Overall, since 2013, projects have been leasing up are projecting a similar lease -up pace of approxim occupancy within approximately 9 to 12 months f i the overall market area as there are several uch as Mount Prospect, Des Plaines, and )posed projects which have not yet broken nt, design, and financing process. Thus, we ng the ly ins offering units for occupancy. p pace in all of the new suburban is shown later in this report. ce of 12 units per month. Overall, we nits per month, achieving stabilized evelopment. 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Executive Summary and Conclusions Maps and Site Plans Surrounding Area Map 16 NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u 'rr. Executive Summary and Conclusions Location Map DeLerme 5treetAtlas USA@ 2012 �F � � vo✓ LRNE l:(1KJIG R® I&uYfe9 Glave ".. "M " ."""' �•, Fu Yj �"-'-� I 1, 57I m ar tali dud f a s2 rl lI t I� tin t 4�c 1 IIt F - r E.rarn.V I tl I l l k � � fV f Y t.5 hM4lealingEG�IIN[7EE RQ II G F J d I .,nr r Ii Is r r r i, 11 ''IJ,�,Ii1 .. Iii SII ❑ I N I Laker l CSIJLtF�­t F11911111" ri 11 r r a� �1II � h I I H VI rl Ualn I I t wl HINTZ W.P1 I m,� �"M ll'a 4 l I �� 4 6' fl I/l llr N q l I4 F" N t III � l I � y�erwsd�re u�uni ,� pas �I I. 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M! @ DeLorme ©eLorme Street Atlas USAJ 2012. 0 X1/2 1 19/2 2 www.delorme.com MN (3.9 W) Data Zoom 11.-3 17 'rr NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuu111 Executive Summary and Conclusions 18 Aerial View of Site ��rr NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuu,,, Executive Summary and Conclusions 19 View south along Main Street (subject site at right) View west along Central Road (subject site at right) NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u 'rr. Executive Summary and Conclusions Site Plan — (Designed by OKW Architects) 20 'rr. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuu„ Executive Summary and Conclusions Floor Plan — First Floor 21 'rr. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, Executive Summary and Conclusions Floor Plan — Second and Third Floors 22 'rr. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuu„ Executive Summary and Conclusions Floor Plan - Fourth Floor 23 'rr. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuu„ Suburban Chicago Apartment Market aplmpmmo .` ., ` Market area defined. The Suburban Chicago market is defined as including Cook, Lake, McHenry, Kane, Kendall, Du Page and Will counties. Properties located within the city of Chicago are of course excluded from the survey. NWC Main and Central Apartments (Proposed Construction) 24 �0 Suburban Chicago Apartment Market 25 Survey property profile. The database for the Suburban Chicago survey includes 300+ complexes with a total of just under 100,000 dwelling units indicating an average development size of just over 300 units. Our survey includes virtually every major apartment community developed since 1995 plus older developments (primarily post -1970) throughout the MSA. The data was gathered by direct contact with on-site staff and/or ownership. Rent Trends & Concessions. Median net rent per square foot is at $1.47 which is up 1.2 percent from a year ago and accompanied by a rise in occupancy. One bedroom units have a median net rent of $1,229 per month while two bedrooms are at $1,433. Compared to two years ago, net rent growth has amounted to a positive 4.5 percent. We expect rent growth to be flat in the near term due to the softening job market, particularly in the suburbs. Concessions are a marketing tool used to react to current demae5'd without the need for continually adjusting "market" rents. The percent of complexes offering concessions is roughly 25 which is fairly steady to slightly rising over the last several quarters. The amount of the concession, currently offered at just under one month per lease year, has been relatively flat. Concessions are expected to remain in the market over the next year. Occupancy. Physical occupancy is at 95.6 percent but do consid marke- entire market — up 20 bK e suburban n igated by the i a year ago overall is ening job 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Suburban Chicago Apartment Market 26 Market Revenue Performance. Market revenue performance is a function of the product of net rent and occupancy. 1.50 1.40 Market Revenue Performance Net Rent PSF x Occupancy (c) 2018 Integra Realty Resources 1.00 0.90 00 00 01 01 O O r -I r-1 N N M M -CT -CT M M W W IN IN 00 C C C C C C C C N N N N N N N -CT N -CT N -CT N -CT N Market revenue performance for the,overall suburban market remains strong. The modest downward trends in the last quarters of the year are seasonal. New construction/Cammunitie5 in Ledse-up. There are a number of projects under construction throughout the MSA. Several of the, projects we are tracking are mid -rise buildings on in -fill sites rather than traditional walk up complexes. These have been favored in redeveloping downtown areas where transit -oriented development is needed but the all -in costs of construction at over $300 per square foot or $300,000+ per unit (wrap product) require fairly high rent levels for project feasibility. Walk up product cost is in the $125,000-$135,000 per unit range (not including soft costs or land). In response to the inability'to add new product to the market, owners are undertaking renovation projects in order to capitalize on'demand for higher end product. Renovations often include replacing cabinetry, counters, fixtures and floor coverings. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u 'rr. Suburban Chicago Apartment Market 27 All Suburban Apartments - 2q18 Showing inedidn trend fines Net Rent PSF - $1.4,7 $1.26 $ 2q16 3,q16 4q16 1817 2q17 3q17 4g17 1g18 Median$ IM 138 139 1,44 1 IA5 1,45 1,44 1,45 1 147 Occuoancv - 95.6"Xi, -------------------------------------------------------------------- - - - - - 98% 97% 96% 950/0 N 940/6 93% 92% 2816 3816 4q16 107 2q17 3q17 4817 1q18 2q18 M ed Ian % 971 96.1. 9�5.3 94.5 1 95.5 954 95,1 95.2 Snapshot & Trends Suburban Metro Complexes Units 327 98,560 909 1986 $1.47 95.6% 29.1% - 7 7.7% + $1,229 X $1,433 + t One Bdrm - $1,229/mo $1,240 ................... 1.1,111,111,11,11,11, ----------------------------------------- e- - $1,220 A $1,200 $1,180 $1,160 $1,140 $1,120 $1,100 $1,080 $1,060 2816 3816 4816 1817 2q17 3q17 4817 1818 2818 I Median$ 1,162 1,142 1,135 1,W11,209 1,188 1,130 V,191 �1 11229 Concessions -7i7% when offered Net Two Bdrm - $1,433/mo, 11% Corn Pexes ca4 rare qCameo ,sAaris 65% $1,460 ---------------------------------------- -------------------------------------------------- -- - - - - 10% 55% $1,440 9% $1,420 8% 451% $1,400 $1,380 7% 35% 'a $1,360 6% do a- do 25% $1,340 5% $1,320 4% 15% $1,300 3% 5% $1,280 2816 3q16 4816 1817 2817 3q17 4q17 1q18, 2818, 2816 3q16 4816 1817 2q17 38117 48117 1818 28118 Medjain% 7.7 7.7 7.7 7.7 7.7 7.7 8.0 8.3 1 7.7 Median$ 1,368 1,355 1,357 1,400 1 1,432 11,408 1,395 1,413 NWC Main and Central Apartments (Proposed Construction) Ij Suburban Chicago Apartment Market 28 Performance by Property Class The suburban survey dataset includes has the following characteristics: Property Classes are generally defined as follow: Class A - Newer properties that have generally been constructed since the early 1990s. Amenities often include open layout'floor plans, 9 -foot ceilings, in -unit washer and dryer, high quality cabinetry and potentially granite counters and stainless-steel appliances. Some communities have direct entry garages. The complex typically has a clubhouse, fitness center and swimming pool. Class B - Typically constructed in tho..1980s but may include older product that has been significantly renovated. Amenities often include open layout floor plans, 8 -foot ceilings, in -unit washer and dryer,'good quality cabinetry and laminate counters. The complex typically has a clubhouse, fitness center andswimming pool. Class C - Typically constructed in the 1970s with limited, renovations, if any. Units typically have older style floor plans (such as galley style, closed kitchens), average quality cabinetry ari'd laminate counters. The complex may have a clubhouse and swimming pool but the quality is gerverally average., Laundry facilities are typically limited to a 'rr. NWC Main and Central Apartments (Proposed Construction) �ouuuuuuuuuuui„u Class A Class B Class C Distribution (units) 26% 35% 39% Median Year Built 2009 1987 1972 Median Unit Size (sf) 979 882 839 Average Complex Size 252 341 311 Property Classes are generally defined as follow: Class A - Newer properties that have generally been constructed since the early 1990s. Amenities often include open layout'floor plans, 9 -foot ceilings, in -unit washer and dryer, high quality cabinetry and potentially granite counters and stainless-steel appliances. Some communities have direct entry garages. The complex typically has a clubhouse, fitness center and swimming pool. Class B - Typically constructed in tho..1980s but may include older product that has been significantly renovated. Amenities often include open layout floor plans, 8 -foot ceilings, in -unit washer and dryer,'good quality cabinetry and laminate counters. The complex typically has a clubhouse, fitness center andswimming pool. Class C - Typically constructed in the 1970s with limited, renovations, if any. Units typically have older style floor plans (such as galley style, closed kitchens), average quality cabinetry ari'd laminate counters. The complex may have a clubhouse and swimming pool but the quality is gerverally average., Laundry facilities are typically limited to a 'rr. NWC Main and Central Apartments (Proposed Construction) �ouuuuuuuuuuui„u Suburban Chicago Apartment Market $1.80 $1.70 $1.60 $1.50 LL a $1.40 $1.30 a $1.20 z $1.10 $1.00 $0.90 $0.80 29 Net Rent PSF by Property Class q* M N e-1 q* M N O O O O O O O N N N N N N N There was a clear bifurcation in performance b primarily in the Class A and B markets while CIz 2011 with product gaining'morneritum primaril over year basis, rents psf increased 1.5%, 1.5% monthly "chunk" rent spread is shown below. premium over B and B product is 17.7% over C. ei q* M N e-1 q* M N e-1 q* M N O O r1 N M M q* Ln lD lD N 00 ei ei ei ei ei ei ei ei ei ei ei ei O O O O O O O O O O O O N N N N N N N N N N N N property class in 2010 with gains in net rent achieved s C properties, lagged. The Class C market turned in due to the rising cost of A and B product. On a year nd 2.45/6 for A, B a,,hd C product respectively. The lass A product chunk pricing averages a 26.2% NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u err. Suburban Chicago Apartment Market $1,800 4-1 co $1,600 a c $1,400 0 Y $1,200 c 3 s a $1,000 W R i CU $800 $600 Monthly Median Rent by Property Class -* M N r -I -* M N O O O O O O O N N N N N N N After tracking fairly consistent for years, a 1,00-b product emerged in 2010 and continued througl traditional patterns. The 4Q17 results show a w typically declines in the fourth quarter due to Se Class A product is due to additions to,supply in s 98.0% 96.0% 94.0% cc C 92.0% 0 090.0% 88.0% 86.0% Occupancy 30 r -I -* M N r -I -* M N r -I -* M N O O ri N M M .4 Ui k6 k6 1-� 00 r -I r -I r -I r -I r -I r -I r -I r -I r -I r -I r -I r -I O O O O O O O O O O O O N N N N N N N N N N N N Isis point spread in occupancy between A/B versus C 2813. Starting in 3g13 the spread moved back to dening in the market. Occupancy for all classes isonality of the rental market. The recent slide for erty Class O O O O O O O O O O O O O O O O O O O N N N N N N N N N N N N N N N N N N N NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u 'rr. Suburban Chicago Apartment Market Summary of Rent, Occupancy & Concession Trends by Submarket The following trends by submarket are based on our quarterly survey of just under 100,000 units. Detailed analysis of the data is contained within the submarket reports. Net Rent PSF by Submarket Submarket 2.14 3014 4C14 1015 2015 3015 4C15 1016 2C16 3016 4C16 1017 2C17 3017 4C17 1018 2018 YNChno 2YrChno Cook NW $1.33 $1.35 $1.36 $1.38 $1.41 $1.43 $1.41 $1.46 $1.49 $1.46 $1.46 $1.50 $1.50 $1.50 $1.50 $1.50 $1.52 1.4% 1.8% Cook South $1.17 $1.20 $1.21 $1.21 $1.23 $1.23 $1.19 $1.22 $1.27 $1.27 $1.25 $1.29 $1.30 $1.30 $1.29 $1.31 $1.35 3.9% 6.8% DuPage $1.26 $1.25 $1.28 $1.31 $1.32 $1.31 $1.31 $1.34 $1.37 $1.37 $1.36 $1.40 $1.42 $1.38 $1.41 $1.44 $1.43 1.2% 4.9% Kane/Kendall $1.17 $1.17 $1.18 $1.20 $1.22 $1.22 $1.23 $1.26 $1.27 $1.29 $1.27 $1.29 $1.29 ,$1,30 $1.26 $1.32 $1.34 3.6% 5.9% Lake $1.34 $1.39 $1.36 $1.40 $1.49 $1.46 $1.45 $1.44 $1.48 $1.47 $1.43 $1.48 $154 $1,63.,, $1.52 $1.56 $1.56 0.9% 5.7% McHenry $1.03 $1.01 $1.04 $1.08 $1.08 $1.07 $1.09 $1.12 $1.13 $1.13 $1.13 $1.13 $1.13 $118 $1.14 $1.14 $1.19 5.5% 5.6% Naperville/Aurora $1.28 $1.29 $1.30 $1.35 $1.35 $1.35 $1.38 $1.41 $1.44 $1.41 $1 43 $1 47 $1.47 $1.49 $1.46 $1.43 $1.46 -0.5% 1.7% North Shore $2.20 $2.19 $219 $2.16 $2.16 $2.17 $213 $2.18 $2.19 $227 $222 $220 $240 $2.31 $2.20 $223 $2.25 -6.2% 3.0% Waukegan/Gurnee $1.03 $1.09 $1.05 $1.05 $1.04 $1.07 $1.06 $1.10 $1.12 $1.12 $109 $1.11,, $1,15 $1.16 $1.17 $1.18 $1.18 3.2% 5.8% Will $1.15 $1.15 $1.20 $1.22 $1.25 $1.27 $1.20 $1.23 $1.23 $1.28 $128 $1.20' $134 $1.22 $1.35 $1.40 $1.39 4.3% 13.4% All Suburban $1.25 $1.27 $1.29 $1.32 $1.34 $1.33 $1.34 $1.39 $1.41 $1.38 $139 $1.44 $145 $14$ ,$1.44 $1,191 471 1.2% 1 4.5% rvore, wuarrerty net rent varues are rouncec Tor oispiay purposes our not Tor r ri rr mange car urarr One Bedroom MedianRent by Submarket Submarket 2.14 3014 4C14 1015 2015 3015 4C15 1016 2C16 3016_.. 4C 16 1017 2C17 3017 4C17 1018:...._M18 YNChno 2YrChno Cook NW $1,086 $1,093 $1,098 $1,125 $1,131 $1,127 $1,131 $1,183 $1,207 $1150 $11,187 $1,211 $1212, ,$1,191 $1,180 $1176 $1,206". i. -0.9% -0.5% Cook South $877 $877 $872 $893 $908 $908 $919 $930 $1,010 $950 $055„ $978 $1,045 $7044 $1,034 $1050 $10621 7.6% 7.2% DuPage $1,020 $1,027 $1,013 $1,039 $1,059 $1,037 $1,036 $1,089 $1,105 $1,100 $1,486 $1111 ;$1,146 $1,124 $1,146 $1180 $11581 019% 4.8% Kane/Kendall $9M $908 $930 $9M $885 $885 $910 %,.$967 $930 $942 $949 $1,400 $681 $981 $965 $981 $1,050 7A%r 12.9% Lake $1,132 $1,177 $1,155 $1,142 $1,153 $1,134 $1143' x$1,148 ..$1,199 $1,182 $1,115 $1,176.'..$1273 $1,441 $1,244 $1,187 $1,200 $1,291 15% 7.7% McHenry $844 $794 $818 $831 $835 $835 $866.,.., 077 $885 $865 $885 $884, ' $874 $890 $884 $871 $929 6.3% 4.9% Naperville/Aurora $1,136 $1,123 $1,151 $1,162 $1,203 $1,203 $1188 $1,251 $1399 $1,240 $1,259 $1252 ;$1,283.,, $1,320 $1,289 $1,258 $1,298 1.2% 3.9% North Shore $1,829 $1,752 $1,725 $1,782 $1,776 $1,728 $1701 $1,754 $1,842 $1,858. $1,828 $1,799 $1,922 $1.,894 $1,630 $1,832 $1,891 -1.6% 2.7% Waukegan/Gurnee $823 $843 $839 $854 $812 $825 $823 $620 $845',$812' $1,040 .$790 $798 $810 $825 $845 $845 $845 4.3% 0.0% WII $849 $887 $970 $935 $978 $993 $965 $1015 $1,015 $1035, $1,668'-$1,050 $1,200 $1050 $1056 $1,050 $1,050 $1,095 4.3% 7.9% All Suburban 1 $1,033 $1,040 $1,049 $10653 $1,144 , ,$1,100 $1,084 $1131' $1,162 $1,142 $1,135 $1,188. $1,209 $1,185 $1,180 $1,191 $1,229 1.7% 5.8% Note: Quarterly net rent values are rounded for dhfiplaypurpoaa814'ut not for YdYr Change calculations , Two Bedroom Median Rena by Submarket Submarket 2.14 3014 4C14 1015 2015 3015 4415 1016 2C16 3016 4016 1017 2C17 3017 4C17 1018 2018 YNChno 2YrChno Cook NW $1,281 $1,275 $1,278 $1,334 $1343' $1,350 $1348 ,$1,394. $1,408 $1375 $1'';390 $1,419 $1,446 $1,400 $1,414 $1,385 $1,422 -1.7% 1.0% Cook South $1„143' $1,148, $1,148 $1,158 $166' $1168 .,$1168 x$1,193 $1,210 $1210 $1,202, $1,278 $1,279 $1,280 $1,280 $1,248 $1,325 3.6% 9.5% DuPage $1,276,, $1,2W $1238 $,1,293 $1278 $1,,19' $1,305 $1340 $1,374 $1355 $11315 ti $1,395 $1,430 $1,396 $1,378 $1,438 $1,410 -1.4% 2.6% Kane/Kendall $1,089 $1,116 $11$4 $118,5, $1225 $1250 ,$1,183 $1270 $1383' $1,146 $1,246 $1,288 $1,345 $1,337 $1,321 $1,369 $1,440 7.1% 5.7% Lake $1,273 $1,308 $1416 $1,301', $1,441 $1,406 $1,496 $1,420 $1,412 '$1,381 '$1,396 $1,404 $1,441 $1,466 $1,418 $1,475 $1,530 6.2% 8.3% McHenry $953 $963 $942 $958 $980 $980 $688 , $1,010 $1,003 $990 $995 $1,010 $1,025 $1,038 $1,020 $1,010 $1,048 2.2% 4.5% Naperville/Aurora $1„344 $1,321 $1,330 $1,389` $1,408 , $1,407 $1,418 $1,429 $1,445 $1,432 $1,435 $1,479 $1,491 $1,516 $1,495 $1,496 $1,496 0.4% 3.5% North Shore $2;867,, $2,405 $2,518 $2,603 $4625 $2,522 $2441 $2543„ $2,533 $2,481 $2,446 $2,465 $2,675 $2,623 $2,623 $2,540 $2,447 -8.5% -3.4% Waukegan/Gurnee $988 $1,007 $1,015 $988 $996 %88 $1,003 x$1,466 $1,035 $1,040 $1,000 $1,030 $1,053 $1,084 $1,090 $1,045 $1,050 -1.2% 1.4% WII $911, $903 $1,034 $1,050 $1099 .$1,155 $1,050 $1125 ,$9,116 $1,150 $1,185 $1,200 $1,206 $1,181 $1,258 $1,250 $1,279 6.0% 1 14.6% All Suburban 1 $1,225 $1,2 f „$1,251 $1,306 $1318 $1,$21, $1,314 $1,364 $1,358 $1,355 $1,357 $1,400 $1,432 $1,407 $1,395 $1,413 $1,433 0.0% 1 Note: Quarterly net rent values are founded for display purposes lyut Floc for Yr/Yr Change calculations, Rent Spread - 1 BR to 2BR Suhmarket 2.14 3014 4C14 10151 2415 3015 4C15 1016 2C16 3016 4C16 1017 2C17 3017 4C17 1018 2018 Avo1vr Avo2vr Cook NW $195 $183 $181 $209 $212' $213 $216 $211 $201 $225 $203 $208 $235 $210 $234 $209 $222 -5.6% 10.2% Cook South $266 $271 $276 $265 $260 $260 $249 $263 $201 $221 $247 $300 $273 $236 $246 $188 $243 -10.9% 21.2% DuPage $256 $203 $265 $253 $219 $272 $269 $251 $269 $255 $229 $275 $283 $271 $232 $258 $253 -10.6% -6.0% Kane/Kendall $182 $209 $254 $278 $340 $365 $273 $303 $433 $305 $297 $288 $364 $356 $356 $387 $390 7.2% -9.8% Lake $141 $131 $261 $150 $288 $271 $264 $272 $214 $199 $281 $229 $169 $222 $231 $275 $239 41.5% 11.7% McHenry $159 $169 $125 $127 $145 $145 $122 $133 $118 $105 $110 $126 $151 $148 $136 $139 $119 -21.5% 1.1% Naperville/Aurora $208 $198 $179 $227 $205 $205 $230 $178 $196 $192 $176 $228 $208 $196 $206 $238 $198 -5.0% 0.9% North Shore $828 $654 $793 $820 $849 $794 $740 $849 $691 $623 $618 $667 $753 $728 $793 $708 $555 -26.2% -19.7% Waukegan/Gurnee $165 $163 $177 $134 $178 $163 $180 $188 $190 $228 $210 $232 $253 $259 $245 $200 $205 -19.0% 7.9% Will $182 $106 $64 $145 $122 $163 $134 $110 $101 $145 $178 $150 $156 $131 $208 $246 $184 17.9% 82.8% All Suburban $192 $190 $212 $221 $215 $221 $230 $234 $206 $214 $222 $212 $224 $222 $215 $221 $203 -9.1% -t5% u zu7 a mregra nearry resources - ucago 31 'irr NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Suburban Chicago Apartment Market 32 Occupancy by Submarket Submarket 2a14 3Q14 4Q14 1Q15 2Q15 3Q15 4Q15 1Q16 2Q16 3Q16 4Q16 1Q17 2Q17 3Q17 4Q17 1Q18 2Q18 Y/Y Chna 2 Y Chna CookNW 95.5 96.6 95.8 96.9 96.9 97.3 95.1 96.0 97.2 96.0 95.4 94.1 95.2 95.3 95.4 94.6 94.5 -0.7% -2.8% Cook South 94.5 95.3 95.0 95.1 96.4 96.5 95.5 96.1 96.9 96.9 95.9 94.9 95.8 96.3 95.7 94.2 95.4 -0.4% -1.5% DuPage 95.1 95.8 95.3 96.1 96.3 96.6 95.3 96.7 97.2 96.1 95.7 94.4 95.4 95.5 95.1 95.0 95.1 -0.3% -2.1% Kane/Kendall) 94.6 95.2 95.0 96.3 95.7 95.8 96.0 96.7 97.6 96.4 95.2 95.1 96.2 96.1 95.3 96.3 96.9 0.7% -0.7% Lake 96.3 96.9 96.9 97.7 98.3 98.0 96.6 97.0 97.5 96.9 95.5 95.0 95.5 95.3 95.8 96.4 96.0 0.6% -1.5% McHenry 95.5 95.3 95.3 96.1 96.4 96.1 95.4 96.2 97.9 96.1 95.6 93.9 95.1 96.4 94.8 95.9 93.9 -1.3% 41% Naperville/Aurora 95.8 96.0 96.1 97.1 97.6 96.9 96.0 96.4 97.1 95.1 95.0 94.4 95.6 94.8 94.4 96.0 95.4 -0.2% -1.7% North Shore 91.9 94.8 95.3 96.8 96.4 96.1 94.2 95.4 95.7 95.4 93.8 92.9 94.6 93.8 91.9 92.7 95.2 0.7% -0.5% Waukegan/Gurnee 95.3 95.4 94.6 95.6 95.8 96.0 95.2 96.5 96.6 96.8 96.9 95.8 96.0 95.9 95.4 95.7 96.4 0.4% -0.3% Will 95.4 95.4 94.7 95.4 95.6 96.4 94.1 95.4 96.1 96.5 95.5 96.7 96.9 96.6 96.0 95.9 95.8 -1.1% -0.3% A7u b u r b a n 1 95.2 95.9 95.3 96.3 96.7 96.7 95.4 96.3 97.1 96.1 953 94,5 ;. 95.5 95.4 95.1 95.2 95.6 0.2% -1,5% Note: Quarterly occupancy values are rounded for display purposes but not for Yr/Yr Change calcula tions. Concessions by Submarket Submarket 2g14 3Q14 4Q14 1Q15 2Q15 3Q15 4Q15 1Q16 2Q16 3Qt6 4Q16 1Q17 2Q17 3Q17 4Q17 1Q18 2Q18 Y/Y Chng CookNW 4.0 4.5 5.4 6.1 6.0 2.5 5.9 77 62 '.. 6,3 7.7 56 + 7,7 Z7 Z7 8.0 6.1 -21.3% CookSouth 8.0 5.9 6.1 5.9 4.8 Z7 5.0 77 &:0 i 77 8.0 8.0 7.7 ,7.7 8.0 Z7 8.0 4.2% DuPage Z7 8.3 7.7 Z7 Z7 Z7 Z7 8.0 &.3' 7.7 Z7 Z7 67 &:3. 8.0 Z7 8.0 20.4% Kane/Kendall) Z7 Z7 7.7 Z7 Z7 Z7 77 77. 7,7 6.7 Z7 8.3 47 83 ,. Z7 7.0 Z7 62.2% Lake 8.3 Z2 Z2 8.3 5.6 2.8 80 71 72. 8.3 Z6 Z6 62 62 3:5 10.7 8.3 34.1% McHenry 8.3 6.2 5.0 6.0 0.0 0.0 0.0 5.1 00 0.0 0.0 0.0 0.0 0.0 00 0.0 0.0 n/a Naperville/Aurora 8.3 1.7 8.6 4.2 Z5 8.0 5.5 3.5 43 6,0 8.3 3,2,.. 6.3 5.4 69 8.3 8.3 31.4% North Shore 8.3 8.3 6.0 4.2 8.3 4.7 8.3 8.3 83 82 8.0 7,7 8.3 7.4 80 83, Z7 -7.7% Waukegan/Gurnee 5.6 8.3 8.3 8.3 8.3 U 7.3 5.5 8.3 6.0 7.5 8.3 8.3 8.2 8.3 8,3 5.6 -33.0% Will 7.0 4.2 6.3 4.2 8.3 80 '' 83 -,. 25 5.6 37 3,0, 7.6 6.3 1.1 8.7 54 4.7 -25.5% All Suburban 1 Z7 Z7 7.7 Z6 Z7 77 '..77 7,7.. Z7 77 7:7- ". Z7 Z7 Z7 8.0 8.3 wore: Nun ©2018Int err. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Suburban Chicago Apartment Market Demand Generators The apartment market is influenced by a number of factors including employment, homeownership trends and a desire to maintain flexibility. The unemployment rate for the Chicago MSA is 4.4 percent (National, 4.0 percent) as of June 2018. The national unemployment rate for 25+ year olds with a bachelor's degree is at 2.4 percent. 14 12 a 10 2 0 Chicago vs. National Unemployment Rate – BLS Data —Chicago ° National 25+ College v a 4 , ® a \ YYIYY"""'YYYIYYIY""Y""'I 1117771 I I I I I I I I I I"'I""'YIWTI WI Y IY Y I I Y Y I Y Y 1111111 IWIII%'IY I I I I I I'Y""'I"II IIYYi''Y""IIYYIYYI".Y.YIYYIYYII".YYIYYIIYL"'I"YI I I IYv."IYYI"'I". 00 0 C M 5 O15 c 5 C) — q-4— The Chicago market generated an peak period. Employment decline in 2007 which did not even match finally eclipsed the prior 2000 tot< By looking at the month over mor employment become more evide over the past two years. 33 nual average of 75,000 new jobs from 1992-2000 – a trough to troth 2000-2003 with peak post -recession employment achieved e 2000 employment level. The 2016 employment level of 4.684M mployme�nt peak of 4.631M. comparisons to prior year employment, the trends in The rate of growth in employment has declined precipitously 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui,Il Suburban Chicago Apartment Market 125 100 75 50 Y' 25 0 0 0 -25 -50 c s -75 -100 -125 E -150 a -175 E -200 } -225 -250 -275 -300 -325 Year over Year Employment Growth Chicago MSA 34 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u ri ri 00 00 M M o o r -I r -I C4 C4 m m Ct Ct M M lD lD ri ri 00 00 O O O O O O r -I r -I r -I r -I r -I r -I r -I r -I r -I r -I r -I r -I r -I r -I r -I r -I r -I r -I c c c c c c c c c c c c BLS numbers indicate a deceleration in employment growth as follows: Chicago MSA Employment - Non Farm (000s) Em pi Year Jan Feb Mar - Apr May Jun Jul Aug Sep Oct Nov Dec Chg 2006 4397.8 441.1, ,7 44451.. ' 4492.2 4529.9 4572.7 4544.3 4547.6 4553.9 4555.2 4570.3 4573.1 2007 4449.3 44475 44873 4529.2 4577.6 4610.6 4583.9 4584.5 4579.1 4588.4 4603.8 4601.7 37.425 2008 4470.2 4467.6, 4488.1 4533.7 4572.9 4589.3 4563.5 4558.8 4536.4 4533.7 4511.4 4480.3 -28.067 2009 4313.2 4291.5 4283.1 4292.3 4317.7 4321.8 4280.9 4267.7 4265.4 4276.6 4278.0 4263.8 -237.842 2010 4136.8 4145.5 4166.6 4219.7 4274.4 4288.3 4245.4 4254.3 4263.5 4298.0 4310.1 4301.2 -45.683 2011 4181.2 4191.0 4222.4 4280.8 4313.8 4339.4 4324.2 4332.4 4346.7 4358.7 4372.3 4363.1 60.183 2012 4250.1 4261.5 4296.2 4343.4 4385.8 4417.8 4391.0 4403.6 4417.2 4427.3 4446.8 4441.0 71.308 2013 4313.7 4335.2 4363.9 4400.5 4457.0 4489.9 4462.5 4477.0 4480.8 4494.3 4511.5 4513.3 68.158 2014 4373.6 4387.8 4420.3 4474.4 4531.1 4560.6 4533.7 4541.9 4539.3 4568.7 4580.4 4583.5 66.308 2015 4448.4 4464.1 4492.7 4559.5 4618.5 4649.1 4629.7 4628.6 4629.4 4661.6 4667.4 4673.1 85.567 2016 4540.5 4550.0 4575.4 4634.5 4668.6 4703.2 4695.3 4692.4 4691.0 4712.5 4724.4 4715.1 65.067 2017 4583.7 4597.3 4631.8 4664.2 4714.9 4757.4 4722.5 4726.0 4724.0 4754.6 4758.6 4730.9 38.583 2018 4604.8 4632.0 4656.2 4695.1 4750.8 4800.9 4782.1 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Suburban Chicago Apartment Market 35 Homeownership Trends Rental demand is being driven by instability in the for -sale housing market, the inability to obtain a mortgage due lack of down payment, debt to income ratios (including the impact of student loans) and/or credit issues. Homeownership rates throughout the region had been on a decline through year end 2011 but rose through 2013 — seemingly pointing to a turn in the market. With the Dodd Frank lending rules starting in January 2014, obtaining a loan has become even more difficult due to increased underwriting requirements. The 2018 tax reform has a positive impact on rental housing due to a) capping the real estate and income tax deductions at $10,000, b) eliminating interest deductions on home equity loans, c) increasing the exemption levels which eliminates the economic benefit of mortgage interest deductions for most households and d)'reduction in the actual tax rates which decreases the value of deductions. In spite of these factors, homeownership spiked in 1Q18 as noted below. This appears to be an anomaly with a return to trend in 2Q18. Nationally, the homeownership rate showed a decline through mid -2016 with a more recent upward trend. Each percentage point change equates to roughly 30,000 households in the Chicago MSA. 71.0 70.0 69.0 68.0 67.0 66.0 65.0 64.0 63.0 62.0 61.0 60.0 Homeownership Rate - Chicago MSA I� I� 00 00 Q1 M O O V--1 V--1 N N M M 4* R* Ln Ln lD lD N N W ei M ei M ei M ei M ei M ei M ei M ei M ei M ei M ei M ei NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u 'rr. Suburban Chicago Apartment Market 36 The rental market is most heavily influenced by demographic trends in the 25-35 age cohort. This age group is less concerned about owning a home than maintaining flexibility for potential job-related moves. The prospect of tying up funds for a down payment on a home and then worrying about the ability to "cash out" for a move in a timely manner (not to mention getting whole relative to the initial purchase) have weighed on the for -sale market. Renting provides options. While price levels of for sale product have been increasing, it has been overall at a modest rate. There has been pressure on interest rates which will motivate some to act on homeownership. There are few compelling reasons to act now on the purchase of a residence. From many i cohort as 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Suburban Chicago Apartment Market Cook County — Northwest Apartment Submarket Overview Market area defined. The Cook County Northwest submarket is defined as roughly 294 to the east, Lake County on the north Route 59 on n the west and Du Page County to the %�N NNS south. O'Hare International Airport is "�`n at the southeastern most part of they �M�r��" #' MN submarket. 37 Northwest Survey property profile. The database k+ Otgpx for the Cook County ��. r .I survey consisted of 25,711 dwelling units. Median unit size for the chrr'% w �° submarket is 877 square feet which is y lia in-line with the overall suburban for e0� market. The median year built was m 1975 compared to the overall suburban�� li 1 �p market having a median of 1986. Cook '�T' '�w Y u�PAJIt ' Count Northwest was one of the first' 011� „ u. submarkets to develop in suburban Chicago to a significant density. The lack of newer product has been more a functlbn of lack of suitable sites for development rather than submarket economics. Demond drivers. Significant,h'ousing demand is driven dry the primary employment centers of O'Hare International Airport and its surrounding industrial base in the southeast quadrant, the Schaumburg office/retail market in the northwest and the 1-88 office corridor to the south. The office market remains plagued by high vacancy. Rent Trends & Concessions. Median,net rent, per square foot currently stands at $1.52 —up 1.4% from a year ago. Rents in the Northwest Cook submarket are up 1.8 percent compared to the levels posted two years ago. One -bedrooms have a median rent of $1,200 while two bedrooms have a median net rent of $1,422. The value of the concession stands at just under one month free rent. Concessions will remain in the market. Occupancy. Occupancy is down 70 bps from 95.2 percent a year ago to the current level of 94.5 percent. The submarket'remains relatively "full" with pricing therefore expected to remain stable. Market Revenue Performance. Market performance is a function of the product of net rent and occupancy. 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Suburban Chicago Apartment Market 1.50 1.40 x 1.30 a 1.20 oc 1.10 1.00 0.90 38 Market Revenue Performance Net Rent PSF x Occupancy (c) 2018 Integra Realty Resources 00 00 Q1 Q1 O O r -I r -I N N M M qT q* M M W W N N 00 O O O O ri ri ri ri ri ri ri ri ri r -I r -I r -I r -I r -I r -I r -I r -I Cr Cr Cr Cr Cr Cr Cr Cr N N N N N N N q* N q* N q* N q* N IIIIIIIIIIII Suburban Overall B Northwest Cook Cty The Northwest Cook submarket has been 'tracking consistent with the overall suburban market. Performance leveled off in 2016 with a modest gain through the current quarter. 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Suburban Chicago Apartment Market Cook County -Northwest Apartments - 2q'18 Showing (a) niedian trend fine and (b) middle 213rds wiveYed (doick ban). Net Rent PSP - $1.52 Snapshot & Trends M dj­ % 8.2 6.3 7.7 56 77 7.7 7.7 80 61 $ 1,408 1,375 1,390 1,49 1,446 1,400 1,49 1,385�1 1422� 39 NWC Main and Central Apartments (Proposed Construction) �0 Suburban Chicago Apartment Market 40 Suburban Multi -Family Housing Supply Integra Realty Resources - Chicago has been tracking rental apartment construction on an annual basis since 1996. Since that time, there have been over 24,600 units delivered to the suburban market plus an additional 6,177 which are currently under construction and delivering in 2018 and 2019. 7,000 6,000 5,000 4,000 3,000 2,000 1,000 Suburban Apt Deliveries by Year: 1996-2017 (2018-2019 - Projects Currently Under Construction) {c) 2018 Integra Reeity RPs:ources- CNcago vs n• w m e� N m � �wr va � w m a N � ar �� va in N N N N N N N N N N N N N N N N N N 9] O N Over the past ten years howe) driven by a few factors, incl,udi • roar economics aue zo J performance has impro • Lower interest rate and construction, which gen market is now stalled. • Resistance of corrimunit • Few well located sites le • Rent levels not high eno acquired roduct had been added to the market. This was ob losses in the region creating vacancies and concessions, though improv since late 2009 low down payment environment driving demand for new condo unit erated more immediate returns; however, the new construction condo [es to allow for new rental developments ft in the region suitable for large scale development ugh to support construction costs at locations where sites can be With many communities welcoming rental development, combined with feasible rent levels supporting construction, development is once again occurring throughout the region. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u 'rr. Suburban Chicago Apartment Market 41 While there was a large amount of development activity which occurred in the late 199Os through the very early 2OOOs, apartment development virtually ceased and did not begin again until 2013. Since that time, there has been a significant increase in the new apartment development activity. However, given the size of the suburban metropolitan area, the number of new apartments being added to the market is still quite small. History of Recent Deliveries: 2016-2017 The most recent additions to the suburban market include the following buildings which delivered in 2016-2017 along with the buildings which are currently under construction for delivery in 2018-2019: 2016-2017 Del North 680 Cook NW, Schaumburg ; tlrbanStreet © 2018 Integra Realty Resources - Chicago Property Submarket city Developer Status Units Delivered 500 Station Boulevard Aurora - Naperville Aurora Goel/TCCI Leasing 417 2016 Metro 59 Aurora - Naperville Aurora Next Gen/Avgeris Leasing 232 2016 Northgate Crossing Cook NW W,Meling Reva Stabilized 300 2016 Wheaton Courthouse Square DuPage Wheaton Focus StaS'(hzed 149 2016 Elmhurst 255 DuPage Elmhurst Morningside Stabilized, 192 2016 Apex 41 DuPage Lombard Glo'nstar Leasing 181 2016 Walnut Ridge McHenry Woodstock Cunat Stabilized 108 2016 The Main North Shore Evanston 01 Donnell Stabilized 112 2016 Northshore 770 North Shore Northbrook Morningside Leasing 347 2016 Vantage Oak Park South Cook 'OakPark LSI/Golub/Wood Stabilized 270 2016 Residences of Orland Park Crossing South Cook Orland Park Reva Stabilized 231 2016 Springs at Weber Will Romeoville , Continental Properties Stabilized 292 2016 North 680 Cook NW, Schaumburg ; tlrbanStreet Stabilized 192 2017 The Residences at Hamilton Lakes DuPage Itasca IVIS&kfHamilton Leasing 297 2017 Springs at Orchard Rd Kane North Aurora Continental -Properties Leasing 300 2017 Centrum Evanston/Davis & Maple North Shore Evanston Centrum Stabilized 101 2017 McGovern House North Shore Highland Park Merdinger Stabilized 73 2017 The Residences of Wilmette/611 Green Bay North Share Wilmette M&R Leasing 75 2017 Uptown LaGrange South Cook LaGrange Opus Leasing 254 2017 The Emerson/Lake/Westgate/Narth South Cook bakpark Clark Street/Lennar Leasing 271 2017 The Brook, on Janes Will .. Bolinebrook Lennar Stabilized 280 2017 >rr NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Suburban Chicago Apartment Market 2018-2019 Deliveries: Leasing & Under Construction © 2018 Integra Realty Resources -Chicago 42 Property Submarket City Developer Status Units One Apts/Wheeling Town Center Cook NW Wheeling Lynmark/Urban R2 Construction 301 Parkview Apts, 212 N. Dunton Cook NW Arlington Heights Cullen Davis Leasing 45 Buckingham Place/Littelfuse site/800 E NW Hwy Cook NW Des Plaines Dearborn -Buckingham Leasing 270 Sim's Bowl/1555-65 Ellinwood Cook NW Des Plaines Opus/Berkshire Construction 113 20West/ 20 W Northwest Why Cook NW Mt Prospect Nicholas & Assoc Construction 73 Covington Lexington Woods/Golf & E River Rd Cook NW Des Plaines Lexington Construction 236 Marq on Main/Main St & Burlington Du Page Lisle Marquette Leasing 201 Overture Yorktown/Yorktown Mall (55+) Du Page Lombard Greystar Construction 175 Elan Yorktown/Yorktown Mall Du Page Lombard Greystar Construction 295 Lakeside Village/200 Royce Du Page Oak Brook Terr Interforum Construction 315 NWC Addison & First Du Page Elmhurst( Opus Construction 164 Main & Maple Du Page Downers Grove- Trammel Crow Construction 115 Burlington Station Du Page Downers Grove Holladay Construction 89 Springs at South Elgin/Gyorr Rd & Sterns Kane South Elgin Continental Properties Construction 300 Reserve at Grengs Park Kane Geneva Shodeen Leasing 42 Prairie Centre Phase I/St Charles Mall Kane St Charles Shodeen Construction 96 Prairie Winds of St Charles/NS Bricher Kane St Charles Big Rock Leasing 250 Watermark at the Grove/WS Randall Kane Elgin Interstate Partners Construction 282 Springs at Canterfield/ES Rt 31 N of I-90 Kane West Dundee Continental Properties Leasing 260 The Atworth at Melody Farms/Milw & Town Ln Lake Vernon Hills Focus Leasing 260 444 Social/SWC Aptakisic & Pkwy/Regal site Lake Lincolnshire ECD/Greenberg Leasing 302 Deer Park Crossing/Field Pkwy Lake Deer Park Reva Leasing 236 101 West/101 W Liberty St Lake Barrington Monroe Residential Leasing 64 Kelmscott Park Apts/NWC Laurel & Western North Shore- Lake Forest Focus Leasing 111 811 Emerson North Shore Evanston CA & Focus Construction 242 8000 North/NWC Lincoln & Oak North Shore Skokie Greenspire/Pontarelli Construction 153 Avidor Glenview/650 Waukegan (55+age) North Shore "°Glehview Trammel Crow Construction 168 1000 Skokie Blvd/Sunset Ridge North Shore Northbrook Finger Construction 304 SEC Harlem & South Blvd South Cook Oak Park,,,, Lincoln Construction 250 NWC Lake & Forest South Cook Oak Park Albion Construction 265 Grande Park Apts/SWC 127th & Ridge Will Plainfield Wilmette RE Construction 200 2018-2019 Deliveries 6,177 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Suburban Chicago Apartment Market Deliveries by Submarket While the DuPageand Aurora/Naperville markets experienced the largest amount ofdevelopment since 1996,this occurred inthe late 1990o/ear|y2000o. Since 2013,the North Shore submarket has seen the largest surge ofactivity. 43 Of particular note is the small amount of new development activity which had occurred in the Northwest Cook submarket until very recently. This market has ahigh concentration ofClass Band C buildings with pent up demand for Class A product and developers are now pursuing an increasing number ofnew developments in the Northwest Cook submarket. Following is a delivery distribution bysubmarket for h developments which will have delivered through 2017,along with the buildings which are currently construction/being delivered in2018 and 2019. Suburban Apt Deliveries by Submarket: 1996-2017 Projects Currently Under Construction -Delivering 2010-2019 uake 13 1996-2017 2019 11111i Under Const 862 Waukegan - � North Shme Kane KendaIIII McHenry Northwest DuFaSe A,.,., -a - Cook South Will 1716 3694 1722 474 766 5832 1521 2402 978 123 1 103 1 135 1 1 515 1 om NWC Main and Central Apartments (Proposed Construction) �0 Suburban Chicago Apartment Market Suburban Apt Deliveries by Submarket: 1996-2017 Projects Currently Under Construction - delivering 2018-2019 (c) 2018 Integra Reallty Resources- Chicago 7,000 5,000 5,000 4,000 3,000 2,900 1,000 a, Irrrluraln, ujauuia ..... Under 196 1997 1998 1999 2000 2001. 2002 200,3 2094 2405 2906 2007 200,8, 2009 2019 2011 2012 2913 2914 2015 2015 2017 const 2018- 2019 N WRIII 552 350 374 214 340 292 28.9 200, 44 18Waukeg.r,JGurrree 340 300 443 363 270 ® 5 Couk 20,0 29.5 HI 525 515 • Worth Shore 283 376 221 469 428 1209 459 249 978 ri M1cH—y 196 170 '108 III, Lake 264 238 464 294 280 90 85 304 862 IN K—e/IK-dall 40N 352 304 366 300 12301 a PulPage 595 487 625 520 403 112 294 616 522 297 1354 Ile Cook NW 60 214 300 192 1038 0 AurorallNapewiillle 336 1111 904 938, 272 336 722 266 298 649 llllllll NWC Main and Central Apartments (Proposed Construction) Ilrllr Suburban Chicago Apartment Market Current Status - Selected Projects/Sites 45 We are tracking many development sites where new product is being proposed. Locations range from the North Shore markets out to Kane and the South Cook submarkets. A few sites have been approved for development by the local municipalities; however, several projects have not moved forward either due to rents not being high enough to support construction costs or the inability to obtain either the equity or a construction loan. Some projects classified as "confidential" are consulting assignments for which we have been retained but are not yet public. The proposed projects are typically 150 to 300 units and are widely distributed throughout the region. There are numerous additional sites in the region proposed for multi -family. 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Suburban Chicago Apartment Market 46 Rental Apartment Pipeline/Projects in Planning Property Submarket City Developer Status Units North Shore 1450 Sherman North Shore Evanston Albion Planning 286 1727 Oak (55+ age restricted) North Shore Evanston Trammel Crow Planning 169 The Legacy/1621 Chicago North Shore Evanston Horizon Planning 215 1555 Oak -adaptive reuse North Shore Evanston CameelHalim Planning 80-90 Karger Center property/1850 Green Bay Rd North Shore Highland Park Albion Planning 171 One Winnetka/Elm & Lincoln North Shore Winnetka Sto nest reet/Tra n del Planning 36 87 Hundred/8700 Waukegan North Shore Morton Grove Equibase/Heartland Planning 184 Bess Hardware site/1850 Glenview Rd North Shore Glenview Drake Planning 72 Deerbrook Center site/SWC Lake&Waukegan North Shore Deerfield Reva Planning 248 Confidential North Shore Confidential Confidential Planning TBD Lake County Station Square/Trimm Property Lake Libertyville Swanson Planning 92 Former Kmart/225 S Rand Lake Lake Zurich Garden Homes Planning 162 NWC Rt 22 & Old Rand Rd Lake Lake Zurich MBR Properties Planning 100 Confidential Lake Confidential Confidential Planning TBD Cook County NW Uptown 500/501 W Dundee Cook NW Wheeling DAC/Atlas Planning 321 Ellinwood Apts/SEC Ellinwood & Graceland Cook NW Des Plaines Bayview-Compasspoint Planning 212 Maple St Lofts/215-225 E Prospect Cook NW Mt Prospect Nicholas & Assoc Planning 300 Veridian/Motorola site Cook NW Schaumburg UrbanStreet Planning TBD Plum Farms/NWC Rts 59 & 72 Cook NW Hoffman Estates latarola Planning 253 AT&T Campus/Hoffman Estates Cook NW Hoffman Estates Somerset Planning 379 NWC Lake & Church Cook NW Hanover Park Monroe Residential Planning 131 Hickory Apartments, NWC Hickory & Kensington Cook NW Arlington Heights, Neri Planning 76 Arlington Downs- multiple phases Cook NW Arlington, Heights Springbank/Trandel Planning 263 Arlington Downs- multiple phases Cook NW Arlington Heights Springbank/Trandel Planning 360 Northwest Hwy & Walnut Cook NW, Arlington Heights Brian Properties Planning 106 Kane County Vistas of Mill Creek Kane Geneva Shodeen Planning 268 Charlestown Mall site/E of K NS E Main Kane ,St Charles Krausz Companies Planning 256 Confidential Kane Confidential Confidential Planning 220 One Washington Place/NWC Wash. & W11son - Kane Batavia Shodeen Planning 190 Reserve at Hudson Crossing/Frmr Alexdr Lumber :Kane Oswego Shodeen Planning 176 Springs at Oswego Kane Oswego Continental Properties Planning 280 Randall Oaks/WS Randall N of Randall Comm Kane North Aurora Shodeen Planning 261 McHenry County Grove Residences/Rt 14 near Illinois McHenry,.. Fox River Grove Gart Partners Planning 300 DuPage County SEC Main & Ogden buPage ..Lisle Flaherty & Collins Planning 164 WoodmooronFinley Road/frmrKen-Loch DuPage Uninc/Lombard UrbanStreet/Atlas Planning 388 McChesney& Miller site DuPage Glen Ellyn Springbank/Trandel Planning 245 Duane/Melrose" DuPage Glen Ellyn Reva Planning 48 Geische Shoes/NWC Main & Hillside DuPage ;. Glen Ellyn GSP - Debb/Kosich Planning 107 Cantera Residences%Ferry W of Winfield Rd DuPage Warrenville Interforum Planning 364 Vanguard Cantera/Regal Theatre site/Diehl Rd DuPage Warrenville Covington Realty Planning 242 Everton Reserve/M/I Homes site - ES Rt 59 DuPage Warrenville Atlantic Realty Partners Planning 259 Downers Grove Civic Center site r . DuPage Downers Grove Next Gen Planning 234 One North Cass / Cass & Burlington DuPage Westmont Gammonley Planning 208 Confidential DuPage Confidential Confidential Planning TBD Aurora Naperville 5th Avenue Aurora/Naperville Naperville Ryan Planning 400 South Cook Residence at Brookside Glen/SW 191st & 80th South Cook Tinley Park Mayher/DJM Planning 144 Will County Highland Ridge Apts/143rd & W of 355 Will Lockport Equibase/Heartland Planning 240 Cedarlake Village/WS Wallin NS Lockport St Will Plainfield Buckingham Planning 280 Village Place Apts/Normantown E of Brunswick Will Romeoville Rose/S.R. Jacobsen Planning 216 Highpoint Town Square Will Romeoville HPTS Planning 72 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Suburban Chicago Apartment Market Conclusions 47 With an average delivery of roughly 1,100 units per year in the suburban market since 1996, the addition to overall supply has been minimal. Combined with the number of condo conversions that occurred in the market in the early 2000s, the supply of rental units has actually seen a decline. While certain submarkets are adequately supplied with rental units at this time, we believe opportunities exist to create additional rental product. The diverse employment base for the MSA and our direct surveys of buildings in the market indicates a strong long-term picture for multi -family rental product. Difficulties remain however in securing large enough sites suitable for development and obtaining the necessary zoning approvals in light of general community opposition to rental development. As shown, these factors are contributing to a shift in development to'more high-density sites — potentially in redeveloping downtown markets as transit -oriented developments. The costs of construction remain high ($250+/- psf) for these mid -rise structures (concrete construction) and while demand may certainly exist, the feasible rent levels will be catering to the upper end of the market. While adding supply of substance appears improbable"at this point in the significant increase in new construction activity. overall, we note a 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Economic Analysis Chicago MSA Area Analysis 48 The subject is located in the Chicago -Naperville -Elgin, IL -IN -WI Metropolitan Statistical Area, hereinafter called the Chicago MSA, as defined by the U.S. Office of Management and Budget. The Chicago MSA is 7,197 square miles in size, and is the third most populous metropolitan area in the nation. Population The Chicago MSA has an estimated 2018 population of 9,504,650, which represents an average annual 0.1% increase over the 2010 census of 9,461,105. The Chicago MSA added an average of 5,443 residents per year over the 2010-2018 period, and its growth in population contrasts with the State of Illinois which had a 0.1% average annual decrease in,population over this time., Looking forward, the Chicago MSA's population is projected to increase at a 0.1% annual rate from 2018-2023, equivalent to the addition of an average of 5,403 residents per year. The Chicago MSA's population growth differs from Illinois, which is projected'to have little or no change in population during this time. Population Trends population Compound Ann. %Chng 2'010 Census 2018 Estirn ate 2623 Projection 2010-2018 2018-2023 Chicago -Naperville -Elgin, IL fN-Wl (Metro) 9,461;105 9,504,650 9,531,666 0.1% 0.1% Illinois 12,830,,632 12,768,442 12,745,779 -0.1% 0.0% Source: Environics Analvtics Employment Total employment in the Chicago MSA is currently estimated at 4,683,800 jobs. Between year-end 2006 and the present, employment rose by 110,700 jobs, equivalent to a 2.4% increase over the entire period. There were gains in employment in ecght out of the past ten years despite the national economic downturn and slow recovery. The Chicago MSA's rate of employment growth over the last decade surpassed that of Illinois, which experienced an increase in employment of 0.9% or 53,600 jobs over this period. A comparison of unemployment rates is another way of gauging an area's economic health. Over the past decade, the Chicago MSA has had a 7.5% average unemployment rate, which is the same as the rate for Illinois. The two areas are performing similarly according to this measure. Recent data shows that the Chicago MSA unemployment rate is 4.1% in comparison to a 4.7% rate for Illinois, a positive sign that is consistent with the fact that the Chicago MSA has outperformed Illinois in the rate of job growth over the past two years. 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Economic Analysis Employment Trens Total Employment (Year End) Unemployment Rate (Ann. Avg.) Year Chicago MSA Change Illinois Change Chicago MSA Illinois 2006 4,573,100 6,000,000 4.2% 4.2% 2007 4,601,700 0.6% 6,034,200 0.6% 4.9% 5.0% 2008 4,480,100 -2.6% 5,897,800 -2.3% 6.1% 6.3% 2009 4,264,100 -4.8% 5,628,000 -4.6% 10.2% 10.2% 2010 4,302,400 0.9% 5,686,100 1.0% 10.6% 10.4% 2011 4,363,000 1.4% 5,745,800 1.0% 9.9% 9.7% 2012 4,440,700 1.8% 5,823,400 1.4% 9.1% . 9.0% 2013 4,513,200 1.6% 5,880,000 1.0% 9.1%, 9.1% 2014 4,583,400 1.6% 5,969,300 1.5% 7.1% 7.1% 2015 4,674,100 2.0% 6,052,600 1,4%: 5-,9% 6.0% 2016 4,683,800 0.2% 6,053,600 0.0% 5.8% , 5.9% Overall Change 2006-2016 110,700 2.4% 53,600 Avg Unemp. Rate 2006-2016 Unemployment Rate- December 2017 Source: Bureau of Labor Statistics and Economy.com. Employment figures are from the Current Population Survey (CPS). The figures are not seas onaIlyadju! 7.5% 7.5% 4.1% 4.7% Current Employment Survey(CES). Unemployment rates are Major employers in the Chicago MSA are shown in the followirig°table. 49 err. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Economic Analysis 13 Name Number of Employees 1 U.S. Government 42,887 2 Chicago Public Schools 27,406 3 City of Chicago 30,276 4 Cook County 21,795 5 Advocate Healthca re 18,308 6 University of Chicago 16,197 7 Northwestern Memorial Healthcare 15,317 8 State ofIlli nois 15,136 9 JP Morgan Chase & Co 14,158 10 United Continental Holdings, Inc. 14,000 11 Health Care Service Corp. 13,006 12 Walgreens Boots Alliance, Inc. 13,006 13 Presence Health 10,500 14 Abbott Laboratories 10,000 15 Northwestern University 9,708 16 Jewel -Osco 9,660 17 Chicago Transit Authority 9,510 18 University of Illinois at Chicago 9,212 19 American Airlines Group, Inc. 8,900 20 Rush University Medical Center 8;273 21 AT&T I nc. 8,000 22 Allstate Corp. 7,800 23 Wa I ma rt Stores, I nc. 7,700 24 EmploycoUSAlnc. 7,409 25 Aon PLC 7,335 Source: Crain's Chicago Business Date: January 18, 2017 The Chica Domestic Economic growth, as meas MSA than Illinois overall dL annual rate while Illinois h< MSA has recently perform( Illinois's GDP rose by 0.9%. 50 s annual changes in GDP, has been somewhat higher in the Chicago past eight years. The Chicago MSA has grown at a 1.4% average at a 1.2% rate. As the national economy improves, the Chicago rly to Illinois. GDP for the Chicago MSA rose by 0.9% in 2016 while The Chicago MSA has a per capita GDP of $59,810, which is 11% greater than Illinois's GDP of $54,091. This means that Chicago MSA industries and employers are adding relatively more value to the economy than their counterparts in Illinois. 'rr NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Economic Analysis Source: Bureau of Economic Analysis and Economy.com; data released Seiptember 2016. The release of state and local GDP data has a longer Iagtime than national data. The data represents inflation-adjusted "real"GDP stated, in 2009 dollars. Income, Education and Age The Chicago MSA has a higher level of household income than Illinois. Median household income for the Chicago MSA is $69,412, which is 8.3% greater than the corresponding figure for Illinois. ian Chicago -Naperville -Elgin, IL -IN -WI (Metro) $69,412 Illinois $64,068 Comparison of Chicago -Naperville -Elgin, IWNW „(Metro) to Illinois +8.3% Source: Environics Analvtics 51 Residents of the Chicago MSA have a higher level of educational attainment than those of Illinois. An estimated 86% of Chicago MSA residents are college graduates with four-year degrees, versus 33% of Illinois residents. People in the Chicago MSA are similar in age to their Illinois counterparts. The median age of both the Chicago MSA and Illinois is 38 years. 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u ($ Mil) ($ Mil) Year Chicago MSA %Change Illinois %Change 2009 516,764 638,032 2010 522,484 1.1% 645,983 1.2% 2011 529,860 1.4% 658,411 1.9% 2012 545,392 2.9% 671,493 2.0% 2013 543,676 -0.3% 669,261 -0.3% 2014 552,758 1.7% 679,343 1.5% 2015 563,789 2.0% 686,Q10 1.0% 2016 568,969 0.9% 692,453 0.9% Compound %Chg (2009-2016) 1.4% 1.2% GDP Per Capita 2016 $59,810 $54,091 Source: Bureau of Economic Analysis and Economy.com; data released Seiptember 2016. The release of state and local GDP data has a longer Iagtime than national data. The data represents inflation-adjusted "real"GDP stated, in 2009 dollars. Income, Education and Age The Chicago MSA has a higher level of household income than Illinois. Median household income for the Chicago MSA is $69,412, which is 8.3% greater than the corresponding figure for Illinois. ian Chicago -Naperville -Elgin, IL -IN -WI (Metro) $69,412 Illinois $64,068 Comparison of Chicago -Naperville -Elgin, IWNW „(Metro) to Illinois +8.3% Source: Environics Analvtics 51 Residents of the Chicago MSA have a higher level of educational attainment than those of Illinois. An estimated 86% of Chicago MSA residents are college graduates with four-year degrees, versus 33% of Illinois residents. People in the Chicago MSA are similar in age to their Illinois counterparts. The median age of both the Chicago MSA and Illinois is 38 years. 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Economic Analysis 80% 70% 60% % 40,% 30% 20% 10% Chicago-Naperville-Elgin,IL-IN- (Metrd)inois Percent College Graduate Source: Enviranics Ana lytics Conclusion The Chicago MSA economy will benefit from a income and education levels. The Chicago M& past decade, and it is reasonable to assume tV Moreover, the Chicago MSA gains strength frc the country and having both a higher rate of C Illinois overall. We anticipate that the Chicago strengthening the demand for real estate. Median Age Chicago -Naperville- flihois Elgin, 1-N-0 IMetro) stable to slightly gr( experienced growl aterhp,loyment groti m bein.e the third m 52 iing population base and higher in the number of jobs over the h will occur in the future. A populous metropolitan area in er level of GDP per capita than prove and employment will grow, NWC Main and Central Apartments (Proposed Construction) �0 Economic Analysis Demographic Trends — 2018 Statistics 53 In researching the demographics of the target market area, we have provided data from Environics Analytics for the demographics of the residents located within the one, three and five mile radii of the subject property. This includes information relating to the 2000 U.S. Census, 2018 estimates (based upon the 2010 census), and 2023 projections for the area. We fully recognize that while the demographics provide insights on the existing population, demand for the subject units will come from both the immediate market area and from outside this market area. Location Mop — Mt Prospect One, Three and Five Mile Radii Demographics A demographic profile of the surrounding area, including population, households, and income data, is presented in the following table. 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Economic Analysis 54 Source: Environics Ana lytics Aoshown above, the cu average household size trend ioprojected to co Chicago MSA, which is F e pulation in the area er the next five' year to grow slightly. ,496, which is highe :s within, a ' 3 -mile radius have a higher I while media,h owner'OCCU Died home vi Renter and Own In addition, we hav household segmeh owner households. idjus of the subject is 1278S2,and the iedlined since the 2010census, and this is is in contrasttothe population ofthe ian the household income for the Chicago ell 0ofeducational attainment than those ofthe eoare considerably higher r Household Demographics provided information from Ribbon Demographics which analyzes the individual NWC Main and Central Apartments (Proposed Construction) �0 Chicago - /can*wanerwne-ogi Na pervi I I e-Elgin, 2018 Estimates 1 -Mile Radius 3 -Mile Radius 5 -Mile Radius I L -IN -WI (Metro) Illinois Population 2010 16,431 129,0*8 303,437 9,461'105 12,830'632 Population 2018 16,181 zzTusz 304'332 9,504'650 12,768,442 Population 2023 16,045 127,157 304'298 9,531'666 12,74 5,779 Compound % Change zozo-2ozo -0.2% -0.1* oa* 0.1% -0.1% Compound % Change zoz8-zoz3 -0.2% -0.1* oa* 0.1% oa* Households 2010 6'350 sz'oe zo'000 3'*75'726 *'836'972 Households 2018 6,326 51,164 119,132 3,528,983 4,859,251 Households 2023 6,300 51,129 119,581 3,553,670 4,868,017 Median Household Income 2018 $91,947 $81,496 $75,278 $69,412 $64,068 Average Household Size 2.5 2.5 2.5 2J 2.6 Median Age 44 42 41 38 38 Median Owner Occupied Housing Value $325,991 $319,239 $293,56,6, $242,814 $196,422 Median Year Structure Built 1959 1969 1970 1969 1969 Avg. Travel Time to Work in Min. 34 32 32 35 32 Source: Environics Ana lytics Aoshown above, the cu average household size trend ioprojected to co Chicago MSA, which is F e pulation in the area er the next five' year to grow slightly. ,496, which is highe :s within, a ' 3 -mile radius have a higher I while media,h owner'OCCU Died home vi Renter and Own In addition, we hav household segmeh owner households. idjus of the subject is 1278S2,and the iedlined since the 2010census, and this is is in contrasttothe population ofthe ian the household income for the Chicago ell 0ofeducational attainment than those ofthe eoare considerably higher r Household Demographics provided information from Ribbon Demographics which analyzes the individual NWC Main and Central Apartments (Proposed Construction) �0 Economic Analysis 55 T 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Economic Analysis 56 Renter Household Demographics - 5 mile radius from Subject Property ribbon deMographics, ribbon deMographics w u, w . ribba inc latac cxi upw up 3, bb,.'n P do ka,com FK"I"A 2,2 Suinvi'viiairy Data Mount Prospect IL PMA HIS TA 2,2 Stirnmairy Data Mount Prospect, IL PMA 1W 8 AR r uhN -d Ir i, ,M h,,,)OIBAU,�qi,N Renter I Jouseholds Percent Renter Households A,ge 15 lo 54 Year Age 15 dar 94 Yews Year 20117 F,4101 fes Yrar 2018 F4 ii) n a fe,, 1 W� NI 585 71, ill 127 55 1101 '2's" 0 7'. (1, Vl,, kq'o 0,21"o 4.5%. 423 159 655 ill 295 1,262 Sl 0 l5"',, (11 7% WY: 09': 5,491. S20 ' ONk"OlOW 794 fl7 2711 121 .118 2,328 5141"4xo 2 2'. 1 2% 1,81 1, it 10.0% S.40(XV, 10,0W 980 1:19 qo M 178 2,750 1. 1%, 1 S" 2 2% 1'9% 2'0'o M$% $918 t Ali 242' 2,545 20% 10'. 2,11 10.9% "w51w,974;H1�R>11,rx14'F 1,7A4) 619 269 331 51' 2,535$50,*V OOPW I Z% P. 1,,- 02 10.9% MOON- 750 K), 882 51.46 675 9..591 1112 21!)68 V'0.00%.OW NII 15�6 2 IYI,. 2.0'. 0.6% M7% S750)101 IMOK) 1N19 1.975 777 162 2I5 .3,244 "d75JKO INIAX) 20. 1k 3 2.0'2 0.1-�`. 13M?. S941010i W2 596 397 207 2.110 210321, 51(10.41401250* 20. 26°'" 1 . (Y" . 8.7% S125,4Oi 239 3,18 302 60 80 -5125(R0 1541.0) 1 W. 1 5' 0.3". 4.4% $150.101 80 200 25.1 121 77 '735 5 %50'4Wm-24xI'76N) OIXI. 6^)"' td/"i 0.542 0.345 3.1% W 2U( Ub III iz 11912 S NO') 00), lz' L� L6 wx Oz-, Ir./ IOUI - - - - - - - - - - - - - - 7,636 - - - - - - - 5,856 - - - - - - - - - - 4,321 - - - - - - - - - - - 3,443 - - - - - -- 2,405 - 23,361 - - - - - - - - - 1,A] - - - - - 34,7% 25.1% - - - 18.51% - - - - - - - - - - - 1345.6 - - - - - 1110% - - - - - - - - - 100.0% - - - - - - - - ......................................................................................................................................................................... Renter Households, Percent Renter Households, Aged 55y Year' Aged 551 Ycarw Yea r i 0 18 1 �'ifm v a fe�; yenr2018 1,4imnlo, III vi-HISWI 51,1 102 "Wi 110 N J'AU MINMENIMEMEM 7, 1 OA% 11.'" 0, 412'6 0,2'6 8.41% SUPKI-X(M 1,567 412 I'll 27: N 2;064) "pa'W'VI-20,0#0 129% 344, (1 Po 4135. 0124- 17.0% 57(0'04,xI-33SXKI I'l NR 1117 67 43 I'IZ6 LI0,4KXI-3Q,0KI 41,60% 34% 415% 413'6 O"P. 14ti2% S33'0KI-41SXKI 780 29 3 63 57 57 1,209 S30,Mki 6,504 20"6 (1 1% 41,5'6 0,5'- 9.9% SIMPKI-S(SIM (0 5 325 99 71 31 1,211 $40A9W-10,01,xI 1,7% 2 74„ 41 7% 4'6"6 0""'. 9.9% 554'04,xi; 5 8, 264 39 aNP 783 554 AXI ZIP- 22% 41 7% 413'6 0""'. 6.4% 9C0KI-75SXKI 451 "101 12 1415 401 1,012 WAXI-71,0KI 3,7% 2 54„, 41 To ('9'6. 0""'. 8.3% 575.441141-941(141(81 11137 .369 241(1 42 116 1,094 $75�0,1- I KIPKI 3,14%6 30% 1W56 413'6 O"P. 9.0% q (K,,,(K,10- 125 (XV 219 157 79 121 IN 6017 sloomo- 125'wxI I's.. 13% 416, o 413'6. UP. 5.046 5925,4K,'41 -1541,1X#' 176 '2N 32 711 111 46o 51.x"15$01 -1540,1147x1 I 146 I )'P, o (I Po 4'6"6 O"P. 4.6% q 51,4W14)-2KO184 ,, 225 91 16, N 5 376 $t 50 (KK,1-2K,0KI 1, 8. 41746 kz'o 412'6. O'S'. 3.146 VMAi Z2 I Ull) K '12 L71 U8 �ZW,(KKP _I,L%, L.V-9 =_v Lt ZI-2 4„211 lotal ------------- 7,235 ------------------- 3M47 848 554 An 12,193 RAW --------------------------------------------------------------- 59.3% 2510% 7.1% 4.5% 4.0% 00.0% Renter I louseholds Percent Renter I fouscholds AH Age Grotys All Age Grouris Ycar 2018 F'4hnaifes Yea r 2018 Est h ia a tes WNJJX* 1,446 275 ' 134i '147, 75 2,0791 "s') -141,1M I) K"'� II l., 0.4% 112"o 5.8% m.1i(X0'2o'(X* 9„'19N') 767 l ``" �"Jisl 235 3,331 SJO.fli 5.6% 22% 11 55:,, 0.4% 17, 7" & 9,4% S20.1i6N,ki 1.062 934 3ff '156 :Y61 4,054 $20.4i 55% 2 fO,i I V', 1 3'. Hy'& 114% UAKOW, Vi 1,761) 582 5M 14)5 5.115 3,95'1 1010.4i 511'o I iv' 10", 1'1% 1.5'"„ S110004,11K), 9593 5511 '313 5314 3,756 SIO'fli 15% 22"'," 1, 0' 09"o 1,5% 1016% S5000(0m* 9588 911 351 370 W, 3,318 5150'1i 11,5110 24"""A 10 9 47"o 03% 9.3'"16 W1.1110 75.10 9.333 1.1 787 51d 182 3,986 SeOfli 3,7% 3.9'4/ 2 2 1,6". 0'". 11.2% $ 75.(X)O,, I ( Yl,(XIO 1,041') 1.,5917 9377 101 N" 4,3.38 S75001010101 2,9% 44'. 7'T% 1'1% 67.'755, 11M $I4W).MO,,125r(WIi 521 '753 " M 2.110 350 2,639' S� 2s.0(XI 1.3% 2 �% 'Y I ") 0, 7' o 111% 7.4% M25,M4,14010 415, 582 ]34 12 1„8164 8 25 RX, %J01 t.2'. 16% 49N 0.4% 01% 4.5% S I SOOONX1010 W, 291 2'71;9 151 82 1,111 81 50,WO,200101 0,9% 0 K% 4 8") 0.4% 0�2% 3.1% $2019WW, LEI :U2 ,I;SR ILQ U LOD $24N7 (14N1..' 1:7 O Lv2JUI!J ILI-, o 9=9 I'M lotall 14,871 8'9133 5,1'6'9 3,697 2,894 355'54 1 11 h4all 41.SIN2510% 14.6% 10.4"?. 81.1% 100.0% NWC Main and Central Apartments (Proposed Construction) �0 Economic Analysis Owner Household Demographics - 5 mile radius from Subject Property ribbon dehiographics ribbon deMographics w w v1,4 i Waondaft'txarn vpww 1bbu1 odrxba com HIS TA, �2,2 Sunimavy Duh -,x Mount Prospect, 11. PMA I HS V 2,2 Suii-wriaiy Data Mount Prospect, IL PMA Owner Households Percent Ow ner I louseholds, Agv 15 to 54 Wars Age, 15 W 54 Yeao� Tr ar 2018 b4h)r0r,,� Year.'018 I'Mhvjate, 4mwo'-'ojxxj 206 1114 79 M K 605 420.1N10130411xJ Wr 12,4' 24wl 227 2.115 1,162 430.(X)O, WAXi 419 392 153 260 21)3 1,747 3111189k56 Vgt 634 ':9" 447 $18 2,0171, 234227 5511('.991-(11 0t t W 18114 429 397 109 2,190 4tA1.W0,75AW K9 902 976 80 X191 4,067 S75.1 X)� ]WAXi P014 tk.,'s 1. 46t L6t 2 9i�s 6,772,: MOOAX)� 125AX7 393 1,240 1. @ k' L95 t 2413 6,031 5,003 KXV 9'41 %3 t-572 Ll6 4,791, S t 5 1941 p 30'1 1r261 1'921t V.993 6,161 Ok W) a. 22 LOL 1162� 22�-1 i22 6,95'4 1 aud ------------------------------------------------ 5,280 8,435 9,41198 1 1,7W1 95039 - --------- 43,562 ....................................................................................................................................................................... III(P) Owner Household's 10 4,0911,- s.!QpCWw M, 1 AFed 5 't vas LrA dA l.,k L L, "28 Tot Year 2018 VAhmHes 24,143 7,548 3X8 SO- t (IM01 d11,4 4112 129 46 t 1,772 10 ("(0- 2 0) 2,604 912 20", *1� W'; 4,007 8N' ($0300%) 3,1 5 (141 '111 90 114 5,7142 $30J9O WSW 2,0171, 2307 326 t W 92 4,931 5vi (X0500x) 1,863 L'Al "0 t W 57 4,304 8541 (X060,M) 1,281) P014 778 M 69 3,585 VAJ 1W0750,XJ 1,584 2,.389 763 229 38 5,003 S75,01W7-W,(X9) 1,$45 3'821 101R, 506 305 7,245 31()()(0(91-1211X81 I, tai 3,,763, W12 9,14 179- 5,S0 Xt 2 IAX)- I 50AX) 6%) 1,859 7411 310 15t 3,714 q 'vd L9511 III(P) 57x1 10 4,0911,- s.!QpCWw M, 1 i40 LrA dA l.,k L L, "28 Tot 17,796 24,143 7,548 3X8 11402 54,167 Owner I louseholds All Age Grou [)s Yow r 2 0 18 14 m v a 1c�, V)- l 0, 0) Q ZOO IS 1lrl;3 2,40 10 ("(0- 2 0) 2,604 912 20", *1� W'; 4,007 Q4 ("(0- W'W'N) 3,5%t V.776 5W, 'S'()7 20 6,10.1 ' 31h 2,6,15 2'&N 679 ;70 385 6,678 S,10 2,197 2'N's 8147 6618 54 It 6,731 $Mt 1 7(vl 1081 778 577 177 9,3% $(At 014,,0-'7849,111 24 13 3,291 V,'33" l W8 121) 9,070 V5.0W-14P11A711 2.62 t �..J 5') 2.1211 2.1 1 8 L21A0 14,017 M4).OW-125AX) 1.A99 4,(X13 2.118 2.185 L 442. '1.1„576, Xt 2 IAX)- I 50AX) 719 2,790 1.707 1.982 1367 8,505 fl0% 6(XI 3,257 13141 2244 U V2 10,259 11.4% M, 1 iI LM i1ti, 2,136 1.2 1262 [ otal 23,076 32,578 16.5'6414,868 10,441 97,729 57 I 4al 12A1" 19A% 20.768, It).7%k 100.011111 Percent Owner Housdiolds, Ay,,,vd 9 5 1 't vas Year 2018 FsfinuHe, "Wivow 16.1 ,14, o 0 -IN (13",, 41291, 1.4% 3.3% 1) 1"o 0 SN (Ooo 4) tiwi, 2.7'5"0 WON 6.3% v'. 0 FN RAW,, 0,7N 4.0% "30 (NA) 5 -10,0(* 2,8% 1.9N" Q'T' 0 T8i, 0.2% (J.2% 9.1% 814JIX0500X) 3.40. 3 50%, 0 71?o 0.2% *,R1,4V0 75AW L19". 4,541IX0600X1 2-2% 101',, 6.1% 9,3% ,S 75,1W141A110AW 2.5% 3 PAV� 34% 3,7% ,33'35, 15'5% W.�Xml- 12 5AW 417"8 2 W o g,7% 4,5% 2.9% 133% S 25 9641004 N P 2 1'. ^;-,2. Vy 16% 1.31 11,0% $0,0 K1'-XW#X) P 3(Y. 2,04 1186 3,79,1 14.1% fl0% 'Lou, 5)'(90-200OX1 1-�j' LEI Z1X45 9.,' I 4al 12A1" 19A% 20.768, It).7%k 100.011111 Percent Owner Housdiolds, Ay,,,vd 9 5 1 't vas Year 2018 FsfinuHe, "Wivow 09"' 10" CQN O'P WIN 3.3% 0 "'p " 4,1", Q:N CQN 6.P WON 6.3% - 0 5% Q, 3' 41 Y' 6.6%, "30 (NA) 5 -10,0(* 2,8% 1.9N" Q'T' 0 T8i, 0.2% (J.2% 9.1% 814JIX0500X) 3.40. 3 50%, 0 71?o 0.2% (J.] Io 7.9% 4,541IX0600X1 2.40%, 31'!%, 02% 0.3% (J.] Io 6.6% VAJ-(X075,(XXJ 2.1)1. t 40. 1 Plo 0.4'"o (J. I "n 9.2:% 75OX1tl00,M) 2.17"1. 71%, 24Y1o 0.910 (J.6% 13.4% U". 2'v" 5141, 1.31 10 fl0% 10.2% 14'#1 0 46.1X81 V.11" 3441, 4% 0'1N fl0% 6.9% 5)'(90-200OX1 119", 31141, Z1X45 0'1N 11.4% 7.6% 0KItOW" t 1"11,. 4 6% 7A' 12-5%1 11.7`$7 T"Aal 32.9% 44.6% 3,011. IWO?. Percen I Owner Households All Age Grottp.,I Yeap'2018 b4imah';; 4,Aal 21.6% 33»5"1,1, 17.67"18 15,2% 10,94 $00$011Po NWC Main and Central Apartments (Proposed Construction) �0 (1,6". 0 2ra Qtl� 01N 2.5%, 0 "'p " 0 2N Q:N 4I I," 4.M 424k 101" - 0 5% Q, 3' 41 Y' 6.6%, "30 (NA) 5 -10,0(* 2,8% 0 7% Q'T' 0,1111, 1i.8%, $141NJO-50081 ^0" 1z"' 0 ,V'„ 0'7% 0,6% 6.9%, $R1v(NJ0-60#,X1 tS% 2 N 6.S' 0,6% 0,6% 5,9%, 5 x1491(1-'031181 2, P,, 344 1.8% 1, t I & 0's% 9.3%, 575,000, ONO), 2,76 5 613 2 V 2 2% 1 3" 143% t WOW, 25A XI, L`d 6 U". 2 2N 25% 1 598, 11..859, $ E5'NDII.B 50AX), 00" 2911 1..7"44, 1°'W", P" 8.7%, S t 50SMU-2000V OP,, 3 3, Q 74% 23% 19% 10' % '0W'4K10' Wkls. 3 6% 3-0, 3 2916 2'. 12-5%1 4,Aal 21.6% 33»5"1,1, 17.67"18 15,2% 10,94 $00$011Po NWC Main and Central Apartments (Proposed Construction) �0 Economic Analysis 58 There is a large component of small households in the area, which is the target market for multi- family housing. According to Ribbon Demographics, single person households comprise about 42% of the renter households and 23.6% of the owner households within a five mile radius of the subject property, with two person households comprising another 25% of the renter households and 33% of the owner households within the five mile radius. Thus, the one and two person households comprise 67% of the renter households and 57% of the owner households in this market area. According to the Ribbon Demographics statistics, one and two person renter households with incomes over $50,000 total 11,690 households, or approximately 33% of all renter households. One and two person owner households with incomes over $50,000 total 34,920 households, or approximately 36% of all owner households. As already discussed, the subject property will draw prospective renters from an area that is much wider than these geographic boundaries. Additional renter demand will be generated from persons from outside the area due to job relocations or other reasons. Qualifying Income Our recommendations for the subject units result in a with the minimum income to qualify, utilizing'a,0%t, $2,000 Studio 1BR Monthly Rent $11,850 $1,600 12 months 12 12 Annual Rent $16,200 $19,200 Rent/Income Ratio 30% 30% Minimum Income $54,000 $64,000 studio 1BR Monthly Rent $1,350 $1,600 12 months 112 12 Annual Rent $16,200 $19,200 Rent/Income Ratio 35% 35% Minimum Income $46;286 $54,857 =rage monthly rents as shown below, along 35% rent/income ratio: 2BR 3BR $2,000 $2,400 121, 12 $24,000 $28,800 30% 30% $80,000 $96,000 2BR 3BR $2,000 $2,400 12 12 $24,000 $28,800 35% 35% $68,571 $82,286 Residents living within a five -mile radius of the subject property have a median household income of $75,278. With 11,690 one and two person renter households within the subject's market area with income over $50,000 as a primary target market along with 34,920 one and two person owner households with $50,000+ incomes who may wish to downsize into rental apartments, the subject property will have a large pool of income -qualified residents within a five mile ring who may wish to move to the subject property. With 86 units, the subject property would need to capture a very small share of this target market. In reality, the property will be drawing from a larger radius than quoted herein, which would reduce the required capture rate even further. 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Rental Competition Survey 59 Existing Competition The existing rental apartment buildings in Mount Prospect are not located in the Downtown area. Rather, they tend to be situated in the southern end of the community and consist primarily of 1970's construction. The following is a sampling of these developments: Name Address City Units Ayg5F Quality Built Quoted Net Rent PSF Rent PSF Occup The Residences of 1450 1450 South Busse Road Mount Prospect 222 792 C 1965 $1.40 $1.40 94.6% The Residences at 1550 1550 West Dempster Street Mount Prospect 509 956 C 1966 $1.27 $1.27 97.4% The Colony 475 Enterprise Drive Mount Prospect 783 715 C 1973 $1.64 $1.64 96.0% Huntington Square 1300 South EI mhurst Road Mount Prospect = 324 867 C' 1975 $1.52 $1.52 96.9% Forest Cove 1706 Forest Cove Drive Mount Prospect 300 832 C 1975 $1.55 $1.55 91.3% Park Grove 1821 West Golf Road Mount Prospect 512 926 C 1978 $1.39 $1.39 95.9% During the late 1990s and early 2000s, there was extensive condominium development which took place in Downtown Mount Prospect. o Clock Tower is a 3 -building development constructed between 1996 and 1999 between Pine Street and Wille Street extending from Central to Northwest Highway. o Village Centre was developed between 2002 and 2004. There, are 205 units within 3 - buildings located between` Wille and Main, south of'Central. This development is immediately south of the subject site at the southwest corner of Main and Central. o The Lofts at Village Centre and The Emerson at Village Centre were developed in 2002 and 2007, respectively but recently combined associations. There are a total of 87 units in these two buildings. The Lofts at Village Centre is located between Main and Emerson along Northwest Highway. The Emerson is located at the southwest corner of Emerson and Busse. Both buildings include retail along the first floor. Brokers active in the downtown Mount Prospect market have reported very good demand for these condominiums. The proximity to the Metra train station as well as the school district was reported to be primary demand drivers. Brokers report a mix of demographics including younger suburban commuters along with empty nesters. These buyers tend to have ties to the community having raised their children there or growing up there and coming back to the community to be close to family. Clock Tower does not allow rental units while the remaining buildings restrict the number of rentals. Reportedly, many of the buildings have wait lists to rent units. 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Rental Competition Survey As already noted, there has been no new rental development in Mount Prospect for approximately 30 years. There is one building under construction a couple blocks south of the subject called 20 West Apartments at Northwest Highway, Busse and Wille Street. There is a gap in housing from the older product to the current product that is desired among Class A renters. There is some rental activity in the condominiums in downtown Mount Prospect but not a large amount. As previously stated, Clock Tower condominiums do not permit rentals while Village Center, The Emerson at Village Centre and The Lofts at Village Centre permit a limited number of rentals. The following summarizes the recent rentals of individually owned condominium units (15 years or age or less) in downtown Mount Prospect, according to MRED, LLC (the local multiple listing service): Rented Condos in Downtown Mount Prospect over last 12 months Building Address Unit# Beds Baths RP/RNP SF PSF Rented Date Vil lage Center 11 S Wille 705 2 2 $1,800 1500 $1.20 12/27/2017 VillageCenter 11 S Wille 501 2 2 $1,900 1600 $1.19 2/7/2018 The Emerson 100 S Emerson 410 2 IA $1,700 1242 $1:37 10/1/2018 There is some rental activity in the condominiums in downtown Mount Prospect but not a large amount. There have only been 3 rentals in the last 12 months which were reported in MRED LLC. However, the condo rental market is a disorganized market. Some of these owners may not use a broker to rent the unit. And the rental rates rhay not be maximized like they typically are in a traditional rental building. These units generally; have iriferior finishes which are inferior to new construction since these buildings were completed over the last ten to 15 years. Due to the lack of new construction, large-scale rental apartment buildings in downtown Mount Prospect, the competition for the subject units will be located in a broader market area and therefore our market survey includes 16 properties with nearly 3,600 units. As a new construction development, the subject buildings will be competing with other properties which were built within the past several years and which are located in surrounding communities along with older properties in its immediate area. Of particular importance are apartment buildings located in suburban downtowns; however, with the limited number of such projects, we have also included developments in non -suburban downtown locations. The buildings in the competitive survey are currently reporting rents ranging from $1.51 to $2.49 PSF with average unit sizes ranging from 849 to 1,397 SF. Parking prices are ranging from $60 to $175 per month. The following is a summary of this survey data followed by a discussion of the buildings which comprise the competition for the subject property. 'rr. NWC Main and Central Apartments (Proposed Construction) �ouuuuuuuuuuui„u Rental Competition Survey 61 Apartment Competition Survey — By Unit Type Unit Type No. Units % Avg SF Studio 199 6% 608 IBR 1,668 46% 793 1BR+Den 222 6% 946 2BR 1,252 35% 1,192 2BR+Den 117 3% 1,402 3BR 130 4% 1,738 Total 3,588 100% 986 $2.75 Avg Quoted Rent Per Unit $1,466 $1,800 $1,999 $2,412 $2,799 Avg Quoted Rent PSF $2.41 $2.27 $2.:11 $2.02 $2.00 Avg Net Effective Rent Per Unit Avg INet 11:::..ffec iv 11:1 int IPSIF . Avg Unit SIF $2.51 $2.2 $2.00 m.w $1.75 $1.51 fur $1,427 $1,722 $1,951 $2,285 $2,531 $3,000 $1,989 700 800 900 1,000 1_100 1,200 1,300 1,400 1,500 Avg Net Effective Rent PSF $2.35 $2.17 $2.06 $1.92 $1.81 $1.73 $2.02 One Arlington, Dunton Tower and Hancock Square are located in Arlington Heights. Dunton Tower and Hancock Square are located within downtown Arlington Heights. These comparables were included due to theirdowntown locations but both buildings are older although the units have been updated. Both of these properties are within walking distance of the Metra station as well as shops and restaurants. The units have been updated with granite and some wood -look flooring in the kitchens but Dunton Tower lacks in -unit washers and dryers which are now standard in new construction projects. Both properties are high-rise elevator buildings. While these properties have updated finishes, they are not new construction and therefore are not able to command the new construction rent premiums. Also in downtown Arlington Heights is Parkview, a small rental building which was recently constructed and leased up. Its total unit count was only 45 units including an affordable component. One Arlington is located next to the Arlington International Racecourse and just east of Route 53. It is northwest of the downtown area and part of the Arlington Downs master planned development. The 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Rental Competition Survey 62 property was originally built as a hotel in 1969 and had been vacant since 2009. The conversion of the hotel building was completed in 2014 and the former water slide park is now being renovated into First Ascent/Funtopia, a climbing wall/fitness/entertainment complex. As a future phase, there will be retail, hotel, restaurants, and additional multifamily units developed on adjoining sites. The location is within walking distance to a Metra station but not within the downtown area. The finishes are consistent with the Class A new construction rental product. This 12 -story building offers excellent views and extensive amenities including a roof top sundeck, clubroom, fitness center, along with other amenities such as a golf driving range. North680 is the newest addition to the rental market in Schaumburg; 'This development began delivering units in 2017 and is stabilized. It has a suburban location on Algonquin Road, west of Route 53. Thus, it lacks the suburban downtown location which the subject property offers. Des Plaines has two existing rental apartment buildings located in its downtown area which could be alternatives to the subject property. Kingston Pointe and River 595 were originally designed and constructed as condominium buildings but delivered in the recession and were converted to rental utilization. Both buildings have superior locations in more established downtowns with walking distance to shops, restaurants and a Metra Station. The unit n toward larger units since the buildings were originally planned sizes result in rents on a per square foot basis at the lower end finishes are typical of new construction alternatives in the mar at Kingston Pointe and reflective of the smaller building size at sizes but superior location, we expected rents at these project! per square foot basis. x at both of these building is geared o be condominiums. These larger unit of the comparable data set. The et but the amenity package is limited liver 595. With the larger average unit to be below the subject property on a Buckingham Place is the newest addition to the Des Plaines market. Situated on Northwest Highway close to a mile outside of the downtown area, this 267 -unit property began offering occupancy in mid- August, with construction still underway. It is a wrap -style elevator property offering amenities similar to other large new properties in the market. Its location is within walking distance of a secondary Metra station in Des Plaines but its lacks the subject property's proximity to downtown -type retail and restaurant amenities. Its rent levels fall below what would be indicated for the subject property. There are four developments located in Glenview which were included in the survey. Three of these developments were built within the last couple years. Of these properties, only Midtown Square is located in walking distance to both the Metra and downtown retail and restaurants; this is reflected in its rent levels which surpass its Glenview competition on a rent per square foot basis. The Reserve is adjacent to the Golf Metra station and a Mariano's anchored shopping center but lacks the walkable downtown location that many renters now desire. Tapestry is situated in a retail center also anchored by Mariano's, overlooking 1-294 at the four-way interchange with Willow Road. This location lacks a suburban ambience but provides excellent auto access to the metropolitan area. These buildings are larger in size allowing and requiring more amenities such as swimming pools. Given the superior locations of these projects, rent levels are expected to be above rents in Mount Prospect. Aloft at Glen Town Center is part of the larger planned development known as The Glen Town Center. The location is within walking proximity to many retail and restaurants amenities but is a longer 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Rental Competition Survey 63 "hike" to the Glen/North Glenview Metra station. Completed in 2004, Aloft lacks the newest design features seen in the newer buildings. Park 205 has an excellent location in downtown Park Ridge adjacent to a Whole Foods and within walking distance of the Metra station. With only 115 units, Park 205 offers a swimming pool, club room and fitness center and has been able to generate strong rents. With its downtown location, proximity to Metra, and lack of comparable competing units in its downtown area, Park 205 is generating rents at the top end of the survey properties. The location is superior to the subject and rent levels would be higher than achievable for Mount Prospect. Northgate Crossing is located in Wheeling, just north of Dundee Road. It is a heavily car dependent, suburban location. While it is within walking distance of a Metra, station, the Metra service to this station is not as frequent as at the Mount Prospect station. This development includes several buildings with garages built into the first floor. Some of the units include attached garages while others require tenants to exit the unit in order to access the garage. This provides for private garages but can be less desirable if a tenant has to walk outside to access the garage. The amenities are located in a separate clubhouse rather than attached to the building. Give the location in Wheeling and the inferior building design, the rents are considered to fall below what would be achievable at the subject. The Residences at Hamilton Lakes in Itasca was also included at the southern edge of the survey. Unlike the subject property, it is located in an office park rather than a suburban downtown and would likely not provide primary competition. Two other 2018 deliveries to the market were also included in the survey t4 reflect the current development trends in the area. Deer Park Crossing is a 236 unit development'in Deer Park, a Lake County community to the north. In general, its unit sizes are larger and its average unit size is skewed upward by its significant townhouse component. While not in a suburban downtown, it is situated within a larger planned mixed-use development which includes extensive retail and restaurant amenities. However, as a non -downtown location, it lacks subject's walkability and Metra proximity. 444 Social in Lincolnshire also is engaged in lease -up, with occupancy starting in the fall. This property also has proximity to other retail/restaurant amenities but lacks the walkability and Metra proximity of the subject location. Future Com Although the Northwest Cook submarket has had very few new deliveries in the past 20 years, developers have become increasingly interested in this submarket. At the present time, there are four projects under construction'ranging from a 73 unit development in downtown Mount Prospect to 301 units which are being developed in a mixed use development in Wheeling. In addition, there are 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Rental Competition Survey 64 numerous projects which are being proposed but which have not yet broken ground. Thus, the timing and actual construction of these other proposed deals is still uncertain. PUNNRA10 further south and closer to the downtown amenities is superior to the su 20 West Apartments is a 73 unit luxury apartment building under construction at Northwest Highway, Busse and Wille in downtown Mount Prospect being developed by. Nicholas Associates. Given the location of this building and timing, it will provide primary competition to the subject development. The location Also in downtown Mount Prospect, Nicholas Associates is proposing a 300 -unit, 10,000 SF retail development at Maple, Lincoln and Prospect. The development is planned to include townhomes along Maple and Lincoln, apartments in a mid -rise building along Prospect and retail at the southeast corner of Prospect and Maple. A neighborhood meeting was scheduled for mid-September 2018. To summarize, these are the projects which are being proposed or currently under construction in the Northwest Cook submarket: r Construction / Planni © 2018 Integra Realty Resources -Chicago Status Units neApts/Wheeling Town Center"' Cook NW Wheeling Lynmark/Urban R2 Construction 301 ptown 500/S01W Dundee CookNW Wheeling DAC/Atlas Planning 321 uckingham Place/Littelfuse site/800 E NW Hwy CookNW. Des Plaines Dearborn -Buckingham Construction 270 m's Bowl site/1555-65 Ellinwood Cook NW.. Des Plaines Opus/Berskshire Construction 113 ovington Lexington Woods/Golf & E River Rd Cook NW.. Des Plaines Lexington Construction 236 Ilinwood Apts/SEC Elllnwood & Graceland Cook NW Des Plaines Bayview-Compasspoint Planning 212 OWest/20 W Northwest Hwy Cook NW Mt Prospect Nicholas & Assoc Construction 73 laple St Lofts/215-225 E Prospects.. Cook NW Mt Prospect Nicholas & Assoc Planning 300 eridian/Motorola site Cook NW Schaumburg UrbanStreet Planning TBD lum Farms/NWC Rts 59 & 72 Cook NW Hoffman Estates latarola Planning 253 T&T Campus/Hoffman Estates Cook NW Hoffman Estates Somerset Planning 379 WC Lake & Church -Cook NW Hanover Park Monroe Residential Planning 131 ickory Apartments, NWC Hickory& Kensington.. Cook NW Arlington Heights Neri Planning 76 rlington Downs - multiple phases Cook NW Arlington Heights Springbank/Trandel Planning 263 rlington Downs - multiple phases Cook NW Arlington Heights Springbank/Trandel Planning 360 orthwest Hwv & Walnut Cook NW Arlineton Heiehts Brian Properties Plannine 106 There are 723 units currently under construction in the Northwest Cook County market according to the table shown above with an additional 2,671 units in the planning stages. While not all these developments will get built it is expected that a large number of them will. In Mount Prospect alone, a total of 373 units are under construction or in the planning stages in addition to the 86 units proposed at the subject. The timing and delivery of many of these buildings will overlap with delivery of the subject units. With many of these buildings delivering around the same time there will be increased 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Rental Competition Survey competition resulting in a potential increase in concessions during lease -up as the buildings fight for tenants. Market Survey Details 65 On the following pages is a summary of the market survey along with the individual project summary sheets for each development currently offering rental apartment alternatives to the subject property. 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Rental Competition Survey Rental Competition Summary and Details Apartment Competition Map DeLorme StreetAtlas USA@ 21612 Deer crossing I. ' IPJorthgate crossing + _...... _._....... "'�. E 1PPa .�»C.d...., [au to D- E CL—WaEE• Ru 4UN1eeIm P 8t W � r t Tapestry GlenvuaNn Rrorthh—k Y'o f 4 p� Paratin one Arlington 1`r Aloft at the Glen Town center NVorthBSD Hancock Square at Ren unrnttn`6v arlingtan Station t I,. Ia sae",. -Jtdin � �, futrrltawrn Square �Rollmg AAo auvs � Dunton Towwer Buckingham IPlace , ... MirouhL Golf HE GGcl'Esotates l� Wa" 4',..cE Gohr,rcmaN.CISUFC.l, ... � 2.�� ° ' a� a H ,1 a t^rka otrrrcuan Riwer 59b ea Reserve at Glenview/ �f *Skakia ii es Schanambwrg � .. , Kingston Polaurnte Rules ' � .•,--.- r �.Paik�Ridge a t I s k Lincolnwaatl., _ Elk drove Village z i .. EcR a xauF EMM _ _ Yt Park 2U5 Rasell�e a ..... Residences at (Hamilton (Lakes..:"yt;:- In� i �Metlmah - ''" N { Q Ha rwoatl HCIghC$ ytt°, 1 "& Atltlisan k ,� rznklin Pa Yk II.... RiverGrowe G4an. � � amad�Pai x Elm tlale Heights Igo ' E NO 11 'v'E SCane.R axk eIYOSe 1IP2fk NORTH F1V„E HAVE... E.µp0.TH"�V'E ir�YilYla Park��'.Elmihurst �Berkel �r�`"^•,+�+.�,..��, �I � RI �4a est Y� kPark 1 , .._.. Lnwmnard Rellavoatl p9oad ForestPark fl G,le�n Otyn Hill � I J� Data use subject to license. }6REE"%6doolMi 0 DeLorme.. DeLormeStreet Atlas IJSA02012. D 1 2 3 4 5 wwwdelorme. com MIN (4 0- VV) Data Zoom 10.2 66 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuuu111 Vernon Hills A "1V I � t acral �... ke auncn tla kE ZGfdICR a .. c ��—F Llnco Inshne �� I� ..�� „ Lan gGrave r 6� Deer crossing I. ' IPJorthgate crossing + _...... _._....... "'�. E 1PPa .�»C.d...., [au to D- E CL—WaEE• Ru 4UN1eeIm P 8t W � r t Tapestry GlenvuaNn Rrorthh—k Y'o f 4 p� Paratin one Arlington 1`r Aloft at the Glen Town center NVorthBSD Hancock Square at Ren unrnttn`6v arlingtan Station t I,. Ia sae",. -Jtdin � �, futrrltawrn Square �Rollmg AAo auvs � Dunton Towwer Buckingham IPlace , ... MirouhL Golf HE GGcl'Esotates l� Wa" 4',..cE Gohr,rcmaN.CISUFC.l, ... � 2.�� ° ' a� a H ,1 a t^rka otrrrcuan Riwer 59b ea Reserve at Glenview/ �f *Skakia ii es Schanambwrg � .. , Kingston Polaurnte Rules ' � .•,--.- r �.Paik�Ridge a t I s k Lincolnwaatl., _ Elk drove Village z i .. EcR a xauF EMM _ _ Yt Park 2U5 Rasell�e a ..... Residences at (Hamilton (Lakes..:"yt;:- In� i �Metlmah - ''" N { Q Ha rwoatl HCIghC$ ytt°, 1 "& Atltlisan k ,� rznklin Pa Yk II.... RiverGrowe G4an. � � amad�Pai x Elm tlale Heights Igo ' E NO 11 'v'E SCane.R axk eIYOSe 1IP2fk NORTH F1V„E HAVE... E.µp0.TH"�V'E ir�YilYla Park��'.Elmihurst �Berkel �r�`"^•,+�+.�,..��, �I � RI �4a est Y� kPark 1 , .._.. Lnwmnard Rellavoatl p9oad ForestPark fl G,le�n Otyn Hill � I J� Data use subject to license. }6REE"%6doolMi 0 DeLorme.. DeLormeStreet Atlas IJSA02012. D 1 2 3 4 5 wwwdelorme. com MIN (4 0- VV) Data Zoom 10.2 66 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuuu111 Rental Competition Survey Apartment Rental Competition Overview Name Address Suburb Total Class Units Subject NWC Main & Central Mount Prospect 86 A One Arlington 3400 W. Stonegate Blvd Arlington Heights 214 A Dunton Tower 55 South Vail Arlington Heights 216 B Hancock Square 200 North Arlington Hts Rd Arlington Heights 409 B North680 680 E. Algonquin Rd. Schaumburg 180 A Buckingham Place 750 E. Northwest Hwy Des Plaines '>.267 A River 595 595 S. River Rd Des Plaines 60-- A Kingston Pointe 1646 River St Des Plaines 144 A Tapestry Glenview 2550 Waterview Dr Glenview 894 290 A Aloft at Glen Town Center 1991 Tower Drive Gle i iew 181 A Midtown Square 998 Church St Glenview 138 A Reserve at Glenview 195 N. Waukegan Rd Glenview 239 A Northgate Crossing 250 Northgate Pkwy Wheeling 300 A Park 205 205 W. Touhy Park R-idge 115 A The Res. At Hamilton Lakes 1133 N. Arlington,HeightsItasca - $100 297 A 444 Social 444 Parkway Drive Lincolnshire 302 "A Deer Park Crossing 21599 W. Field Ct. Deer Park 236 A Total $2.05 $1.88 3.588 NWC Main and Central Apartments (Proposed Construction) © 2018 Integra Realty Resources- Chicago, All Rights Reserved Date Built Avg Size (SF) Quoted Rent PSF Net Rent PSF Garage Fee Occup. oposed 845' 2014 936 $2,08 $2.08 $75 93.9% 1986 902 $1.92 $1.92 $75 98.1% 1988 849 $2.34 $2.34 $75 96.3% 2017 894 $2.21 $2.21 $75 - $120 87.8% 2018 961 $1.94 $1.84 $75 In lease up 2011 1,397 $1.63 $1.51 $100 93.3% 2009 1;203 $1.79 $1.79 $50 - $100 91.7% 2014 887 $2.18 $2.09 $60 99.0% 2004 1,141 $2.05 $1.88 $75 - $125 89.5% 2014 -, 920 $2.40 $2.25 $135 94.9% 2015 1,013 $2.28 $2.19 $75 - $125 89.5% 2016 969 $1.83 $1.62 $145 - $175 87.7% 2015 975 $2.49 $2.49 $125 - $200 96.5% 2015 934 $2.24 $2.21 $125 In lease up 2018 953 $2.42 $2.12 $75 - $150 In lease up 2018 1,350 $1.98 $1.70 $150 In lease up 67 Rental Competition Survey 68 Apartment Rental Competition Unit Mix (Number of Units & Percentage) © 2018 Integra Realty Resources- Chicago, All Rights Reserved Studio 11311 1BR+Den 21311 2BR+Den 3BR Total Avg Size Name Suburb Units (SF) Units % Units % Units % Units % Units % Units % Subject Mount Prospect 86 845 13 15% 43 50% 26 30% 4 5% One Arlington Arlington Heights 214 936 51 24% 113 53% 50 23% Dunton Tower Arlington Heights 216 902 27 12% 108- 50%- 81 38% Hancock Square Arlington Heights 409 849 30 7% 143 35% 89 22% 147 36% North680 Schaumburg 180 894 104 58% 24 13% 52 29% Buckingham Place Des Plaines 267 961 19 7%-. 130 49% 113 42% 5 2% River 595 Des Plaines 60 1,397 5 8% 5 8% 50 83% Kingston Pointe Des Plaines 144 1,203 34 24% 28 19% 72 50% 7 5% 3 2% Tapestry Glenview Glenview 290 887 29 10% 13'5 = "'47% 12" 4% 113 39% Aloft at Glen Town Center Glenview 181 1,141 81 45%'— 8 4% 90 50% 2 1% Midtown Square Glenview 138 920 99 72% 39 28% Reserve at Glenview Glenview 239 1,013 6 3% 103 43% 18 8% 76 32% 36 15% Northgate Crossing Wheeling 300 969 162 54% 20 7% 106 35% 12 4% Park 205 Park Ridge 115, 975 57 50% 7 6% 45 39% 3 3% 3 3% The Res. At Hamilton Lakes Itasca 297 934 3 1% 186 63% 96 32% 12 4% 444 Social Lincolnshire 302 933 34 11% 111 37% 16 5% 71 24% 55 18% 15 5% Deer Park Crossing Deer Park 236 1,350 96 41% 96 41% 44 19% 199 6016 11668 46016 222 6016 11252 35016 117 3016 130 4016 Total 31588 uiu�NWC Main and Central Apartments (Proposed Construction) �uuu i u�. Rental Competition Survey 69 Apartment Rental Competition Unit Sizes - Square Footage Range © 2018 Integra Realty Resources - Chicago, All Rights Reserved Total Avg Size Name Suburb Studio SF 11311 SIF 1BR+Den SF 21311 SIF 2BR+Den SF 3BR SF Units Subject Mount Prospect 86 845 550 - 600 675 - 775 1,050 - 1,150 1,300 - 1,400 One Arlington Arlington Heights 214 936 549 - 769 803! - 1012 1,193 - 1,521 Dunton Tower Arlington Heights 216 902 600 785 - 800 1,100 - 1,200 Hancock Square Arlington Heights 409 849 608 677 850 - 925 975 - 1,128 North680 Schaumburg 180 894 665 - 785 1,039 1,130 - 1,588 Buckingham Place Des Plaines 267 961 603 743 = 960 951 - 1,271 1,786 River 595 Des Plaines 60 1,397 860 1,325 1,390 - 1,660 Kingston Pointe Des Plaines 144 1,203 820 - 1005 971 - 1,089 1,207 - 1,448 1,769 1,725 - 1,924 Tapestry Glenview Glenview 290 887 599 715 - 822 1,019 1,064 - 1,212 Aloft at Glen Town Center Glenview 181 1,141 775 -, - 1000 1,050 - 1,325 1,100 - 1,600 1,800 Midtown Square Glenview 138 920 763 - 909- 923 - 1,341 Reserve at Glenview Glenview 239 1,013 630 750 - 810. 964 1,105 - 1,271 1,385 - 1,407 Northgate Crossing Wheeling 300 969 696 - 873 883 1,190 - 1,212 1,971 - 2005 Park 205 Park Ridge 115 975 506 - 881 942 - 1,064 1,080 - 1,345 1,316 1,387 - 1423 The Res. At Hamilton Lakes Itasca 297 934 472 655 - 859 1,146 - 1,299 1,480 444 Social Lincolnshire 302 953 475 - 636 698 -+ 822 841 - 847 940 - 1,224 1,137 1,397 - 1,544 Deer Park Crossing Deer Park 236 1,350 .806 - 927 1,312 - 1,647 1,965 - 2,283 Total 3,588 �I IIIII� NWC Main and Central Apartments (Proposed Construction) �uuu i u�. Rental Competition Survey Unit Mix 3% 4% Market Survey Summary 111R Studio fn IBR fff, 1BR+Den ^ 2BR w 2BR+Den (if, 3BR Avg SIF by Unit Type NWC Main and Central Apartments (Proposed Construction) 70 19 Avg Net Effective Rent PSF $2.50 $2.35 $2.17 $2.00 $1.92 $1,81 $1.73 $1.50 $1.00 $9.50 $0.00 Studko IBR IBR+Den 2,BR 2BR+Den 3BR Avg Net Effective Rent by Unit Type $3,500 1738 $3,000 $3,000 $2,531 $2,500 $2,285 $1,951 $2,000 $1,500 $1,427 $1,000 1 1 $500 1 1 1 $0 3BR Studo 16R 180+Den 2BR 2BFt+Den 3BR 70 19 Rental Competition Survey 71 Rent Survey Summary and Detailed Project Summary Sheets On the following pages are the summaries of the current rents for the competing properties. Studio/Convertible Apartment Comparables err. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, Quoted Rent Net Effective Rent Unit Description Units Pct Sq Ft Rent PSF Avg Concession Rent PSF Avg 444 Social Studio 34 11.3% 475 $1,300 $2.74 $2.61 12.5% $1,138 $2.39 $2.28 1.0 Bath 636 $1,575 $248 $1,378 $2.17 Buckingham Place Studio 19 7.1% 603 $1,437 $2.38 $2.40 5.6% $1,357 $2.25 $2.26 1.0 Bath 603 $1,452. $2.41 $1,371 $2.27 Dunton Tower Studio 27 12.5% 600 $1,274 $2.12 $213 0.0% $1,270 $2.12 $2.13 1.0 Bath 600 $1,289 $2.15 $1,289 $2.15 Hancock Square At Arlington Station Studio 30 7.3% 608 $1,358. $223 $2.41 0.0%'' $1,358 $2.23 $2.41 1.0 Bath 608 $1,570 $258 $1;570 $2.58 One Arlington Studio 51 23.8% 549 $1,449 $2:64 $2.33 0.0% $1,449 $2.64 $2.33 1.0 Bath 769 $1,549 $201 $1,549 $2.01 Reserve at Glenview Studio 6 2.5% 63Q $1,650 $2.62 $262 0.0% $1,650 $2.62 $2.62 1.0 Bath 630 $1,650 $2;62 $1,650 $2.62 Tapestry Glenview Studio 29 10.0%4 599 $1,499 $2.50 $2.56 0.0% $1,499 $2.50 $2.56 1.0 Bath 599 $1,569 $2.62 $1,569 $2.62 The Residences at Hamilton Lakes Studio 3 1.0%0 472 $1,340 $2.84 $2.84 0.0% $1,340 $2.84 $2.84 1.0 Bath 472, - ;$1,340 $2.84 $1,340 $2.84 Total/Weiahted,Ava 189 608 $1,466 $2.41 $1,427 $2.35 err. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, Rental Competition Survey 72 One Bedroom Apartment Comparables Quoted Rent Net Effective Rent Unit Description Units Pct Sq Ft Rent PSF Avg Concession Rent PSF Avg 444 Social One Bedroom 88 29.1% 698 $1,665 $2.39 $2.39 12.5% $1,457 $2.09 $2.09 1.0 Bath 811 $1,940 $2.39 $1,698 $2.09 444 Social One Bedroom 23 7.6% 822 $1,945 $2.37 $2.38 12.5% $1,702 $2.07 $2.08 1.0 Bath 822 $1,970 $2.40 $1,724 $2.10 Aloft at Glen Town Center One Bedroom 81 44.8% 775 $1,600 $2.06 $2.21 8.3% $1,467 $1.89 $2.02 1.0 Bath 1,000 $2,350 $2.35 $2,154 $2.15 Buckingham Place One Bedroom 130 48.7% 743 $1,661 $2.24 $2.05 .5.6% $1,569 $2.11 $1.93 1.0 Bath 960 $1,783 $1.86 $1,684 $1.75 Deer Park Crossing One Bedroom 96 40.7% 806 $1,699 $2.11 $2.30 14.3% $1,456 $1.81 $1.97 1.0 Bath 927 $2,307 $2.49 $1,977 $2.13 Dunton Tower One Bedroom 108 50.0% 785 $1,639 $2.09 $2.14 0.0% $1,639 $2.09 $2.14 1.0 Bath 800",,,, $1,754 $2.19 $1,754 $2.19 Hancock Square At Arlington Station One Bedroom 143 35.0% 677 $1,682'' $2.48 $2.56 0.0% $1,682 $2.48 $2.56 1.0 Bath 677 $1,781 $2.63 $1,781 $2.63 Kingston Pointe One Bedroom 34 23.6% 820 $1,6Z $1.98 $1.90 0.0% $1,625 $1.98 $1.90 1.0 Bath 1,005 $1,835 $1.83 $1,835 $1.83 Midtown Square One Bedroom 99 71.7% 763 $1„758 $2.30 $2.42 6.2% $1,650 $2.16 $2.27 1.0 Bath 909 $2,304 $2.53 $2,162 $2.38 North 680 One Bedroom 104 57;8% 665 $1,629 $2.45 $2.42 0.0% $1,629 $2.45 $2.42 1.0 Bath 785 $1,869 $2.38 $1,869 $2.38 Northgate Crossing One Bedroom 162 54.0% 696 $1,535 $2.21 $2.12 11.5% $1,358 $1.95 $1.87 1.0 Bath 873 $1,770 $2.03 $1,566 $1.79 One Arlington One Bedroom 113 52,80/p 803 $1,599 $1.99 $1.97 0.0% $1,599 $1.99 $1.97 1.0 Bath 1,012 $1,965 $1.94 $1,965 $1.94 Park 205 Apartments One Bedroom 57 49.6% 606 $1,725 $2.85 $2.56 0.0% $1,725 $2.85 $2.56 1.0 Bath 881 $2,000 $2.27 $2,000 $2.27 Reserve at Glenview One Bedroom 103 43.1% 750 $1,800 $2.40 $2.40 2.2% $1,760 $2.35 $2.35 1.0 Bath 810 $1,950 $2.41 $1,907 $2.35 'rr. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, Rental Competition Survey 73 One Bedroom Apartment Comparables Continued Quoted Rent Net Effective Rent Unit Description Units Pct Sq Ft Rent PSF Avg Concession Rent PSF Avg River 595 $1,829 $2.13 One Bedroom 5 8.3% 1.0 Bath 715 Tapestry Glenview $2.38 $2.38 One Bedroom 80 27.6% 1.0 Bath 822 $1,810 Tapestry Glenview $2.20 822 One Bedroom 56 19.3% 1.0 Bath $1,530 $2,34 The Residences at Hamilton Lakes One Bedroom 186 62.6% 1.0 Bath 793 $1,800 Total/Weighted Avg 1,668 860 $1,829 $2.13 $2.18 860 $1,929 $2.24 715 $1,699 $2.38 $2.38 715 $1,699 $2.38 822 $1,810 $2.20 $2.20 822 $1,810 $2.20 655 $1,530 $2,34 $2:36 859 $2,045 $2.38 793 $1,800 $2.27 7.7% $1,688 $1.96 $2.02 $1,781 $2.07 0.0% $1,699 $2.38 $2.38 $1,699 $2.38 0.0% $1,810 $2.20 $2.20 $1,810 $2.20 1.4% $1,509 $2.30 $2.33 $2,016 $2.35 $1,722 $2.17 'rr. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, Rental Competition Survey One Bedroom +Den Apartment Comparables Quoted Rent Net Effective Rent 74 Unit Description Units Pct Sq Ft Rent PSF Avg Concession Rent PSF Avg 444 Social One Bedroom + Den 16 5.3% 841 $2,025 $2.41 $2.42 12.5% $1,772 $2.11 $2.12 1.0 Bath 847 $2,060 $2.43 $1,803 $2.13 Aloft at Glen Town Center One Bedroom + Den 8 4.4% 1,050 $2,350 $2.24 $2.07 8.3% $2,154 $2.05 $1.90 1.0-2.0 Bath 1,325 $2,520 $1.90 $2,310 $1.74 Hancock Square At Arlington Station One Bedroom + Den 89 21.8% 850 $1,869 $2.20 $2.16 0.0% $1,869 $2.20 $2.16 1.0 Bath 925 $1,964 $2.12 $1,964 $2.12 Kingston Pointe One Bedroom + Den 28 19.4% 971 $1,847 $1.90 $1.85 0.0% $1,847 $1.90 $1.85 1.0 Bath 1,089 $1,950 $1.79 $1,950 $1.79 North680 One Bedroom + Den 24 13.3% 1,039 $2,119 $2.04 $2.10 0:0% $2,119 $2.04 $2.10 1.0 Bath 1,039 $2;2$0 $2.17 $2,250 $2.17 Northgate Crossing One Bedroom + Den 20 67% 883 $1,750 $1,98 $2.01 11.5% $1,646 $175 $178 1.0 Bath 883 $1,800 $204 $1,592 $1.80 Park 205 Apartments One Bedroom + Den 7 6.1% 942 $2,360 $2.51 $2.38 0.0% $2,360 $2.51 $2.38 1.0 Bath 1,064 $2,400,,, $2126 $2,400 $2.26 Reserve at Glenview One Bedroom + Den 18 7.5% 964 $2,080 $2:16 $2.20 2.0% $2,039 $2.12 $2.16 1.0 Bath 964 $2,160 $2.24 $2,118 $2.20 Tapestry Glenview One Bedroom + Den 12 4.1 % 1,019 $2,049 $2.01 $2.01 0.0% $2,049 $2.01 $2.01 1.0 Bath 1,019 $2,049 $2.01 $2,049 $2.01 To Avq 222 946 $1,699" $2.11 $1,951 $2.06 err. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, Rental Competition Survey 75 Two Bedroom Apartment Comparables Quoted Rent Net Effective Rent Unit Description Units Pct Sq Ft Rent PSF Avg Concession Rent PSF Avg 444 Social Two Bedroom 71 23.5% 940 $2,260 $2.40 $2.42 12.5% $1,978 $2.10 $2.11 1.0-2.0 Bath 1,224 $2,970 $2.43 $2,599 $2.12 Aloft at Glen Town Center Two Bedroom 90 49.7% 1,100 $2,155 $1.96 $1.95 8.3% $1,975 $1.80 $1.78 2.0 Bath 1,600 $3,090 $1.93 $2,833 $1.77 Buckingham Place Two Bedroom 113 42.3% 951 $1,916 $2.01 $1.88 5.6% $1,810 $1.90 $1.78 2.0 Bath 1,271 $2,220 $1.75 $2,097 $1.65 Deer Park Crossing Two Bedroom 96 40.7% 1,312 $2,569 $1:96 $1.93 14.3% $2,202 $1.68 $1.65 2.0 Bath 1,647 $3,127 $1;90" $2,680 $1.63 Dunton Tower Two Bedroom 81 37.5% 1,100 $1,854 $1.69 $1.68 0.0% $1,854 $1.69 $1.68 2.0 Bath 1,200 $1,999 $1.67 $1,999 $1.67 Hancock Square At Arlington Station Two Bedroom 87 21.3% 975 $2,227 $2.28 $2.32 0.0% $2,227 $2.28 $2.32 2.0 Bath 991 $2,343 $2.36 $2,343 $2.36 Hancock Square At Arlington Station Two Bedroom 60 14.7% 1,128 $2,500 $2.22 $2.24 0.0% $2,500 $2.22 $2.24 2.0 Bath 1,128 + $2,646 $2.26 $2,546 $2.26 Kingston Pointe Two Bedroom 72, %0% 1,207 $2,099 $1,74 $1.78 0.0% $2,099 $1.74 $1.78 2.0 Bath 1,448 $2,650 $1.83 "" $2,650 $1.83 Midtown Square Two Bedroom 39 28.3% 923 $2,467 $2.67 $2.40 6.3% $2,312 $2.51 $2.25 2.0 Bath 1,341 $2,843 $2.12 $2,665 $1.99 North680 Two Bedroom 48 267% 1,130 $2,229 $1.97 $1.99 0.0% $2,229 $1.97 $1.99 2.0 Bath 1,130 $2,279 $2.02 $2,279 $2.02 North680 Two Bedroom 4 2.21/10 1,588 $3,409 $2.15 $2.15 0.0% $3,409 $2.15 $2.15 2.0 Bath 1,588 $3,409 $2.15 $3,409 $2.15 Northgate Crossing Two Bedroom 16 53% 883 $1,670 $1.89 $1.97 11.5% $1,477 $1.67 $1.75 1.0 Bath 883 $1,815 $2.06 $1,606 $1.82 Northgate Crossing Two Bedroom 90 30.0% 1,190 $1,645 $1.38 $1.57 11.5% $1,455 $1.22 $1.39 2.0 Bath 1,212 $2,125 $1.75 $1,880 $1.55 'rr NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, Rental Competition Survey 76 Two Bedroom Apartment Comparables Continued Quoted Rent Net Effective Rent Unit Description Units Pct Sq Ft Rent PSF Avg Concession Rent PSF Avg One Arlington Two Bedroom 36 16.8% 1,193 $2,499 $2.09 $2.10 0.0% $2,499 $2.09 $2.10 2.0 Bath 1,273 $2,669 $2.10 $2,669 $2.10 One Arlington Two Bedroom 14 6.5% 1,303 $3,245 $2.49 $2.31 0.0% $3,245 $2.49 $2.31 2.0 Bath 1,521 $3,245 $2.13 $3,245 $2.13 Park 205 Apartments Two Bedroom 45 39.1% 1,080 $2,695 $2.50 $2.47 . 0.0% $2,695 $2.50 $2.47 2.0 Bath 1,345 $3,280 $2.44 $3,280 $2.44 Reserve at Glenview Two Bedroom 76 31.8% 1,105 $2,340 $2.12 $2.24 4.7% $2,230 $2.02 $2.13 2.0 Bath 1,271 $2,990 $2.35 $2,850 $2.24 River 595 Two Bedroom 5 8.3% 1,325 $2,169 $1.63 $1.66 71% $1,993 $1.50 $1.54 2.0 Bath 1,325 $2,249 $1.70 $2,076 $1.57 Tapestry Glenview Two Bedroom 84 29.0% 1,064 $2,099 $1.97 $1.97 8.3% $1„924 $1.81 $1.81 2.0 Bath 1,064 $2,099 $1,97 $1,924 $1.81 Tapestry Glenview Two Bedroom 29 10.0% 1,212 $2,669 $2.20 $2.20 8.3% $2,447 $2.02 $2.02 2.0 Bath 1,212 $2,669 $2.20 $2,447 $2.02 The Residences at Hamilton Lakes Two Bedroom 96 32.3% 1,146 ' $2,425 '$212' $210 1.3% $2,393 $2.09 $2.07 2.0 Bath 1,299 $2,705 $2:08 $2,670 $2.06 Total/Weighted Avg 1,252 1,192 $2,4e12' $2.02 $2,285 $1.92 'rr NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, Rental Competition Survey 77 Two Bedroom + Den Apartment Comparables Quoted Rent Net Effective Rent Unit Description Units Pct Sq Ft Rent PSF Avg Concession Rent PSF Avg 444 Social Two Bedroom + Den 55 18.2% 1,137 $2,755 $2.42 $2.43 12.5% $2,411 $2.12 $2.13 2.0 Bath 1,452 $3,550 $2.44 $3,106 $2.14 Aloft at Glen Town Center Two Bedroom + Den 2 1.1% 1,800 $3,810 $2.12 $2.45 8.3% $3,493 $1.94 $2.24 2.0 Bath 1,800 $5,000 $2.78 $4,583 $2.55 Kingston Pointe Two Bedroom + Den 7 4.9% 1,769 $2,650 $1.50 $1.$0 0.0% $2,650 $1.50 $1.50 2.5 Bath 1,769 $2,650 $1.50 $2,650 $1.50 Park 205 Apartments Two Bedroom + Den 3 2.6% 1,316 $3,415 $2.60 $2.60 0.0% $3,415 $2.60 $2.60 2.0 Bath 1,316 $3,415 $760 $3,415 $2.60 River 595 Two Bedroom + Den 30 50.0% 1,390 $2,120 $1.53 $1.59 7.7% $1,957 $1.41 $1.47 2.0 Bath 1,390 $2,300 $1.65 $2,123 $1.53 River 595 Two Bedroom + Den 10 167% 1,480 $2,389 $1.61 $1.62 77% $2,205 $1.49 $1.49 2.0 Bath 1,480 $2,400 $1.62 $2,215 $1.50 River 595 Two Bedroom + Den 5 8.3% 1,620 $7,569 $1.59 $1.60 7.7% $2,371 $1.46 $1.48 2.0 Bath 1,620 $2,609 $1.61 $2,408 $1.49 River 595 Two Bedroom + Den 5 8:3%0 1,660 $2,649 $1.60 '',,,$1.61 77% $2,445 $1.47 $1.48 2.0 Bath 1,660 $2,689 $1.62 $2,482 $1.50 To A,,vci 117 1,402 $2,799 $2.00 $2,531 $1.81 err. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, Rental Competition Survey Three Bedroom Apartment Comparables Unit Description 444 Social Three Bedroom 2.0 Bath Buckingham Place Three Bedroom 2.0 Bath Deer Park Crossing Three Bedroom 2.5 Bath Kingston Pointe Three Bedroom 3.0Bath &up Northgate Crossing Three Bedroom 2.0 Bath Park 205 Apartments Three Bedroom 2.0 Bath Reserve at Glenview Three Bedroom 2.0 Bath The Residences at Hi Three Bedroom 2.0 Bath Units Pct 15 5.0% 5 1.9% 44 18.6% 3 2.1% 12 4.0% 3 2.6% Quoted Rent Net Effective Rent 78 Sq Ft Rent PSF Avg Concession Rent PSF Avg 1,397 $3,385 $2.42 $2.41 12.5% $2,962 $2.12 $2.11 1,544 $3,695 $2.39 $3,233 $2.09 1,786 $2,748 $1.54 $1.55 5.6% $2,595 $1.45 $1.47 1,786 $2,798 $1.57 $2,643 $1.48 1,965 $3,414 $1.74 $1.78 14.3% $2,926 $1.49 $1.53 2,283 $4,160 $1.82 $3,566 $1.56 1,725 $3,142 $1.82 $173 0.0% $3,142 $1.82 $173 1,924 $3,142 $1.63 $3,142 $1.63 1,971 $2,690 $1.36 $1.36 11.5% $2,380 $1.21 $1.21 2,005 $2,730 $1.36 $2,415 $1.20 1,3137- $3,,785 $273 $270 0.0% $3,785 $273 $270 1,423 $3,795 $2.67 $3,795 $2.67 1,385 $2„925 $2.11 $2.15 6.9% $2,722 $1.97 $2.00 1,407 $3,085 $119, $2,871 $2.04 1,480 $3,175 $2.15 $2.15 1.3% $3,133 $2.12 $2.12 1,480 $3,185 $2.15 $3,143 $2.12 1,738 $3,331 $1.92 $3,000 $1.73 d rent pages for each of the survey properties. 'rr. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, Rental Competition Survey 444 Social 444Parkway Dr Lincolnshire, Lake County, IL 60069 100%, 841% 79 Lake County Class: A, Market Rate ID: 1791 -, YrQtr: 20182 «mraoupanoy/mne � �& Net PSF J'Ba rj ~ in Utility Description L— 7 Service-- 1— 7 Ph Vsical Profile Economic Profile Lights Trash V Units: 302 Occupancy: Gas Forced Air Heat Water V Avg Unit SE 953 Quoted Rent $2.42 Unit Central AC Cable TV V Built. 2018 Concessions: 12.5% L=Landlordpays, T=Tenantpays Internet V RenoVabed: na Effective Rent $2.12 Quoted Rent Net Effective Rent Unit Description Units Pct Sq Ft Rent PSIF PSFAvg Concession Rent PSIF PSIF Avg Paid Parking: $75 (Reserved Gar/Encl) to $150 (Reserved Gar/Encl) per month. Free parking available. Amenities Trends Unit Appliance Common Yr -Qtr Quoted PSIF Concession Occup % Net PSIF Vinyl Plank Floors Disposal Business Center 20182 $2.42 12.5% 0.0% $2.12 9'Ceiling Dishwasher Conference Room Smooth Ceiling Microwave Movie Theater Rm Window Roller Shades Range Pody/Gocia|Room Quartz Counters Refrigerator Pets Allowed Ti|eBockup|ouh Wauhed]ryer|nd Fire Pit UndermountGinku Fitness Grilling Area Patio/Balcony/Deck Fitness Center Dog Run Outdoor Pool Golf Simulator Bike Storage Parking RooMopGundeck ReuenedGor/End Fitness Trails Notes: 2Q18'Concessions also include 0months parking. Occupancy iuinOctober, 2O18. Smash Residential Parking range iubased onuncovered and covered reserved spaces. 19 NVVCMain and Central Apartments (Proposed Construction) Rental Competition Survey 80 Aloft at Glen Town Center 1991 Tower Drive (S of Willow Rd, W of Rt 43) Glenview, Cook County, IL 60026 North Shore Class: A, Market Rate ID: 540; YrQtr: 20182 < Occupa,nc.y1ILine Net PSF JHa>riSGA4 $2.40 '� Ili 4y; 5k2% 2.20 0„8r° $,,2,.0,0 '84% 51.90 Utility Description L _T Service L _T Units: _ 181 Lights ✓ Trash ✓ Quoted Rent: $2.05 Gas Forced Air Heat ✓ Water ✓ Renovated: na Unit Central AC ✓ Cable TV ✓ $2,310 $1.74 L=Landlord pays, T=Tenant pays Internet ✓ $1,975 $1.80 $1.78 9' Ceiling Microwave $2,833 Quoted Rer Unit Description Units Pct Sq Ft Rent PSF One Bedroom 81 44.8% 775 ,$1,600 $2.05 $2.06 1.0 Bath Pets Allowed 20172 1,000 0.0% $2,350 $2.35 One Bedroom + Den 8 4.4% 1,050 $2,350",,, 7.0% $2.24 1.0-2.0 Bath Patio/Balcony/Deck Fitness 1,325 $2,520 $2.12 $1,90; Two Bedroom 90 491% 1,100 $2,155 $1.96' 2.0 Bath 0.0% 97.8% 1,600 $3,090 ; $1.9$ Two Bedroom + Den 2 1.1% 1;800 $3,810 $2.12 2.0 Bath Two buildings, 3 -stories each with retail on first 1,800, $5,000 $2.78 ftsical Profile Concession Economic Profile PSF Units: _ 181 Occupancy: 89.5% Avg Unit SF: 1,141 Quoted Rent: $2.05 Built: 2004 Concessions: 8.3% Renovated: na Effective Rent: $1.88 &ff Concession Rent ' ° PSF PSF Avg $2.21 8.3% $1,467 $1.89 $2.02 Common Yr -Qtr Quoted PSF Concession $2,154 $2.15 Carpeting $2.07 8.3% $2,154 $2.05 $1.90 89.5% $1.88 $2,310 $1.74 Clubhouse $1,95 83% $1,975 $1.80 $1.78 9' Ceiling Microwave $2,833 $1.77 $2.05 $2.46",, , 8.3% $3,493 $1.94 $2.24 Movie Theater Rm 20173 $4,583 $2.55 96.1% Paid Parking: $75 (Self -Park Gar/Enol) to $126 (Reserved Gar/Encl) per month. Free parking available Amenities Trends Unit Appliance Common Yr -Qtr Quoted PSF Concession Occup % Net PSF Carpeting Disposal Business Center 20182 $2.05 8.3% 89.5% $1.88 Wood Floors Dishwasher Clubhouse 20181 $2.05 8.3% 86.7% $1.88 9' Ceiling Microwave Conference Room 20174 $2.05 0.0% 91.7% $2.05 Smooth Ceiling Range - Gas Movie Theater Rm 20173 $2.05 0.0% 96.1% $2.05 Window Blinds Refrigerator Pets Allowed 20172 $2.05 0.0% 95.0% $2.05 Granite Counters WasherDryer Incl Parking 20171 $2.12 7.0% 92.3% $1.97 Patio/Balcony/Deck Fitness Reserved Gar/Encl 20164 $2.12 0.0% 97.2% $2.12 Fitness Center 20163 $2.30 0.0% 97.8% $2.30 Bike Storage 20162 $2.12 0.0% 97.2% $2.12 Notes: Marketing began in December 2003. Two buildings, 3 -stories each with retail on first Oliver McMillan floor. Participate in RUBS Program. Free parking available in detached garage across the street from property. Parking fees listed are for underground parking. NWC Main and Central Apartments (Proposed Construction) $'rr. uuuuuuuuuuuuul. Rental Competition Survey Buckingham Place 750 E Northwest Hwy Des Plaines, Cook County, IL 60016 Utility Description L _T Service L _T Lights ✓ Trash ✓ Gas Forced Air Heat ✓ Water ✓ Unit Central AC ✓ Cable TV ✓ L=Landlord pays, T=Tenant pays Internet ✓ Unit Description Units Pct Sq Ft Studio 19 7.1% 603' 1.0 Bath 603 One Bedroom 130 48.7% 743 1.0 Bath 960 Two Bedroom 113 42.�°1a 951 2.0 Bath 1,271 Three Bedroom 5 1.9% 1,786 2.0 Bath 1,786 Paid Parking: $75 (Reserved Gar/Ehcl) per month. Unit Appliance Carpeting Disposal Vinyl Plank Floors Dishwasher 9' Ceiling Microwave Smooth Ceiling Range - Electric Window Blinds WasherDryer Incl Quartz Counters Fitness Tile Backsplash Fitness Center Undermount Sinks Outdoor Pool Patio/Balcony/Deck Hot Tub Bike Storage $1.45 Rooftop Sundeck Notes: Occupancy began Mid August 2018. Grilling Area Pet Wash Station arking Reserved Gar/End 81 Cook County - Northwest Class: A, Market Rate ID: 1796; YrQtr: 20182 <, Occupancy 11Line�� & Net PSF I'Bafii �> Economic Profile Occupancy: Quoted Rent: $1.94 Concessions: 5.6% Effective Rent: $1.84 Rent PSF PSF Avg $1,357 $2.25 $2.26 $1,371 $2.27 $1,569 $2.11 $1.93 $1,684 $1.75 $1,810 $1.90 $1.78 $2,097 $1.65 $2,595 $1.45 $1.47 $2,643 $1.48 Trends Yr -Qtr Quoted PSF Concession Occup % Net PSF 20182 $1.94 5.6% $1.84 Marquette Management NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, err. Rental Competition Survey Deer Park Crossing 21599 W Field Ct Deer Park, Lake County, IL 60010 82 Lake County Class: A, Market Rate ID: 1751; YrQtr: 20182 < 1occu,pwa,ncy l Line Net P SF JHa>rl > 1 I 1 X1.76 "x,1.74 S1.7'2 !x-1.70 $,1.6'9 ,1.661 Utility Description L _T Service L _T Physical Profile Economic Profile Lights ✓ Trash ✓ Units: 236 Occupancy: 40.3% Gas Forced Air Heat ✓ Water ✓ Avg Unit SF: 1,350 Quoted Rent: $1.98 Unit Central AC ✓ Cable TV ✓ Built: 2018 Concessions: 14.3% L=Landlord pays, T=Tenantpays Internet ✓ Renovated. na Effective Rent: $1.70 Quoted Rent,, Net Effective Rent Unit Description Units Pct Sq Ft . Rent PSF pSFAyConcession Rent PSF PSF Avg One Bedroom 96 40.7% 806 ,,,$1,699 $2.11 $2.30 14.3% $1,456 $1.81 $1.97 1.0 Bath 927 $2,307 $2.49 $1,977 $2.13 Two Bedroom 96 40.7% 1,312 $,2,569-, $1.96 $1.93, 14.3% $2,202 $1.68 $1.65 2.0 Bath 1,647 $3,127 11.90 $2,680 $1.63 Three Bedroom 44 18.6% 1,965 $3,414 $1.74 $1.78 14.3%o $2,926 $1.49 $1.53 2.5 Bath 2,283 $4,160 $1.82 $3,566 $1.56 • TH, includes 2 car aft garage Paid Parking: $150 (Reserved bar/Encl) per month. Amenities Trends Unit Appliance Common Yr -Qtr Quoted PSF Concession Occup % Net PSF Carpeting Disposal Business Center, 20182 $1.98 14.3% 40.3% $1.70 Vinyl Plank Floors Dishwasher Clubhouse 20181 $1.92 10.7% 42.4% $1.72 9' Ceiling Microwave Movie Theater Rm Smooth Ceiling Range - Gas Pets Allowed Window Blinds Refrigerator Fire Pit Quartz Counters WasherDryer Incl Grilling Area Tile Backsplash Fitness Dog Run Undermount Sinks Fitness Center Parking Patio/Balcony/Deck Outdoor Pool Attached Garage Self -Park Gar/Encl Reserved Gar/Encl Notes: First move -ins THs - 01/2018. First move -ins Apts -Late 03/2018. Construction is Lincoln Property ongoing - 2018. Reserved garage parking in elevator bldg. THs have attached garage. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, 'irr. Rental Competition Survey Dunton Tower 55 South Vail Avenue (Vail Ave, S of Northwest Hwy) Arlington Heights, Cook County, IL 60005 Utility Description L T Service L T Disposal Lights ✓ Trash ✓ Popcorn Ceiling Gas Forced Air Heat ✓ Water ✓ Party/Social Room Unit Central AC ✓ Cable TV ✓ Fitness L=Landlord pays, T=Tenant pays Internet ✓ $1.90 Outdoor Pool Parking $1.90 Sauna C Unit Description Units Pct Sq Ft Rent Studio 27 12.5% 600 $1,270 1.0 Bath 97.7% $1.79 600 $1,289 One Bedroom 108 50.0% 785 $1,639 1.0 Bath 800 $1,754 Two Bedroom 81 37.5% 1,100 $1,854 2.0 Bath 1,200 $1,999 Paid Parking: $75 (Attached Garage) per month: Unit Appliance Com, man Carpeting Disposal Laundry Room Vinyl Plank Floors Dishwasher Business Center,,, Popcorn Ceiling Microwave Clubhouse Window Blinds Range - Electric Party/Social Room Granite Counters Refrigerator Extra Storage Undermount Sinks Fitness Pets Allowed Patio/Balcony/Deck Fitness Center Grilling Area $1.90 Outdoor Pool Parking $1.90 Sauna Detached Garage 0.0% Whirlpool Self -Park Gar/Encl Notes: $1.70 0.0% 83 Cook County -Northwest Class: B, Market Rate ID: 407; YrQtr: 20182 < Occup4a;nc.y1ILine Ne -+t PSF JHa>ri � SM 92" r' $� $1.G fl�Oii�;mL fl�;3 fl�;�6 117.�fl 11F+�;�. flT+i:�;S fln�+�A 119 91, 'hysical Profile PSF Economic Profile $1,270 Units: 216 Occupancy: 98.1% Avg Unit SF: 90.2 Quoted Rent: $1.92 Built: 1986 Concessions: 0.0% Renovated; 2006 Effective Rent: $1.92 PSF PSF Avq Concession $2.12 $2.13 0.0% $2.15 $2,99 $2.14 0.0% $1 Trends Rent PSF PSF Avg $1,270 $2.12 $2.13 $1,289 $2.15 20181 $1,639 $2.09 $2.14 $1,754 $2.19 $1.85 $1,854 $1.69 $1.68 $1,999 $1.67 0.0% Yr -Qtr Quoted PSF Concession Occup % Net PSF 20182 $1.92 0.0% 98.1% $1.92 20181 $1.94 0.0% 94.0% $1.94 20174 $1.85 0.0% 95.4% $1.85 20173 $1.84 0.0% 96.8% $1.84 20172 $1.90 0.0% 97.2% $1.90 20171 $1.85 0.0% 92.6% $1.85 20164 $1.70 0.0% 90.7% $1.70 20163 $1.79 0.0% 97.7% $1.79 20162 $1.76 0.0% 98.1% $1.76 Lincoln Property NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, err. Rental Competition Survey Hancock Square At Arlington Station 200 North Arlington Heights Road (Arlington Hts Rd, N of Northwest Hwy) Arlington Heights, Cook County, IL 60004 Utility Description L T Service L T Lights ✓ Trash ✓ Gas Forced Air Heat ✓ Water ✓ Unit Central AC ✓ Cable TV ✓ L=Landlord pays, T=Tenant pays 2016 Internet ✓ Unit Description Units Pct Sq Ft Studio 30 7.3% 608 1.0 Bath $2.24 $2,546 608 One Bedroom 143 35.0% 677 1.0 Bath 677 One Bedroom + Den 89 21.8% 850 1.0 Bath 925 Two Bedroom 87 21.3% 975 2.0 Bath 991. Two Bedroom 60 14.7% 1,128 2.0 Bath 1,128; • 30 units incl a dere Unit Carpeting Popcorn Ceiling Window Blinds Granite Counters Undermount Sinks Patio/Balcony/Deck Clubhouse Party/Social Room Extra Storage Pets Allowed Grilling Area 84 Cook County -Northwest Class: B, Market Rate ID: 178; YrQtr: 20182 < 10c u,pwa,ncy l Line Net P SF JHa>rp > 'hysical Profile PSF Economic Profile $1,358 Units: 409 Occupancy: 96.3% Avg Unit SF: 849 Quoted Rent: $2.34 Built: 1988 Concessions: 0.0% Renovated; 2016 Effective Rent: $2.34 Concession 0.0% 0.0% 0.0%q 0.0% 0.0% Trends Rent PSF PSF Avg $1,358 $2.23 $2.41 $1,570 $2.58 20181 $1,682 $2.48 $2.56 $1,781 $2.63 $1.96 $1,869 $2.20 $2.16 $1,964 $2.12 0.0% $2,227 $2.28 $2.32 $2,343 $2.36 97.3% $2,500 $2.22 $2.24 $2,546 $2.26 $2.27 Yr -Qtr Quoted PSF Concession Occup % Net PSF 20182 $2.34 0.0% 96.3% $2.34 20181 $2.39 0.0% 97.6% $2.39 20174 $1.96 0.0% 95.6% $1.96 20173 $1.93 0.0% 93.9% $1.93 20172 $2.15 0.0% 97.3% $2.15 20171 $2.27 0.0% 93.9% $2.27 Fitness Picnic Tables 20164 $2.00 0.0% 96.3% $2.00 Fitness Center Parking 20163 $1.87 0.0% 95.6% $1.87 Outdoor Pool Self -Park Gar/End 20162 $1.94 0.0% 96.3% $1.94 Indoor Pool Sauna Whirlpool Bike Storage Notes: Mixed use building with 40,297 square feet of retail and 346,570 square feet of Lincoln Property residential space. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, 'rr. Rental Competition Survey 85 Kingston Pointe 1646 River St Des Plaines, Cook County, IL 60016 Cook County -Northwest Class: A, Market Rate ID: 1044; YrQtr: 20182 <10 cup4a;ncylILine� Ne-APSF Ha>ri> Utility Description L _T Service L T Physical Profile Unit Economic Profile Yr -Qtr Lights ✓ Trash ✓ Disposal Extra Storage 20182 Units: 144 Occupancy: 91.7% Gas Forced Air Heat ✓ Water ✓ 2.5% Avg Unit SF: 1,203 Quoted Rent: $1.79 Unit Central AC ✓ Cable TV ✓ $1.71 Smooth Ceiling Built: 2009 Concessions: 0.0% L=Landlord pays, T=Tenantpays Internet ✓ Refrigerator 20172 Renovated. na Effective Rent: $1.79 Granite Counters WasherDryer Incl 20171 $1.72 Quoted Rent,, 89.6% $1.58 Net Effective Rent Fitness Unit Description Units Pct Sq Ft . Rent PSF PSF Avg' Concession Rent PSF PSF Avg One Bedroom 34 23.6% 820 $1.79 $1,625 $1.98 $1:90 0.0% $1,625 $1.98 $1.90 1.0 Bath Notes: Building began as Everleigh Condos, developed by Sertus Capital Partners LLC. Apartment Management Consultants LLC 1,005 '$1,835 $1.83 spring of 2011. The property has no recreational amenties. All units $1,835 $1.83 One Bedroom +Den 28 19.4% 971 $1,84T, $1.90 $1.85 0.0% $1,847 $1.90 $1.85 1.0 Bath 1,089 $1,950 `11.79 $1,950 $1.79 Two Bedroom 72 54.0"(6 1,207 $2,09,9 $1.74 $1.78 0.0% $2,099 $1.74 $1.78 2.0 Bath 1,448 $2,660 $1.83 $2,650 $1.83 Two Bedroom + Den 7 4.9% 1,769 $2,650 $1;50 $1.50,,0.0% $2,650 $1.50 $1.50 2.5 Bath 1,769 $2,650 $150 $2,650 $1.50 Three Bedroom 3 2.1% 1,75 $3,142 $1,82 $1.73 0.0% $3,142 $1.82 $1.73 3.0 Bath & up 1,924 $3,142 $1.63 $3,142 $1.63 Paid Parkina: $50 (Surface Parkina) to Amenities Trends Unit Appliance Common Yr -Qtr Quoted PSF Concession Occup % Net PSF Carpeting Disposal Extra Storage 20182 $1.79 0.0% 91.7% $1.79 Wood Floors Dishwasher Pets Allowed' 20181 $1.77 2.5% 88.9% $1.72 9' Ceiling Microwave Parking 20174 $1.71 0.0% 93.8% $1.71 Smooth Ceiling Range: Gas Self -Park Gar/Encl 20173 $1.70 0.0% 93.1% $1.70 Window Blinds Refrigerator 20172 $1.76 8.1% 91.7% $1.62 Granite Counters WasherDryer Incl 20171 $1.72 8.1% 89.6% $1.58 Patio/Balcony/Deck Fitness 20164 $1.69 0.0% 93.1% $1.69 Bike Storage - 20163 $1.79 0.0% 95.8% $1.79 Fitness Trails 20162 $1.80 1.4% 94.4% $1.77 Notes: Building began as Everleigh Condos, developed by Sertus Capital Partners LLC. Apartment Management Consultants LLC Only 3 units sold and it has since become a rental property. Leasing began in the spring of 2011. The property has no recreational amenties. All units include one parking space. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, 'rr. Rental Competition Survey Midtown Square 998 Church St Glenview, Cook County, IL 60025 Utility Description L _T Service L _T Lights ✓ Trash ✓ Gas Forced Air Heat ✓ Water ✓ Unit Central AC ✓ Cable TV ✓ L=Landlord pays, T=Tenant pays Internet ✓ Unit Description Units Pct Sq Ft One Bedroom 99 71.7% 763, 1.0 Bath $2.42 8.3% 909 Two Bedroom 39 28.3% 923 2.0 Bath $2.43 20163 1,341 Paid Parking: $135 (Reserved GariEndl) per month Notes: North Shore Class: A, Market Rate ID: 1344; YrQtr: 20182 < 10 au,pa,nc.y lILinie� NeA P SF Ha>ri > Economic Profile Occupancy: 94.9% Quoted Rent: $2.40 Concessions: 6.2% Effective Rent: $2.25 Rent PSF PSF Avg $1,650 $2.16 $2.27 $2,162 $2.38 $2,312 $2.51 $2.25 $2,665 $1.99 Yr -Qtr Quoted PSF Concession Occup % Net PSF 20182 $2.40 6.2% 94.9% $2.25 20181 $2.53 16.7% 89.1% $2.11 20174 $2.36 16.7% 90.6% $1.97 20173 $2.41 5.4% 92.0% $2.28 20172 $2.43 0.0% 94.9% $2.43 20171 $2.42 8.3% 92.8% $2.22 20164 $2.43 0.0% 85.5% $2.43 20163 $2.43 0.0% 92.8% $2.43 20162 $2.50 0.0% 95.7% $2.50 Lincoln Property NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, err. Rental Competition Survey North680 680 E Algonquin Rd Schaumburg, Cook County, IL 60173 Utility Description L T Service L T Lights ✓ Trash ✓ Gas Forced Air Heat ✓ Water ✓ Unit Central AC ✓ Cable TV ✓ L=Landlord pays, T=Tenant pays Internet ✓ Unit Description Units Pct Sq Ft; One Bedroom 104 57.8% 665 1.0 Bath $2.21 Quoted Rent,. 785" One Bedroom + Den 24 13.3% 1,039 1.0 Bath Rent PSF PSF Avg 629 1,039 Two Bedroom 48 26.7% 1,130 2.0 Bath $2.38 Granite Counters 1,130 Two Bedroom 4 2.2% 1,588 2.0 Bath 0.0% $2,119 $2.04 1,588 • Townhomes Paid Parkinq: $75 Metached Garage) to 5120 (AttE 87 Cook County -Northwest Class: A, Market Rate ID: 1645; YrQtr: 20182 < 10 c u,pa,nc.y l IL i n ie � N e -A P SF H a>ri > $2.40 $2.3,0 5;2,.2;0 $.2.10 $,2.00 $1.9'0 per month. Free parking available. Trends Unit Physical Profile Yr -Qtr Quoted PSF Concession Occup % Economic Profile Carpeting Disposal Business Center Units: 180 Occupancy: 87.8% $2.21 Avg Unit SF: 894 Quoted Rent: $2.21 $2.23 0.0% Built: 2017 Concessions: 0.0% Party/Social Room 20174 Renovated. na Effective Rent: $2.21 Quoted Rent,. Range - Electric Extra Storage Net Effective Rent $2.25 it PSF p81FAya Concession Rent PSF PSF Avg 629 $2.45 $2.42 0.0% $1,629 $2.45 $2.42 869 $2.38 Granite Counters WasherDryer Incl $1,869 $2.38 20171 119-, $2.04 $2.1"0 0.0% $2,119 $2.04 $2.10 250 . '',$2.17 $2,250 $2.17 229 $1.97, $1.99 0.0% $2,229 $1.97 $1.99 279 , $2.02 Patio/Balcony/Deck Outdoor Pool $2,279 $2.02 400 $2.15 $2.15,1 0.0% $3,409 $2.15 $2.15 409 $2.15 $3,409 $2.15 per month. Free parking available. Trends Unit Appliance Common Yr -Qtr Quoted PSF Concession Occup % Net PSF Carpeting Disposal Business Center 20182 $2.21 0.0% 87.8% $2.21 Vinyl Plank Floors Dishwasher Clubhouse 20181 $2.23 0.0% 90.0% $2.23 9' Ceiling Microwave Party/Social Room 20174 $2.22 7.7% 61.1% $2.05 Smooth Ceiling Range - Electric Extra Storage 20173 $2.25 11.5% 49.4% $1.99 Window Blinds Refrigerator Pets Allowed 20172 $2.25 7.7% 29.4% $2.08 Granite Counters WasherDryer Incl Fire Pit 20171 $2.21 0.0% 16.7% $2.21 Tile Backsplash Fitness Grilling Area Undermount Sinks Fitness Center Dog Run Patio/Balcony/Deck Outdoor Pool Parking Bike Storage Surface Parking Attached Garage Detached Garage Notes: Occupancy started April 17, 2017. Tenants to be billed for water and trash, estimated North American Properties at about $20 per month. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, 'rr. Rental Competition Survey Northgate Crossing 200 Hudson Court Wheeling, Cook County, IL 60090 Cook County -Northwest Class: A, Market Rate ID: 1505; YrQtr: 20182 <] c u pa c j j IL enua � telae -A P SF H a>ri > Utility Description L _T Service L _T Physical Profile Economic Profile Unit Lights ✓ Trash ✓ Net PSF Carpeting Units: 300 Occupancy: 87.7% Gas Forced Air Heat ✓ Water ✓ Dishwasher Avg Unit SF: 969 Quoted Rent: $1.83 Unit Central AC ✓ Cable TV ✓ Movie Theater Rm 20174 Built: 2016 Concessions: 11.5% L=Landlord pays, T=Tenantpays Internet ✓ 20173 $1.77 Renovated. na Effective Rent: $1.62 Refrigerator Smoke Free 20172 $1.89 Quoted Rent,, 79.7% $1.80 Net Effective Rent WasherDryer Incl , Unit Description Units Pct Sq Ft . Rent PSF pSFAyConcession Rent PSF PSF Avg One Bedroom 162 54.0% 696 $1",535 $2.21 $2.12 11.5% $1,358 $1.95 $1.87 1.0 Bath $1.84 8.5% 873$1,770 $1.69 $2.03 Outdoor Pool Grilling Area $1,566 $1.79 $1.84 One Bedroom +Den 20 6.7% 883 $1,750,,$1.98 LEED Silver $2.01 11.5% $1,548 $1.75 $1.78 1.0 Bath 883 $1,800 `12:04 $1,592 $1.80 Two Bedroom 16 5.30/0 883 $'t,670 $1.89 $197 1,1.6% $1,477 $1.67 $1.75 1.0 Bath Property based on size of the space. 883 $1,815 $2.06 $1,606 $1.82 Two Bedroom 90' 30.0% 1,144 $1,645 $1338" $1.57; 11.5% $1,455 $1.22 $1.39 2.0 Bath 1,Z12 $2,125 $1:75 $1,880 $1.55 Three Bedroom 12 4.0% 1,971 $2,690 $1:.36 $1.36 11.5% $2,380 $1.21 $1.21 2.0 Bath 2,045 $2,730 $136 $2,415 $1.20 • TH Paid Parking $145 (Self -Park Gar/Encl) to $175, (Self -Park Gar/End) per month. Free parking available Amenities Trends Unit Appliance Common Yr -Qtr Quoted PSF Concession Occup % Net PSF Carpeting Disposal Business Center 20182 $1.83 11.5% 87.7% $1.62 Vinyl Plank Floors Dishwasher Clubhouse 20181 $1.89 10.7% 84.3% $1.69 Smooth Ceiling Microwave Movie Theater Rm 20174 $1.85 0.0% 90.0% $1.85 Window Blinds Range - Gas Party/Social Room 20173 $1.77 4.7% 79.7% $1.69 Granite Counters Refrigerator Smoke Free 20172 $1.89 4.8% 79.7% $1.80 Granite Islands WasherDryer Incl , Extra Storage 20171 $1.90 4.2% 64.9% $1.82 Undermount Sinks Fitness Pets Allowed 20164 $1.85 0.0% 52.4% $1.85 Patio/Balcony/Deck Fitness Center Fire Pit 20163 $1.84 8.5% 60.1% $1.69 Outdoor Pool Grilling Area 20162 $1.84 8.5% 28.1% $1.69 Fitness Trails LEED Silver Parking Self -Park Gar/Encl Notes: Occupancy began 12/2015. Construction complete Summer 2017. Parking range is Lincoln Property based on size of the space. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, 'rr Rental Competition Survey One Arlington 3400 W Stonegate Blvd Arlington Heights, Cook County, IL 60005 Utility Description L _T Service L _T Lights ✓ Trash ✓ Gas Forced Air Heat ✓ Water ✓ Unit Central AC ✓ Cable TV ✓ L=Landlord pays, T=Tenant pays Internet ✓ Unit Description Units Pct Sq Ft Studio 51 23.8% 549 1.0 Bath 8,8 _ 769 One Bedroom 113 52.8% 803 1.0 Bath $2.01 20163 1,012 Two Bedroom 36 16.8% 1,193 2.0 Bath 0.8% 93.5% 1,273 Two Bedroom 14 6.5% 1,303 2.0 Bath 1,521 • PH Unit Carpeting Wood Floors 8.5' Ceiling Window Roller Shades Range - Electric Movie Theater Rm Granite Counters Refrigerator Party/Social Room Undermount Sinks WasherDryer Incl Extra Storage Patio/Balcony/Deck Fitness Pets Allowed Fitness Center Car Charging Station Bike Storage Pet Wash Station Rooftop Sundeck Golf Simulator $1,965 Parking $2.21 Surface Parking $2.09 Attached Garage Notes: Occupancy began 10/2/14. Upper floors have 9-10' ceilings. Cook County -Northwest Class: A, Market Rate ID: 1342; YrQtr: 20182 < 10c upa,nc.y l Lined Me -A P SF JHa>ri > 00 Quoted Rent: $2.08 $2.40 0.0% Effective Rent: $2.08 20181 $1,599 $1.99 $1.97 $1,965 $1.94 $2.21 $2,499 $2.09 5k2` $2,669 M 12.20 $3,245 $2.49 $2.31 $3,245 84' 6 96.7% $2.32 $2. GO 8,8 _ 94.9% 1.9,0 20164 16,9,2 16q,3 16CA 11%,l 1I7qu- 17q,,3 fl3r;,# 13;1 9�5q:2 95.8% Economic Profile Occupancy: 93.9% Quoted Rent: $2.08 Concessions: 0.0% Effective Rent: $2.08 Rent PSF PSF Avg $1,449 $2.64 $2.33 $1,549 $2.01 20181 $1,599 $1.99 $1.97 $1,965 $1.94 $2.21 $2,499 $2.09 $2.10 $2,669 $2.10 4.3% $3,245 $2.49 $2.31 $3,245 $2.13 96.7% Trends Yr -Qtr Quoted PSF Concession Occup % Net PSF 20182 $2.08 0.0% 93.9% $2.08 20181 $2.06 2.8% 90.2% $2.00 20174 $2.21 5.6% 94.9% $2.09 20173 $2.23 4.3% 95.8% $2.13 20172 $2.32 0.0% 96.7% $2.32 20171 $2.16 1.9% 94.9% $2.12 20164 $2.01 0.0% 95.8% $2.01 20163 $2.12 0.0% 94.9% $2.12 20162 $2.07 0.8% 93.5% $2.05 Waterford Residential err. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuull . Rental Competition Survey 90 Park 205 Apartments 205 W Touhy Ave Park Ridge, Cook County, IL 60068 Utility Description L _T Service L _T Built: Lights ✓ Trash ✓ $2,000 Gas Forced Air Heat ✓ Water ✓ $2.51 Unit Central AC ✓ Cable TV ✓ 96.5% L=Landlord pays, T=Tenant pays Internet ✓ $2.47 20181 $3,280 $2.44 93.0% C Unit Description Units Pct Sq Ft Rent One Bedroom 57 49.6% 606 $1,725 1.0 Bath 20173 $3,795 881 '$2,000 One Bedroom + Den 7 6.1% 942 $2,360 1.0 Bath 0.0% 95.7% 1,064 $2,400 Two Bedroom 45 39.1% 1,080 $2,695 2.0 Bath $2.30 1,345 $3,280 Two Bedroom + Den 3 2.6% 1,316 $3,415 2.0 Bath Fitness Center 1,316 $3,415 Three Bedroom 3 2;6% 1,387 $3,785 2.0 Bath 20162 $2.40 1,423 $3,795 Paid (Tandem North Shore Class: A, Market Rate ID: 1475; YrQtr: 20182 < 10,caupa,nc.yILine� Net PSFJHa>ri Units: 115 Avg Unit SF: 975 Built: 2015 Renovated.. na $2.85 $2 $2.27 $2.51 $2. 7 60 $2.60 60 73 $2.70 Economic Profile Occupancy: 96.5% Quoted Rent: $2.49 Concessions: 0.0% Effective Rent: $2.49 Concession Rent PSF PSF Avg 0.0% $1,725 $2.85 $2.56 Unit $2,000 $2.27 Yr -Qtr Quoted PSF Concession Occup % 0.0% $2,360 $2.51 $2.38 20182 $2,400 $2.26 96.5% 0.0%q $2,695 $2.50 $2.47 20181 $3,280 $2.44 93.0% 0.0% $3,415 $2.60 $2.60 20174 $3,415 $2.60 96.5% 0.0% $3,785 $2.73 $2.70 20173 $3,795 $2.67 94.8% Amenities Trends Unit Appliance Common Yr -Qtr Quoted PSF Concession Occup % Net PSF Carpeting Disposal Business Center 20182 $2.49 0.0% 96.5% $2.49 Wood Floors Dishwasher Party/Social Room 20181 $2.47 4.3% 93.0% $2.37 9' Ceiling Microwave Extra Storage 20174 $2.46 0.0% 96.5% $2.46 Window Blinds Range,- Gas Pets Allowed 20173 $2.47 0.0% 94.8% $2.47 Patio/Balcony/Deck Refrigerator Parking 20172 $2.44 0.0% 95.7% $2.44 WasherDryer Incl Attached Garage 20171 $2.42 4.9% 93.0% $2.30 Fitness Tandem Space 20164 $2.44 0.0% 93.0% $2.44 Fitness Center 20163 $2.43 0.0% 88.7% $2.43 Outdoor Pool 20162 $2.40 8.3% 75.7% $2.20 Notes: Leasing began July 2015. Occupancy began Oct 2015. High-end finishes. SS appl, Lincoln Property tile backsplash,42"cabs. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, 'rr. Rental Competition Survey Reserve at Glenview 195 N Waukegan Rd Glenview, Cook County, IL 60025 Utility Description L T Service L T Lights ✓ Trash ✓ Electric Forced Air Heat ✓ Water ✓ Unit Central AC ✓ Cable TV ✓ L=Landlord pays, T=Tenant pays Internet ✓ Unit Description Units Pct Sq Ft; Studio 6 2.5% 630 1.0 Bath 4.0% 630 • Reduced Move in Fees Renovated. na One Bedroom 103 43.1% 750 1.0 Bath $2.33 810 • Reduced Move in Fees Rent PSF PSF Aye Concession One Bedroom + Den 18 7.5% 964 1.0 Bath 0.0% 964 • Reduced Move in Fees $1,650 $2.62 Two Bedroom 76 31:8%Q 1,105 2.0 Bath $1,800 1,271 • Reduced Move in Fees 2.2% $1,760 $2.35 Three Bedroom 36 '15,1% 1',3$5; 2.0 Bath $2.11 1,467' • Reduced Move in Fees $2,080 $2:'16 91 Paid Parking: $75 (Reserved Gar/Encl) to $125 (Reserved'Gar/Encl) per month Amenities Physical Profile Economic Profile Unit Appliance Common Yr -Qtr Units: 239 Occupancy: 89.5% 20182 Avg Unit SF: 1,013 Quoted Rent: $2.28 9' Ceiling Dishwasher Party/Social Room 20181 Built: 2015 Concessions: 4.0% Window Blinds Microwave Extra Storage 20174 Renovated. na Effective Rent: $2.19 Quoted Rent,, 20173 $2.33 Net Effective Rent 84.9% Rent PSF PSF Aye Concession Rent PSF PSF Avg $1;650 $2.62 $2.62 0.0% $1,650 $2.62 $2.62 $1,650 $2.62 88.7% $2.13 $1,650 $2.62 20164 $1,800 $2.40 $2.40 2.2% $1,760 $2.35 $2.35 $1,950 $2.41 79.5% $2.11 $1,907 $2.35 20162 $2,080 $2:'16 $2.20,12.0% $1.99 $2,039 $2.12 $2.16 $2,160 $2.24 $2,118 $2.20 $2,340 $2.12 $2.24 4.7% $2,230 $2.02 $2.13 $2,990 $2.35 $2,850 $2.24 $2,925 $2'11 $2.15 6.9% $2,722 $1.97 $2.00 $3,085 $2.19 uuuuuuuuuuuui, $2,871 $2.04 Paid Parking: $75 (Reserved Gar/Encl) to $125 (Reserved'Gar/Encl) per month Amenities Trends Unit Appliance Common Yr -Qtr Quoted PSF Concession Occup % Net PSF Wood Floors Disposal Business Center 20182 $2.28 4.0% 89.5% $2.19 9' Ceiling Dishwasher Party/Social Room 20181 $2.31 0.0% 93.7% $2.31 Window Blinds Microwave Extra Storage 20174 $2.26 0.0% 92.5% $2.26 Patio/Balcony/Deck Range - Gas Pets Allowed 20173 $2.33 0.0% 84.9% $2.33 Refrigerator Grilling Area 20172 $2.30 0.0% 80.8% $2.30 WasherDryer Incl Dog Run 20171 $2.30 7.6% 88.7% $2.13 Fitness 20164 $2.30 11.8% 85.4% $2.03 Fitness Center 20163 $2.30 8.2% 79.5% $2.11 Outdoor Pool 20162 $2.23 10.8% 71.1% $1.99 Playground Notes: In Feb. 2015, there was a trailer opened on site. Occupancy began in May, 2015. Greystar Located in a shopping center with a Mariano's Supermarket. 'rr NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, Rental Competition Survey River 595 595 S River Rd Des Plaines, Cook County, IL 60016 Utility Description L T Service L T Lights ✓ Trash ✓ Gas Hot Water Heat ✓ Water ✓ Unit Central AC ✓ Cable TV ✓ L=Landlord pays, T=Tenant pays Internet ✓ Unit Description Units Pct Sq Ft One Bedroom 5 8.3% 860' 1.0 Bath $1.46 $1.48 860 Two Bedroom 5 8.3% 1,325 2.0 Bath $2,482 $1.50 1,325 Two Bedroom + Den 30 50'V/1w 1,390 2.0 Bath $1.62 8.3% 1,390 • Type B 20162 $1.64 Two Bedroom + Den 10 16.7% 1,480 2.0 Bath 1,4$0 • Type A Two Bedroom + ben 5 8.36% 1,620 2.0 Bath 1,620 • Type D Two Bedroom + Den 5 8.3% 1,660, 2.0 Bath 1,660 • Type C Paid Parking: $100 (Self -Park Gar/Encl) per month Unit Appliance Carpeting Dishwasher Window Blinds Microwave Granite Counters Range Granite Islands Refrigerator Patio/Balcony/Deck Fitness Built: Fitness Center 92 'hysical Profile PSF Economic Profile $1,688 Units: 60 Occupancy: 93.3% Avg Unit SF: 1,397 Quoted Rent: $1.63 Built: 2011 Concessions: 7.7% Renovated; na Effective Rent: $1.51 it PSF PSF Avq Concession 829 $2.13 $2.18 7.7% 020 $2.24 159 , $1.63 $1.66 7.7% 1 $1.62 7.7% $1.60 7.7% $2,649 $1.60 $1.61 7.7% $2,689 $1.62 Rent PSF PSF Avg $1,688 $1.96 $2.02 $1,781 $2.07 $1.66 $1,993 $1.50 $1.54 $2,076 $1.57 $1.66 $1,957 $1.41 $1.47 $2,123 $1.53 $1.65 $2,205 $1.49 $1.49 $2,215 $1.50 $1.66 $2,371 $1.46 $1.48 $2,408 $1.49 $1.66 $2,445 $1.47 $1.48 $2,482 $1.50 $1.66 Free parking available. Trends on Yr -Qtr Quoted PSF Concession Occup % Net PSF Business Center 20182 $1.63 7.7% 93.3% $1.51 Party/Social Room 20181 $1.66 7.7% 91.7% $1.53 Extra Storage 20174 $1.66 7.7% 90.0% $1.53 Parking 20173 $1.65 7.7% 90.0% $1.52 Self -Park Gar/End 20172 $1.66 7.7% 91.7% $1.53 20171 $1.66 8.3% 90.0% $1.52 20164 $1.66 15.4% 90.0% $1.41 20163 $1.62 8.3% 83.3% $1.48 20162 $1.64 0.0% 83.3% $1.64 Notes: Opened 3/11. Landlord bills back gas, sewer and trash. Morningside Group NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, 'rr. Rental Competition Survey Tapestry Glenview 2550 Waterview Dr Glenview, Cook County, IL 60062 Utility Description L _T Service L _T Lights ✓ Trash ✓ Gas Forced Air Heat ✓ Water ✓ Unit Central AC ✓ Cable TV ✓ L=Landlord pays, T=Tenant pays Internet ✓ Unit Description Units Pct Sq Ft Studio 29 10.0% 599 1.0 Bath 20171 $2.19 599 One Bedroom 80 27.6% 715 1.0 Bath 92.1% $2.14 715 One Bedroom 56 19.5%6 822 1.0 Bath $2.24 16.7% 822 One Bedroom + Den 12 4.1% 1,019 1.0 Bath 1,019 Two Bedroom 84 2H% 1,064' 2.0 Bath wks,i.aa 1,064, Two Bedroom 29 . 10.0°16 1,212 2.0 Bath $��C',. GO 3=,t'$1.'S 1,212 Paid Parking: $60 (Reserved Gar/Enc) per month Unit Carpeting Wood Floors 9' Ceiling Patio/Balcony/Deck Fitness Fitness Center Outdoor Pool Business Center Party/Social Room Pets Allowed larking Attached Garage 93 Notes: Construction was completed April 2015. Occupancy began 10/10/14. Economic Profile Occupancy: 99.0% North Shore $2.18 Concessions: Class: A, Market Rate Effective Rent: $2.09 ID: 1341; YrQtr: 20182 $2.13 <10 cup4amcylILine� NetPSF Ha>ri> 100% 20174 $2.11 $2.30 98.6% $2.11 20173 $2.25 6.4% 98.6% $2.11 20172 $2.23 1.9% 92.1% $2.18 20171 $2.19 11.2% 93.8% $1.95 20164 $2.22 3.8% 92.1% $2.14 20163 $2.24 11.4% 89.7% 0 20162 $2.24 16.7% 81.4% $1.86 8181 wks,i.aa $��C',. GO 3=,t'$1.'S 0 8,p+ 16,92 16;3 16qA 11%,,1 1I7qu- l7q,,s 17q,4 13;1 15q,,, Notes: Construction was completed April 2015. Occupancy began 10/10/14. Economic Profile Occupancy: 99.0% Quoted Rent: $2.18 Concessions: 3.8% Effective Rent: $2.09 Rent PSF PSF Avg $1,499 $2.50 $2.56 $1,569 $2.62 $1,699 $2.38 $2.38 $1,699 $2.38 $1,810 $2.20 $2.20 $1,810 $2.20 $2,049 $2.01 $2.01 $2,049 $2.01 $1,924 $1.81 $1.81 $1,924 $1.81 $2,447 $2.02 $2.02 $2,447 $2.02 Yr -Qtr Quoted PSF Concession Occup % Net PSF 20182 $2.18 3.8% 99.0% $2.09 20181 $2.13 0.0% 97.9% $2.13 20174 $2.11 0.0% 98.6% $2.11 20173 $2.25 6.4% 98.6% $2.11 20172 $2.23 1.9% 92.1% $2.18 20171 $2.19 11.2% 93.8% $1.95 20164 $2.22 3.8% 92.1% $2.14 20163 $2.24 11.4% 89.7% $1.98 20162 $2.24 16.7% 81.4% $1.86 The Connor Group err. NWC Main and Central Apartments (Proposed Construction) iiiiiiiiiiiiiiiiiiii Rental Competition Survey The Residences at Hamilton Lakes 1133 N Arlington Heights Rd Itasca, DuPage County, IL 60143 Utility Description L _T Service L _T Lights ✓ Trash ✓ Gas Forced Air Heat ✓ Water ✓ Unit Central AC ✓ Cable TV ✓ L=Landlord pays, T=Tenant pays Internet ✓ Unit Description Units Pct Sq Ft Studio 3 1.0% 472' 1.0 Bath 472 One Bedroom 186 62.6% 655 1.0 Bath 859 Two Bedroom 96 32.3%a 1,146 2.0 Bath 1,299 Three Bedroom 12 4.0% 1,480 2.0 Bath 1,480, Paid Parking: $125 „(Reserved Gar/Enol) per montW, Unit Vinyl Plank Floors Smooth Ceiling Window Blinds Quartz Counters Tile Backsplash Undermount Sinks Patio/Balcony/Deck Sauna Hot Tub Steam Room Bike Storage Rooftop Sundeck Notes: Occupancy began in June 2017. Extra Storage Pets Allowed Grilling Area Picnic Tables Car Charging Station Pet Wash Station Parking Reserved Gar/Encl 94 DuPage County Class: A, Market Rate ID: 1688; YrQtr: 20182 < 10,coupa ncyIILine Net PSF J'Ha>ri > $2.30 ' 2'.s0 S,2'.10 $2. GO 1.'9„p x;1.aa Economic Profile Occupancy: 55.9% Quoted Rent: $2.24 Concessions: 1.3% Effective Rent: $2.21 Rent PSF PSF Avg $1,340 $2.84 $2.84 $1,340 $2.84 20181 $1,509 $2.30 $2.33 $2,016 $2.35 $2.24 $2,393 $2.09 $2.07 $2,670 $2.06 11.5% $3,133 $2.12 $2.12 $3,143 $2.12 1.7% Trends Yr -Qtr Quoted PSF Concession Occup % Net PSF 20182 $2.24 1.3% 55.9% $2.21 20181 $2.24 16.7% 36.0% $1.87 20174 $2.24 11.5% 25.3% $1.98 20173 $2.24 11.5% 21.9% $1.98 20172 $2.24 12.5% 1.7% $1.96 RMK NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, 'rr. Lease -up Absorption Survey 95 We have surveyed the market in order to determine the lease -up rates which have been achieved in newly constructed rental buildings in the Suburban Chicago market. Developments which have started lease -up since 2013 are summarized on the following page. The survey is showing average monthly absorption rates generally ranging from 10 to 20 units per month. Some of the slower leasing properties had issues particularly pertaining to that property, such as challenging locations and seasonal issues that can affect lease -up; for example, properties opening in the 3rd or 4th quarter start out more slowly and generally will notsee a pickup in activity until the spring leasing season. 'rr. NWC Main and Central Apartments (Proposed Construction) uuuuuuuuuuuui, Lease -up Absorption Survey Lease -up Survey TheSpr inp at 127th Plainfield Will 1Q2013 Fab13340 102 79 18 56 44 28 Amli Evanston Evanston North Shore 1Q 2013 Mar13195 22 29 36 31 34 25 1717 Evanston North Shore 1Q 2013 Mar13175 5 101 33 8 22 Ni -V7 Fi fty on the Pa rk Orland Park South Cook 2Q 2013 Apr -13 295 97 86 24 38 30 Randall Highlands North Aurora Kane 2Q 2013 Apr -13 146 11 34 32 25 37 Algonquin Square Algonquin Kane 2Q 2013 Jun13220 15 21 70 61 49 Central Station Evanston North Shore 2Q 2013 Sap 13 80 6 22 11 17 Avant atthe Arboretum lisle DuPage 3Q 2013 Sap 13 11'31 36 66 28 Wheaton 121 Wheaton DuPage 3Q 2013 Sap 13 306 76 138 0''.. 31 Tapestry Naperville Naperville Naperville/Aurora 2Q2014 Apr -14 298 87 One Arlington Arlington H4. Cook NW 3Q 2014 Sop 14 214 Tapestry Glenview Glenviow North Shore 3Q 2014 Sop 14 290 Oaks of Vernon Hills Vernon Hi l is lake 3Q 2014 Sop 14 336 Midtown Square Gl enviow North Shore 4Q 2014 Dec -14 138 E2 Evanston North Shore 1Q 2015 Mar15356 Reserveat GI env ew Glenviow North Shore 1Q 2015 May 15 239 Woodvi ow Deerfield North Shore 1Q 2015 Jun15248 Amli Deerfidd Deerfield North Shore 2Q 2015 Aug 15 240 Pa r1,205 Park Ridge Cook NW 3Q 2015 Oct -15 115 Northgate Crossing Wheeling Cook NW 4Q 2015 An16288 Courthouse Square WheatonDuPage 1Q 2016 May 16 149 Orland Park Crossing Orland Pa rk South Cook 1Q 2016 May 16 231 Springs at Weber Road Romcoville Will 2Q 2016 Aug=16 292 .. No, 680 Schaumburg Cook NW 1Q 2017 Apr117, 180 Centrum Evanston Evanston North Shore 2Q 20L7 JUI-17 101 The Main Evanston North Shore 2Q 2016 ME 16 112 Springs at Orc hard Rd. North Aurora Kane/Kendall 4Q 20166e€-.16 300 Brook on Janes Bolingbrook Will 1Q 2017 Mar<17. 288 Average Absorption Per Month - Stabilized ProjeRs P'*_ In I. - -up Northshore 770 Northbrook North Shorn IQ2616 Jan 16 347 Apex 41Lombard DuPage 2Q 2016' Oct -16 181'. Stall on Soul eKard Aurora Naperville/Aurora 3Q 2015111-16 ,. 425 Metro 59 Aurora Naperville/Aurora 2Q 2016 Feb47 ,.232 Uptown la Grange la Granve Cook Sauth 1Q 2017 Mar 17 214 Hamilton lakes Itasca Cook NW 2Q 2017 Jun 17 297 TheEmerson Oak Park Cook South 2Q 2017 Aug 17 270 Residences of Wilmette Wilmette North Shore 3Q 2017 Oct 17 75 Pra ino Winds of St Charles St Charles Kane 4Q2017 Dec 17 250 Ko l mscott Park lake Forest North Shore 1,0,,2018 Jan 18 99 Sp ri ngs at South El gi n South Elgin Kane 1Q 20119' Feb 18 300 '.. Deer Pa rk Cross' ng Deer Park lake 1Q 2018 Mar 18 236 Spr ngs at Canterfiel d West Dundee Kane 2Q 2018 M4y18 260 Atworth at Mellody Farm Vernon Hi l is lake 2Q 2018 JUHIJR 260 Marq on Main lisle DuPage 2Q2018 Aug -18 202 Average Absorption Per Month - ProjeRs in lease up Total Avg/Bldg/Qtr Avg Monthly Absorption Per Development For absorption pursp-, buildings are ronsidereds bift d at 90%lensed 19 28 39 22 33 26 72 0 30 11 27 4317 49 13 54 12 25 26 2018 Integra Realty Resources -Chicago, All Rights Reserved Avg Leased/ 19 23 24 8 34 22 18 4520 14 9 -19 10 37 43 10 37 35 10 10 15 38 24 12 15 40 41 35 35 36 42 39 30 13 17 48 40 59 35 39 17 11 44 80 14 87 23 52 33 18 112 48 27 72 18 60 98 18 10 11 18 9 14 5 12 13 13 10 10 11 11 23 21 18 7 13 8 8 7 13 10 5 8 10 40 18 14 21 52 11 0 20 46 8 10 4 0 16 5 72 27 50 9 13 23 11 25 43 14 12 71 62 4311 39 0 53 0 2 0 9 15 15 15 71 22 11 5 6 7 23 53 62 60 40 51 19 15 16 65 22 2 18 19 8 32 54 46 30 7 37 11 65 0 10 32 59 11 27 35 24 9346 15 17 12 14 5 172 5 30 12 24 6 102 152' 100 5 16 4716 75 25 48 16 129 332 341 417 301 332 230 137 373 534 375 171 338 368 315 273 392 829 431 243 779 477 43.0 55.3 37.9 46.3 33A 36.9 32.9 19.6 46.6 59.3 37.5 19.0 30.7 36.8 24.2 24.8 26.1 46.1 26.9 16.2 45.8 26.5 14.3 18.4 12.6 15.4 11.1 12.3 11.0 6.5 15.5 19.8 12.5 6.3 10.2 12.3 8.1 8.3 8.7 15.4 9.0 5.4 15.3 8.8 96 rrNWC Main and Central Apartments (Proposed Construction) �uuu i u�. Certification We certify that, to the best of our knowledge and belief: 97 1. The statements of fact contained in this report are true and correct. 2. The reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are our personal, impartial, and unbiased professional analyses, opinions, and conclusions. 3. We have no present or prospective interest in the property that is the subject of this report and no personal interest with respect to the parties involved. 4. We have performed any services regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. 5. We have no bias with respect to the property that is the subject of this report or to the parties involved with this assignment. 6. Our engagement in this assignment was not contingent'upon developing or reporting predetermined results. 7. Our compensation for completing this assignment is not contingent upon the development or reporting of a predetermined value or direction in value that'favors the cause of the client, the amount of the value opinion, the attainment of a stipulated result, or the occurrence of a subsequent event'Airectly related to the intended use,ot this appraisal. 8. Our analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the Uniform Standards of Professional Appraisal Practice as well as applicable state appraisal regulations. 9. The reported analyses, op`i-nibns, and conclusionswere developed, and this report has been prepared, in conformity with the Code of Professional Ethics and Standards of Professional Appraisal Practice of the Appraisal Institute. 10. The use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representatives. err NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui, Certification 98 11. Gail Lissner, SRA, CRE, and Jennifer A. Long made a personal inspection of the property that is the subject of this report. 12. No one provided significant real property appraisal assistance to the person(s) signing this certification. 13. We have experience in appraising properties similar to the subject and are in compliance with the Competency Rule of USPAP. 14. As of the date of this report, Gail Lissner, SRA, CRE has completed the continuing education program for Designated Members of the Appraisal Institute. 15. As of the date of this report, Jennifer A. Long, has completed the Standards and Ethics Education Requirements for Candidates of the Appraisal Institute. Jennifer A. Long Certified General Real Estate Apprai! Illinois Certificate # 553.001911, exp Telephone: 312-565-3422 Email .1 Gail Lissneri 5RA, CRE Certified General Real Estate Appraiser 5 Illinois Certificate # 553.001842, exp. 9/30/2019 Telephone: 312-565-3423 ner err NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui, Assumptions and Limiting Conditions This market study and any other work product related to this engagement are limited by the following standard assumptions, except as otherwise noted in the report: 1. The title is marketable and free and clear of all liens, encumbrances, encroachments, easements and restrictions. The property is under responsible ownership and competent management and is available for its highest and best use. 2. There are no existing judgments or pending or threatened litigation that could affect the value of the property. 3. There are no hidden or undisclosed conditions of the land or of the improvements that would render the property more or less valuable. Furthermore, there is no asbestos in the property. 4. The revenue stamps placed on any deed: referenced herein to indicate the sale price are in correct relation to the actual dollar amount'of the transaction. 5. The property is in compliance with all applicable buildi,ng,,environmental, zoning, and other federal, state and local laws, regulations and codes, 6. The information furnished by others'is believed to be reliable, but no warranty is given for its accuracy. This market study and any other work product related to this,ehgagement are subject to the following limiting conditions, except as otherwise noted in the report: 1. The conclusions stated in our market study apply only as of the effective date of the market study, a.nd no representation is made as to the effect of subsequent events. 2. No changes in'any federal, state or local laws, regulations or codes (including, without limitation, the Internal Revenue Code) are anticipated. 3. No environmental impact studies were either requested or made in conjunction with this market study, and we reserve the right to revise or rescind any of the value opinions based upon any subsequent environmental impact studies. If any environmental impact statement is required by law, the market'study assumes that such statement will be favorable and will be approved by the appropriate regulatory bodies. 4. Unless otherwise agreed to in writing, we are not required to give testimony, respond to any subpoena or attend any court, governmental or other hearing with reference to the property without compensation relative to such additional employment. 5. We have made no survey of the property and assume no responsibility in connection with such matters. Any sketch or survey of the property included in this report is for illustrative purposes only and should not be considered to be scaled accurately for size. The market study covers the property as described in this report, and the areas and dimensions set forth are assumed to be correct. 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Assumptions and Limiting Conditions 100 6. We accept no responsibility for considerations requiring expertise in other fields. Such considerations include, but are not limited to, legal descriptions and other legal matters such as legal title, geologic considerations such as soils and seismic stability; and civil, mechanical, electrical, structural and other engineering and environmental matters. Such considerations may also include determinations of compliance with zoning and other federal, state, and local laws, regulations and codes. 7. The market study shall be considered only in its entirety. No part of the market study shall be utilized separately or out of context. 8. Neither all nor any part of the contents of this report (especially any conclusions as to value, the identity of the appraisers, or any reference to the Appraisal Institute) shall be disseminated through advertising media, public relations media, news media or any other means of communication (including without limitation prospectuses, private offering memoranda and other offering material provided to prospective investors) without the prior written consent of the persons signing the report. 9. Information, estimates and opinions contained in the report and obtained from third -party sources are assumed to be reliable and have not been independently verified. 10. The current purchasing power of the dollar is the basis for the values stated in the market study; we have assumed that no extreme fluctuations in economic cycles will occur. 11. The values found herein are subject to these and to any other assumptions or conditions set forth in the body of this report but which may have been omitted from this list of Assumptions and Limiting Conditions. 12. The analyses contained in the report necessarily, incorporate numerous estimates and assumptions regarding property performance, general and local business and economic conditions, the absence of material changes in the competitive environment and other matters. Some estimates or'assumptions, however, inevitably will not materialize, and unanticipated events and, circumstancesmay occur; therefore, actual results achieved during the period covered by our analysis will vary from our estimates, and the variations may be material. 13. The Americans with Disabilities Act (ADA) became effective January 26, 1992. We have not made a specific survey or analysis of the property to determine whether the physical aspects of the improvements meet the ADA accessibility guidelines. We claim no expertise in ADA issues, and render no opinion regarding compliance of the subject with ADA regulations. Inasmuch as compliance matches each owner's financial ability with the cost to cure the non- conforming physical characteristics of a property, a specific study of both the owner's financial ability and the cost to cure any deficiencies would be needed for the Department of Justice to determine compliance. 14. The market study is prepared for the exclusive benefit of the Client, its subsidiaries and/or affiliates. It may not be used or relied upon by any other party. All parties who use or rely upon any information in the report without our written consent do so at their own risk. 15. No studies have been provided to us indicating the presence or absence of hazardous materials on the subject property or in the improvements, and our valuation is predicated 'rr. NWC Main and Central Apartments (Proposed Construction) �ouuuuuuuuuuui„u Assumptions and Limiting Conditions 101 upon the assumption that the subject property is free and clear of any environment hazards including, without limitation, hazardous wastes, toxic substances and mold. No representations or warranties are made regarding the environmental condition of the subject property. Integra Realty Resources — Chicago, Integra Realty Resources, Inc., Integra Strategic Ventures, Inc. and/or any of their respective officers, owners, managers, directors, agents, subcontractors or employees (the "Integra Parties"), shall not be responsible for any such environmental conditions that do exist or for any engineering or testing that might be required to discover whether such conditions exist. Because we are not experts in the field of environmental conditions, the market study cannot be considered as an environmental assessment of the subject property. 16. The persons signing the report may have reviewed available flood maps and may have noted in the market study whether the subject property is located in an identified Special Flood Hazard Area. We are not qualified to detect such areas and therefore do not guarantee such determinations. The presence of flood plain areas and/or wetlands may affect the value of the property, and the value conclusion is predicated on the assumption that wetlands are non- existent or minimal. 17. Integra Realty Resources — Chicago is not a building or environmental inspector. Integra Chicago does not guarantee thatthe subject property is free of defects or environmental problems. Mold may be present in the subject property and a professional inspection is recommended. 18. The market study and conclusions assume the satisfactory completion of construction, repairs or alterations in a workmanlike manner;; 19. It is expressly acknowledged that in any action which maybebrought against any of the Integra Parties, arising out of, relating to, or in any way pertaining to this engagement, the market study, and/or any other related work product, the Integra Parties shall not be responsible or liable for any incidental or consequential damages or losses, unless the market study was fraudulent or prepared with intentional misconduct. 20. Integra Realty Resources — Chicago, an independently owned and operated company, has prepared the market study for the specific intended use stated elsewhere in the report. The use of the market study by anyone other than the Client is prohibited except as otherwise provided. Accordingly, the market study is addressed to and shall be solely for the Client's use and benefit unless we provide our prior written consent. We expressly reserve the unrestricted right to withhold our consent to your disclosure of the market study or any other work product related to the engagement (or any part thereof including, without limitation, conclusions of value and our identity), to any third parties. Stated again for clarification, unless our prior written consent is obtained, no third party may rely on the market study (even if their reliance was foreseeable). 21. The conclusions of this report are estimates based on known current trends and reasonably foreseeable future occurrences. These estimates are based partly on property information, data obtained in public records, interviews, existing trends, buyer -seller decision criteria in the current market, and research conducted by third parties, and such data are not always completely reliable. The Integra Parties are not responsible for these and other future 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Assumptions and Limiting Conditions 102 occurrences that could not have reasonably been foreseen on the effective date of this assignment. Furthermore, it is inevitable that some assumptions will not materialize and that unanticipated events may occur that will likely affect actual performance. While we are of the opinion that our findings are reasonable based on current market conditions, we do not represent that these estimates will actually be achieved, as they are subject to considerable risk and uncertainty. Moreover, we assume competent and effective management and marketing for the duration of the projected holding period of this property. 22. All prospective value opinions presented in this report are estimates and forecasts which are prospective in nature and are subject to considerable risk and uncertainty. In addition to the contingencies noted in the preceding paragraph, several events may occur that could substantially alter the outcome of our estimates such as, but economy, interest rates, and capitalization rates,, behavior, of lenders, fire and other physical destruction, changes in title a deed restrictions, etc. It is assumed that conditions reasonabl time are consistent or similar with the future. not limited to changes in the consumers, investors and r conveyances of easements and y foreseeable at the present 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Addenda Addendum Qualificatio NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u Experience Managing Director for Integra Realty Resources Former Vice President and Appraiser for Appraisal Research Counselors Throughout her career, Ms. Ussnerhas focused onthe houoing/multi-familymarket, with particular interest incondominium development, apartment development, and the condominium conversion/deconversionmarket. Gail's work with condominiums and apartments spans many decades, providing consulting services to the original Chicago condominium convertors in the 1970s, and expanding to work in the conversion market throughout the United States. Gail has produced areport onthe condominium market on a Appraisalquarterly basis since 1997 and is co-author of the Downtown Chicago Condominium Report, a quarterly report delineating development trends and condo pricing in Downtown Chicago. In Gail's consulting and valuation work for apartment and condominium developments, the scope of work ranges from site and building plan consultations at project inception to market and feasibility studies along with comprehensive appraisals. Her work includes both urban and suburban properties and also includes townhome and single family residential developments. Gail has also testified as an expert witness in a variety of housing matters. She is frequently quoted in the local and national media and is a frequent speaker at real estate industry events. Institute: SRA Designation The Counselors of Real Estate: CRE Designation Board Member (2017-2020): State of IL Real Estate Appraisal Administr'ation and Disciplinary Board Village Trustee (2017-2021): Village of Glehwe Board of Trustees President: Realty Club of Chicago (2016) Vice President: Realty Club of Chicago (2015) Secretary/Treasurer: Counselors of Real Estate Midwest Chapter (2009-2014) Mentor: Goldie B Wolfe Miller Women Lead,6rs in Real Est�t#,Program at Roosevelt University (2008-2010) Member: Commercial Re Member: Real Estate InvE Member: Chicago Real Es Member: Lambda Alpha l Member: North Shore ua crain,Chicago Business:Jamed as one of Crains Illinois, Certified General Real Estate Land Economics Society Ely Chapter N, omen to Watch 2008 ssner, 553.001842, Expires September 2019 Illinois, Licensed Real Estate Managing Broker Gail Uoner,471.0o47s7 Expires April zo1e Wisconsin, Certified General Real Estate Appraiser - Gail Lissner, 2282-10, Expires December 2019 Bachelor ofArts from Washington univenitv 1e72. Phi Beta Kappa, 1e7z. Integra Realty Resources Chkago 400sRandolph ouxerzs chroamp.|1 �0601. 131.2565(:977 1:::31.25653136 Experience Senior Analyst for Integra Realty Resources Former Appraiser for Appraisal Research Counselors Jennifer A. Long began her career in valuation in 2003. Ms. Long specializes in the valuation of residential projects including some of the largest multi -family assets in the Chicago MSA. Assignments have included a wide range from valuation for financial reporting purposes as well as proposed construction valuation for construction loans. Ms. Long has also completed numerous market feasibility studies for developers and equity investors in multi -family rental projects. She has also completed numerous assignments in the office, industrial and retails sectors. Jennifer has provided services for a variety of projects with unsold condominium inventory, analyzing highest and best use for rental vs. continued condominium use. She has conducted extensive market research in the residential sector both in downtown Chicago and the suburban markets. Ms. Long received her Bachelor of Science degree in Finance from the University of Illinois. Candidate for Designation for the Appraisal Institute Member: University of Illinois Real Estate Alumni Forum Member: University of Illinois Alumni Association Illinois, Certified General Real Estate Appraiser, 553.001911, TOMMOT Bachelor of Science Degree, Finance, COURSES IN REAL ESTATE: Appraisal Institute Course 110: Course 120: Course 310: Course 330: Course 410: Course 510: Course 520: Course IL -VII: Course: Standards of Advanced; In Highest & BE General Appraise Advanced Cc Integra Realty Resources Chkago 400 I::: Randolph Suite 71.5 Chicago, I1 60601.. 1.. 31.2. 565 0977 1= 31.2. 565 3436 rr. co rn Addenda Integra Realty Resources, Inc. (IRR) provides world-class commercial real estate valuation, counseling, and advisory services. Routinely ranked among leading property valuation and consulting firms, we are now the largest independent firm in our industry in the United States, with local offices coast to coast and in the Caribbean. IRR offices are led by MAI -designated Senior Managing Directors, industry leaders who have over 25 years, on average, of commercial real estate experience in their local markets. This experience, coupled with our understanding of how national trends affect the local Markets, empowers our clients with the unique knowledge, access, and historical perspective they need to make the most informed decisions. Many of the nation's top financial institutions, agencies rely on our professional real estate op of real estate in their market. Local Expertise... Nationally! ers, corporations, law firms, and government best understand the value, use, and feasibility 'rr. NWC Main and Central Apartments (Proposed Construction)uuuuuuuuuuuui„u PRELIMINARY BUILDING CODE REVIEW 01-30-2019 M OU NT PROSPECT RESIDENTIAL 18088 10 N. MAIN ST. MT PROSPECT, IL PRIVATE MULTI -FAMILY RESIDENTIAL DEVELOPMENT- NEW BUILDINGS AND ASSOCIATED SITE WORK. APPLICABLE CODES. 2015 ISO 2015 IRC 20151ECC, 2015 MECHANICAL CODE, 2014 NEC, 2014 ILLINOIS STATE PLUMBING CODE, NFPA, 2018 ILLINOIS ACCESSIBILITY CODE, LOCALAMENDMENTS. 1. OCCUPANCY AND CONSTRUCTION TYPES (CONSIDERED SEPARATE BUILDINGS PER 510.2). S-2 PARKING GARAGE (OPEN) - FIRST FLOOR. 1A R-2 RESIDENTIAL -FLOORS 2-5. 5A 2. SPRINKLER, FIREALARM, SMOKEALARM 3. SPRINKLER, FIRE ALARM, SMOKE ALARM RECD BY SECTION 420 PROPOSED. AS REQUIRED 4. PARKING GARAGE. CLEAR HEIGHT REQUIRED. 7'-0" PROPOSED. 8'-2" (ADA VAN HEIGHT) OPEN GARAGE 408 .5, 405.5.2 EXCEPTION GARAGE WALLS. 20% OPEN AREA PROPOSED 20% GARAGEWALLS.40% OF THE PERIMETER TO BE OPEN PROPOSED 40% ON 20PPOSING SIDES 5. MAH AREA S-2 PARKING GARAGE 508.2 SM=UNLIMITED PROPOSED. 23, 750 GSF MAX AREA R-2, TABLE 508.2 SM = 38,000 SF PROPOSED. 24,720 GSF 8. MAX HEIGHT S-2 PARKING GARAGE, IA. UNLIMITED PROPOSED. 1 STORY ,13'-0" MAX HEIGHT R-2 WITH SPRINKLERS PER (903.3.1.1) & SECTION 510.2.8 (EXCLUDES 501.3-510.8) 510.2. (5) STORIES & 70ABOVE GRADE INCLUDING PARKING LEVEL. PROPOSED HEIGHT. 1 +5 STORIES, 70' 7. TABLE501 TYPEIA' TYPE5A' PRIMARY STRUCTURAL FRAM E 3 1 EXTERIOR BEARING WALLS 3 1 INTERIOR BEARING WALLS 3 1 EXTERIOR NON-BEARING >30' 0 0 INTERIOR NON-BEARING 0 0 FLOOR CONSTRUCTION 21 ROOF CONSTRUCTION 1.5 1 HOURLY RATINGS MAY BE INCREASED DUE TO OTHER CODE REQUIREMENTS AND WILL BE PROVIDED. 8. SEPARATIONS. SECTION 510.2 REQ'D 3 HOUR HORD RATING BETWEEN BUILDINGS. PROPOSED .3 HR TABLE 509 ROOM RATINGS. TRASH 1 HR PROPOSED 1 HR ROOM_FIREPUMP 1 HR WITH SPRINKLERS IN ENTIRE BLDG. PROPOSED 1 HR 9. STAIRS. ALL STAIRS TO BE ENCLOSED IN 2 HOUR RATED ENCLOSURE 510.2.3(EXCEPTION NOT APPLICABLE). RATING REQUIRED. 2 HR PROPOSED. 2 HR DISTANCE BETWEEN HANDRAILS REQUIRED 1009.3 EXCEPTION 2, IAC 508.74 REQUIRED WDTH BETWEEN HANDRAILS. 44" PROPOSED. 44" MT PROSPECT ORD 21-109 SMOKE HATCH REQUIRED PROPOSED. SMOKE HATCH MTPROSPECTORD,21-109. ROOF LADDER REQUIRED PROPOSED. STAIRS TO MAIN ROOF, LADDER TO HIGHEST ROOF OKI .K -ARCHITECT. 600 W. Jackson, Suite 250 Architects Chicago, IL 60661 10. ELEVATOR ENCLOSED ELEVATOR LOBBY NOT REQUIRED 3008.1 PROPOSED. OPEN ELEVATOR LOBBY ELEVATOR SIZE. I STRETCHER COMPLIANT 30024 PROPOSED. I STRETCHER ELEVATOR 11. CORRIDORS 1020 TABLE 1020.1 CORRIDOR WALL FIRE RATING 112 HR RATING PROVIDED. 112 HR CORRIDORMINIMUMWIDTH1020.2 3'-8" WIDTH PROVIDED. 5'-0". CORRIDOR, DEAD END 1020.4 EXCEPTION 2. MAH 50' PROPOSED. 20' 12. UNITDEMISING WALLRATING 708.3 REQUIRED RATING 1 HR PROPOSED. 1 HR 13. FLOOR CEILING ASSEMBLY BETWEEN DWELLING UNITS SECTION 420, 711.24.3. REQUIRED RATING 1 HR PROPOSED. 1 HR. 14. SHAFTS (510.2.3). REQUIRED. 2HR PROPOSED 2 HR. 15. MAXIMUM DISTANCE TO EXITS 11017 .2, SPRINKLERED. 250' PROPOSED. 125' APPROX. 10NMAIN PLANNING & ZONING 00 N MAIN AND CENTRAL RD February 12, 2019 Project #: 18068 ZONING DATA DISTRICT: 35-C A. PROPOSED: 97 UNITS B. SETBACKS: NO SETBACK REQUIRED REAR YARD ADJACENT TO RA. 25' PROPOSED REAR YARD 67'-1 0" C. MAXIMUM HEIGHT: 80' PROPOSED HEIGHT. 71' D. OPEN SPACE: NO REQUIREMENT PARKING REQUIREMENTS: REQUIRED. 115 PROPOSED. 129 ACCESSIBLE PARKING: REQUIRED.5 PROPOSED.5 4 SITE PLAN 10NMAIN O�'/�' OK -ARCHITECTS O SCALE 1-113' PLANNING & ZONING 01 r ` 600 W. Jackson, Suite 250 N N MAIN AND CENTRAL RD Architects Chicago, IL 60661 0' 12S'2� 0' February 12, 2019 Project #: 18068 DEVELOPMENT SUMMARY RESIDENTIAL: 97 UNITS ST I 1B 2B 3B LEVEL2 4 13 7 1 LEVEL3 4 13 7 1 LEVEL4 4 13 7 1 LEVEL 5 2 12 7 1 TOTAL 14 51 28 4 SETBACKS FRONT= 18'5" INTERIOR SIDE = 20'-0" EXTERIOR SIDE = 45-Y REAR = 71'-1 0" PARCEL 1 AREA: 68,375 SF FLOORAREA: 103,878 SF (1.52 FAR) OVERALL LOT COVERAGE: 39.3% PARKING 133 SPACES =14 SPACE PER UNIT (INCLUDES 5 ADA SPACES) AREA SUMMARY FIRST FLOOR ENCLOSED AREA=3,575SF SURFACE PARKING = 50,102 SF 2ND - 4TH FLOOR GROSS AREA 24,972 SFIFLR X 3 = 74,916 SF 5TH FLOOR GROSS AREA 24,340 SF 2ND -4TH FLOOR NET AREA 21,772 SFIFLR X 3 = 65,316 SF 5TH FLOOR NET AREA 19,168 SF 433' 6 p' 0" 367-0" 46' 3' EXL SIDE NEW CURB CUT 61101 W000 FENCEQIN GENERATOR INT SIE PRIVACY FENCE PAD &TRANSFORMER PEDESTRIAN ACCESS POINT �v 0 m TRASHACCESS JE ED COX16° PARKING oNc cowMN 134 SPACES �sPHAL" �' p ounweoF arcEsro". m¢av zo'L"I' � � � � BUILDINCABOVE PAVERS PER N. MAIN STREET PARCELI MT. PROSPECT STREETSCAPE NEW CROP OFF AREA (ROUTE 83) ENSIING CURB PARCELS REQUIREMENTS CUTIACCESS EXISTING PARKING LAYOUTTO REWIN LOT ROOF AMENITY %1 1,312 SF GROUND LEVEL I ,•=400" I10 N MAIN OK -ARCHITECTS SCALE: 1-40' PLANNING & ZONING 600 VV. Jackson, Suite 250 O _�� N MAIN AND CENTRAL RD 02 `Architects Chicago, IL 60661 0' 10' 20'' February 12, 2019 Project #: 18068 LEVEL 5 DEMISING PLAN 8IB 63SF 1,123 SF 744 SF STUDIO 96SFFpl 792 SF IB �56895TUDoFp 596SFTUDIO pIB IB 2B I 792 SF 744 SF 11224 SF of 744 SF 1,180 SF 1,376 SF 73' F ,138 SF ,138 SF 78SSE —BALCONY, IYP. LEVEL 2- 4 DEMISING PLAN 111-111, IOKW ARCHITECTS SCALE: 1" =40' W 600 . Jackson, Suite 250 O `Architects Chicago, IL 60661 0' 10'0' 2- ' 40' m iB YB a iB �B��B�DISF 1,1385E (.y 7385E BALCONY, IYP. TRASH CHUTE iB SF TRASH CHUTE STUDIO 6m SF YB 1,124 SF 10NMAIN PLANNING & ZONING 03 N MAIN AND CENTRAL RD February 12, 2019 Project #: 18068 GREEN ROOF WI MID- HEIGHT PLANTSJTL -- PWERS AMENITY TERRACE LOBBY ROOF CANOPY ABOVE ROOF PLAN 1"=40' 0" FTU SCREEN WALL I10 N MAIN OKWARCHITECTS SCALE:1"=40' PLANNING&ZONING 04 600 W. Jackson, Suite 250 O N MAIN AND CENTRAL RD `Architects Chicago, IL 60661 0' 10' 2 40' February 12, 2019 Project #: 18068 1 BEDROON 2BEDROOM 1 BEDROON } I �DROOOW OW 1 BEDROON ��O w 1 BEDROON N SIDI) w 1 BEDROOM � 2BEDROOM METAL BEDROON YL IE FINI COPI PREFINISHEDCEMENTITIOUS HORIZONTAL PLANK SIDING- - IVY,ORNAMENTALTRELLIS, OPEN TO BEYOND iii BUILDING ELEVATION - WEST l 2 B B" 3BEDROOM 1 BEDROOM 2BEDROOM FIBER CEMENT PANELS TO PARKING 2BEDROOM 1BEDROON 1BEDROOM 2BEDROOM w 1BEDROOM 1BEDROOM 1BEDROON 2BEDROOM PREFINISHEDVINYL METAL COPING WINDOW 100, 11 T LEVEL 05 .l LEVEL LEVEL 04 .l 4' 0" EVEL 02 l 13' 0" ¢ GROUNDLEVEL i ROOF LEVEL 4fi'- 5 35,- 0 4" EVEL 03 l 24' 0" EVEL 02 l 13' 0" ¢ GROUND LEVEL .l 0' 0" ¢ IVY, ORNAMENTAL TRELLIS, OPEN METAL CANOPY YBRICK SCREENWALL DETAILING �CASTSTONE BASE TO BEYOND ALUMINUM STOREFRONTSYSTEM FACE BRICK PRE -FINISHED CEMENTITIOUS HORZONTAL PLANK SIDING - 0 BUILDING ELEVATION - EAST (MAIN ST.) I ,•=30'0" I 10 N MAIN O�'A OK VV Jackson, SCALE: 1"=so' PLANNING &ZONING 05 r ` Chi W Jackson, Suite 250 N MAIN AND CENTRAL RD Architects Chicago, IL 60661 0 7.5'5' 1-' 30' February 12, 2019 Project #: 18068 METAL COPING } PREFINISHEDCEMENTI110U5 ROOF .� HORIZONTAL PLA NK SIDING I� L FI BER CEMENT PA NEL K 4B' O VIM'L WINDOW '� 35'-0 FACE BRICK f L IVY, ORNAMENTAL TRELLIS, L ND OPEN TOBEYOGRnUND ,. n. — I LEVEL D D BUILDING ELEVATION - SOUTH (CENTRAL RD.) 1„ W, 0 OKI OKW ARCHITECTS 600 W. Jackson, Suite 250 Architects Chicago, IL 60661 pui9uml®�fl:litlYUp®I Q • I��mHI PRE FINISHED LEVEL05 FIIBERC MENTBOARD 46'- 0" Wo. Onli0llllLEVELNl .. IA OPEN TO PARING �NNIN%/. ___...LEVEL 02 0" 0 BUILDING ELEVATION - NORTH 0'0" 10NMAIN PLANNING & ZONING OGV N MAIN AND CENTRAL RD February 12, 2019 Project #: 18068 5 -STORY RESIDENTIAL SECTION 1"=2f10• I 10 N MAIN OKWAVV. SCALE: 1-11' PLANNING & ZONING 07 600 . Jackson, Suite 250 N MAIN AND CENTRAL RD OKArchitects Chicago, IL 60661 0 6' 1� 0' February 12, 2019 Project #: 18068 4 -STORY RESIDENTIAL SECTION 1"=20' 0" I 10 N MAIN OKWAVV. SCALE 1-11' PLANNING & ZONING OpUU 600 . Jackson, Suite 250 N MAIN AND CENTRAL RD OKArchitects Chicago, IL 60661 0 6' 1� 0' February 12, 2019 Project #: 18068 EXTERIOR MATERIAL PALETTE FACE BRICK TYPICAL PRIVACY FENCE DETAIL OKI OKW ARCHITECTS 600 W. Jackson, Suite 250 Architects Chicago, IL 60661 CAST STONE BASE FIBER CEMENT PANEL PARKING SCREEN DETAILS CEMENTITIOUS SIDING LAP SIDING, SMOOTH FINISH, COLOR.'AG ED PEWTER IVY, ORNAMENTAL TRELLIS BRICK SCREEN WALL 10NMAIN PLANNING & ZONING O9 N MAIN AND CENTRAL RD February 12, 2019 Project #: 18068 I10 N MAIN OKW ARCHITECTS PLANNING & ZONING 0 600 W. Jackson, Suite 250 N MAIN AND CENTRAL RD OKArchitects Chicago, IL 60661 February 12, 2019 Project #: 18068 I 10 N MAIN OKW ARCHITECTS PLANNING & ZONING 11 600 W. Jackson, Suite 250 N MAIN AND CENTRAL RD OKArchitects Chicago, IL 60661 February 12, 2019 Project #: 18068 10 N MAIN, MOUNT PROSPECT RESIDENTIAL 28 -Feb -19 MATERIAL LIST MATERIAL MANUFACTURER SIZE COLOR REMARKS FACE BRICK GLEN GERY QUEEN'. 3-1/8"D X 2-3/4"H X 9-5/8"L MEDALIA COLLECTION'ROSEWOOD' CEMENTITIOUS SIDING JAMES HARDIE 6.25'MJ X 144"L AGED PEWTER LAP SIDING, SMOOTH FINISH FIBER CEMENT PANEL JAMES HARDIE 4'-0"X8'-0" SHERWIN WILLIAMS 6006SLACK BEAN' INTEGRATE REVEAL SYSTEM BETWEEN PANELS CAST STONE BASE FRANKLIN STONE 12"H X 24"L FEDERAL BEIGE SMOOTH WOOD -LOOK ALUMINUM LONGBOARD 6"W PLANK LIGHT CHERRY *These materials reflect the current design intent. Final manufacturer selections are pending bid negotiations. OKWARCHITECTS OKAPI, `, ` 600 W. Jackson. S. 9. 250ica Chgo, Illinois 60661 Arc1.yw``hitec[n- P312.19t8 o 00 akwerchitectscm CONCEPIUAL LANUSCAPEPLAN N. MAIN STREET 10 N MAIN OK'ArchNitecl' OKWARCHITECTS SCALE: 1"=ao' PLANNING&ZONING 600 W. JacksonSuite 250 N MAIN AND CENTRAL RDs Chicago, IL 60661 0 10' 2_0' 40' January 30, 2019 Project #: 18068 PRELIMINARY ENGINEERING PLANS FOR 10 N. MAIN N. MAIN STREET/N. ELMHURST ROAD/IL 83 & CENTRAL ROAD MT. PROSPECT, ILLINOIS PROJECT TEAM OWNER/DEVELOPER First Equity Group, LLC 205 West Wacker Drive, Suite 901 Chicago, Illinois 60606 312 8577000 Contac: Tom Lowe Harlem Irving Companies 4104 N. Harlem Avenue Norridge, Illinois 60706 773'65 3036 Contact: Nate Adams ENGINEER V3 Companies, Ltd. 7325 Janes A -- Woodridge, Illinois 60517 630 724 9200 Project Manager Brad Prischm P.E. i,prischman@v3cacom Project Engineer RandallAndersen, P.E. randersen@ 3co.com ARCHITECT OKW Architects 600 W Jackson, Suite 250 Chicago, Illinois 60661 312 798 7700 ContactKate Hauserman BENCHMARKS INDEX PRELIMINARY CIVIL ENGINEERING PLANS C0.0 PRELIMINARY TITLE SHEET C2.0 PRELIMINARYDEMOLITION PLAN C3.0 PRELIMINARYLAYOUT PLAN C4.0 PRELIMINARY GRADING PLAN C5.0 PRELIMINARY UTILITY PLAN P1.0 PRELIMINARYPHOTOMETRICS PLAN I— W W U) Z W Q F � O Q LUZ_ J a �nat z 4 UI I1� Loca(ng rnfofmat on �•�� Ettevdb, aavrrrva va Ca�j 48 h— before you ft `'O.0 kE et LU Z < < < 0 LU DEMOLITION LEGEND C2.01 ON SITE PAVING LEGEND SITE SUMMARY Z HEAVY DUTY PAVERS LOT—A PARKING SUMMARY °°�_""�° W HEAVY DUTY ASPHALT PAVEMENT a PRovioeo SIDEWALK PAVER PARKING PAVER (PERMEABLE) FULL DEPTH ASPHALT ICO RCN ETE PORKCHOP(CENTRAL) ��_,"" C3.0 ° w ° oCQl m aw E oM o 0 �� - - - - 11111111111 0 08 43 E 009 sz, [5, 0 0„ wp Z N. MAIN STREET/N. ELMNURST ROAD (IL ROUTE 83) (IDOTJURISDICTION) ---- --- 11 Ill Ill lllHUM, ON SITE PAVING LEGEND SITE SUMMARY Z HEAVY DUTY PAVERS LOT—A PARKING SUMMARY °°�_""�° W HEAVY DUTY ASPHALT PAVEMENT a PRovioeo SIDEWALK PAVER PARKING PAVER (PERMEABLE) FULL DEPTH ASPHALT ICO RCN ETE PORKCHOP(CENTRAL) ��_,"" C3.0 TMI a x Hill 166.41 E ....�. 1-9 x - w C ! m uses e � P .-..-.I �7--- ..._I Z M. MAIN STREETIN ELMHURSTROAD (ILROUTE 87) - Z - (IDOT JURISDICTION) --- - < Q w ,w > Z o t Z LuJ I C5.01 ll� < o Z_ ui I f7.FM.FM.FM._FF. E. F� 1. 'FM.FMP,[ ow N. MAIN STREET IN. ELMHVRST ROAD (IL ROUE 83) Z T (IDOTJURISDiCTION) I C5.01 ll� < o Z_ ui I C5.01 .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. .. PROPERrv�NE . . . . . - - - - - - - P; ........... N. MAIN STREET (STATE ROUTE 83) (IDOTJURISDiCTION) Lu 1 0 0 PROPOSED BUILDING (ENCLOSED PARKING) N. MAIN STREET (STATE ROUTE 83) (IDOTJURISDiCTION) Lu 1 0 0 y y h 0 r , d ¢ FW-. Eo O p rig oot -65 oiv%; .... Q r EXISTING '.. o STREETLIGHT TO REMAIN O p r" EXISTING O HANDHOLETO REMAIN O i PROPOSED RIGHT -OP -WAY LINE yaiGi�mmmmniim im�i EXISTING CURB �j RADIUS =±20' PROPOSED REWCATED SIGNAL POLE PEDESTAL '! (SUBJECT TO I`l APPROVAL) SIGNAL POLE PEDESTAL TO BE RELOCATED EXISTING CURB CENTRAL ROAD PROPOSED RELOCATED RADIUS =±16' _ (IDOT JURISDICTION)SIGNAL POLE WITH SIGNAL POLE WITH MAST MAST ARM (SUBJECT TO _ R ARM TO BE RELOCATED IDOT APPROVAL) PROPOSED CURB RADIUS February 14, 2019 Dear Planning & Zoning Commission, We're writing to all of you today because we hope you will approve the development at 10 N. Main Street tonight. We have lived at 101 N. Main Street for 31 years and in Mount Prospect for 34 years. We live across the street or kitty corner from the bank. This piece of property has long been an eye sore. When the building was there, it stood mostly empty and in disrepair. Now, the building is gone, which we're grateful that the Village got the ball rolling on this. We have seen the drawings for this new development, and we think it would make a beautiful addition to Mount Prospect. We believe we need to continue to increase the density of our downtown in order for it to thrive. We understand that the developer has taken into consideration the voices of the neighborhood and has made adjustments. We truly think this will be a beautiful development. We think the 5 stories is very much in line with the rest of our downtown. We're very happy and excited with the continued progress in our downtown and we're very much looking forward to future life here in Mount Prospect. Thank you, Roberta & Pat Hamann Tom Nelson Dear P&Z Commission Members, As a 35 -year Mount Prospect Resident and a 29 -year Realtor in the Mount Prospect market, I wanted to share my thoughts with each of you. As a charter member of the Mount Prospect Downtown Merchants Association, established in 2005, many of the downtown businesses were frustrated with the lack of redevelopment in the downtown area, especially as surrounding communities far and wide were actively redeveloping their downtown areas. Here we are 14 years later and the number of redevelopment projects in our downtown district can be counted on one hand. As a local businessman and resident whose company does most of its business in Mount Prospect, I urge you all to get behind the proposed redevelopment projects and move this town in the same direction as the countless others communities around us who have begun and surpassed us in this area. I empathize with all of you given the hostile objections you receive on these projects from the NIMBY residents and the organized groups coming out in force against these projects. I do not envy you sitting on the dais with irate residents shaking their fingers at you saying "Who do you think you are..." This is a hostile environment within which to make decisions. I can only urge you to make your decisions, however difficult, with the best long-term interest of the village as a whole in mind. The groups who object to these downtown and Rand Road development projects are mostly NIMBY residents directly affected by the projects. We need to remember that these folks purchased residential property abutting or near commercial property whose use will most certainly change over time, and they have little say in what that use will be. Make no mistake, they received a "location issue" discount when they purchased their property that discount will unfortunately be there again when they go to sell their property. They knowingly entered that transaction. We need to create the downtown that will appeal to the thousands of new residents coming to our town to raise their young families and the hundreds of commuters who will use the Metra. I see these people every day buying these homes. These are the young and baby stroller -owning people who will support our downtown district, these young families just don't have the time or the feeling of civic obligation they will develop in the coming years to attend these meetings and cheer. We are left with the curmudgeons who appear to be a larger group than they really are. We need to be "Forward Thinking", not stuck in the past. Rand Road - The recent vote on the Wendy's project on Rand was very disappointing. Mount Prospect has a limited amount of Rand Road corridor real estate and every bit of it should be used for its highest and best use: sales -tax -generating retail businesses and entertainment services. This vote should have been 4-0 for the project. Allowing the few to derail the many is simply wrong and part of your job, however angst -inducing, is to do the right thing for Mount Prospect as a whole. Be strong. I deeply appreciate your service to your community. Thanks, Tom Zander Date: 2/7/2019 To: Mount Prospect Planning & Zoning Commission Joseph Donnelly RE: Development of 10 N Main Street Mr. Donnelly, I am writing to you as a concerned resident and parent who is worried about the traffic impact the construction of a multi -unit development at 10 N Main Street will have on our neighborhood. We have been experiencing heavy cut through traffic from Central and Main that has resulted in me contacting the Public Works director requesting measures be put in place to slow AND limit traffic along Henry & N Pine streets. Public Works did put a sign based on our concerns on Main and Henry that states "No Through Traffic" but that hasn't stopped anyone. There are 3 different schools that use Henry/N. Pine as a pickup and drop off for their bus route. The cut through traffic is incredibly dangerous, as only people in a hurry are using this route to avoid the Main & Central intersection. I have had to make multiple calls to the police department to report speeding and blown stop signs in our neighborhood. This irresponsible driving is happening even when children are outside playing as they should be allowed to do. With the development proposed to add 70+ units, the added traffic is only going to get worse as there is no dedicated right turn lane at the Main/Central Intersection. The 10 N Main project tenants would be limited in turning left onto Main which could cause them use Pine as a cut through to access North bound Main Street. This development (which appears to have been approved with what we heard at the Trezero's meeting) will need to be conditional upon a traffic program to set up procedures/penalties for all cut through traffic. The Village has been reluctant to make any changes to date which is concerning. In order to promote safety along this route, the Village has a responsibility to ensure the residents and children are not subject to additional dangerous traffic on a development THEY approved. Please let me know the measures being taken to address these concerns that my family, along with our neighbors, have. I ask that this document be included in the meeting agenda and published in the minutes for the 2/14/19 public hearing. Regards, Brad Tomky 15 N Pine Street BradTomky@gmail.com ORDINANCE NO. AN ORDINANCE GRANTING A ZONING MAP AMENDMENT AND A CONDITIONAL USE FOR A PLANNED UNIT DEVELOPMENT FOR PROPERTY LOCATED AT 10 N. MAIN STREET, MOUNT PROSPECT, ILLINOIS WHEREAS, First Equity Acquisitions, LLC ("Petitioner'), has filed a petition for a zoning map amendment from R -X Single Family Residence to B -5C Central Commercial Core and a Conditional Use for a Planned Unit Development (PUD), for property located at 10 N. Main Street, Mount Prospect, Illinois ("Property') and legally described as: PARCEL 1: LOT 1 IN TRAPANI'S RESUBDIVISION OF PART OF LOT A IN BLOCK 1 IN ERNST BUSSE ADDITION TO MT. PROSPECT AND ALL OF LOT A IN HILLCREST, BOTH SUBDIVISIONS IN THE EAST 1/2 OF THE SOUTHWEST 1/4 OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED MARCH 18, 1999 AS DOCUMENT NUMBER 99266288, IN COOK COUNTY, ILLINOIS. PARCEL 2: THAT PART OF LOT A LYING EAST OF A LINE DESCRIBED BY BEGINNING AT A POINT ON THE SOUTH LINE OF SAID LOT A WHICH IS 10.33 FEET WEST OF THE SOUTHEAST CORNER OF SAID LOT A AND RUNNING THENCE NORTH 510.01 FEET TO A POINT ON THE NORTH LINE OF SAID LOT A WHICH IS 11.50 FEET WEST OF THE NORTHEAST CORNER OF SAID LOT A IN BLOCK 1 IN THE ERNST BUSSE ADDITION TO MT. PROSPECT BEING A SUBDIVISION OF THE SOUTH 543 FEET OF THE EAST 1/2 OF THE SOUTHWEST 1/4 OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. Property Index Number: 03-34-331-018-0000, 03-34-331-015-0000; and WHEREAS, the Petitioner proposes to construct one (1) principal five story, ninety-seven (97) unit apartment building with related improvements; and WHEREAS, a Public Hearing was held on the request for rezoning being the subject of PZ -03-19 before the Planning and Zoning Commission of the Village of Mount Prospect on the 14th day of February , 2019, pursuant to proper legal notice having been published in the Daily Herald Newspaper on the 30th day of January, 2019; and WHEREAS, the Planning and Zoning Commission has submitted its findings and recommendations to the President and Board of Trustees in support of the request being the subject of PZ -03-19; and WHEREAS, the President and Board of Trustees of the Village of Mount Prospect have given consideration to the request herein and have determined that the same meets the standards of the Village and that the granting of the proposed Zoning Map Amendment and Conditional Use permit and would be in the best interest of the Village. NOW, THEREFORE, BE IT ORDAINED BY THE PRESIDENT AND BOARD OF TRUSTEES OF THE VILLAGE OF MOUNT PROSPECT, COOK 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 President and Board of Trustees of the Village of Mount Prospect approve a zoning map amendment from R -X to B5 -C and grant a Conditional Use for a planned unit development consisting of one (1) principal five -story, ninety-seven (97) unit apartment building, and one hundred thirty (130) parking spaces subject to compliance with the following conditions of approval: 1. "A Plat of Resubdivision must be completed before a certificate of occupancy may be granted; 2. Submittal of a landscape, irrigation, and photometric plan that comply with Village codes and regulations; 3. Compliance with all applicable development, fire, building, and other Village Codes and regulations; 4. Accessible parking stalls shall not share access aisles and shall be provided on the shortest accessible path; 5. All ground and rooftop mounted mechanical equipment shall be screened according to Village Code; 6. Development of the site in general conformance with the site plan prepared by OKW Architects dated February 12th, 2019, except that the western row of parking stalls shall be reduced in length to sixteen feet (16) and the southwestern interior parking stall shall be removed; and 7. Development of the building in general conformance with the elevations plans prepared by OKW Architects dated February 12th, 2019, except that the plans shall be modified by the Petitioner as directed by Village staff to make the elevations consistent with downtown development." SECTION THREE: This Ordinance shall be in full force and effect from and after its passage, approval and publication in pamphlet form in the manner provided by law. AYES: NAYS: ABSENT: PASSED and APPROVED this day of March, 2019. Arlene A. Juracek Mayor ATTEST: Karen M. Agoranos Village Clerk VILLAGE OF MOUNT PROSPECT, IL Request for Proposals: Main and Central Site Issuance Date: September 21, 2016 Submittal Deadline: October 21, 2016 VISION � ECONOMICS I STRATEGY 1 FINANCE I IMPLEMENTATION VILLAGE OF MOUNT PROSPECT, IL Request for Proposals: Main and Central Site Issuance Date: September 21, 2016 S. B. FRIEDMAN & COMPANY 221 N. LaSalle St. Suite 820 Chicago, IL 60601 T: 312.424.4250 F: 312.424.4262 E: info@sbfriedman.com Contact: Geoff Dickinson T: 312.384.2404 E: gdickinson@sbfriedman.com 5B FRIEDMAN I DEVELOPMENT ADVISORS i www.sbfriedman.com VILLAGE OF MOUNT PROSPECT, IL Request for Proposals: Main and Central Site 'III,,,, able iii° ent SECTION PAGE 1. Overview.............................................................................................................................................. 3 2. Site Facts and Goals and Objectives.....................................................................................................4 3. Submission Requirements....................................................................................................................6 Appendix A: Residential Conceptual Site Plan............................................................................................10 Appendix B: Retail Conceptual Site Plan.....................................................................................................11 Appendix C: Proposed Prospect & Main TIF Boundary...............................................................................12 Appendix D: Cross Access Easement Appendix E: Parking Easement Appendix F: Environmental Information S. B. FRIEDMAN & COMPANY 221 N. LaSalle St. Suite 820 Chicago, IL 60601 T: 312.424.4250 F: 312.424.4262 E: info@sbfriedman.com www.sL)fi,-iedrrnan.corrn SB FRIEDMAN I DEVELOPMENT ADVISORS H www.sbfriedman.com 1. Overview The Village of Mount Prospect, Illinois is seeking proposals for the redevelopment of a 1.57 -acre property located at the northwest corner of Main Street and Central Road in Mount Prospect, Illinois (the "Site" or "Main and Central Site"). In recent years, the Village has worked to demolish an outdated retail building and otherwise help prepare the Site for redevelopment. The Site is located two blocks north of the Mount Prospect Metra Station and is a unique commercial or transit -oriented development opportunity. Based on a review of proposal materials, the Village will select a short list of development teams to interview. After the interviews, the Village will select a preferred developer and begin negotiations of a redevelopment agreement for the Site. The Village is interested in moving the process along as quickly as possible as this Site is in a key strategic location of the Village. Process Timeline Village Issues Request for Proposals (RFP) September 21, 2016 RFP Responses Due October 21, 2016 Village Notifies Shortlisted Teams Two weeks later Teams Interview Two more weeks later Village Selects a Preferred Development Team and begins negotiation of a redevelopment agreement One week later 513 FRIEDMAN I DEVELOPMENT ADVISORS 3 www.sbfriedman.com 2. Site Facts and Goals and Objectives Preferred Prograim The Village strongly prefers either retail or higher -density residential—e.g. rental apartments, condominiums or townhouses—development proposals. The Village is open to other market -feasible uses such as office. Prior Naininfing Efforts The Village of Mount Prospect's Main and Central Site offers a unique transit -oriented development opportunity. For several years, the Village has been interested in improving the appearance and walkability of its downtown while increasing its tax base through high-quality redevelopment. The Village has worked with The Lakota Group to develop a market-driven conceptual plan for the Site as part of the Village of Mount Prospect Downtown Implementation Plan Vol. 2: Vision & Implementation (the "Master Plan"). The conceptual site plan includes both retail and residential uses as shown in Appendices A and B. The Village is also open to other viable land uses that are not included in the master plan concepts such as office. The land uses included in the concept plans would benefit from key site and locational assets, enhance the character of a key gateway to the Village's downtown, increase the tax base, and potentially provide amenities for Village residents and visitors. OwnershiptatLA Despite the Village's extensive efforts to determine ownership to address serious long-standing Code violations, due to regulatory interventions by the FDIC, current ownership remains unclear. Through its court -authorized demolition and environmental remediation efforts, the Village has corrected all Code violations and environmental contamination, and secured a significant property interest in the site though the entry of a judgment lien. Final ownership will be determined through a Cook County Sheriff's foreclosure sale on the Village's judgement lien, which is worth approximately $750,000. This process is expected to be completed in November 2016. The Site is currently zoned RX Single Family Residential. The Village will work with the preferred developer to change the zoning to allow the Site to be developed consistent with the vision of the Master Plan, if needed. Development should be consistent with newer high-quality development in the Village and nearby. It is required to follow the Village of Mount Prospect's Village Code including regulations on zoning, signs, historic preservation, flood hazard areas, design guidelines, landscaping, tree preservation, impact fees, and engineering specifications. The full ordinance is available: http://www.sterlinEcodifiers.com/codebook/index.php?book id=802 5B FRIEDMAN I DEVELOPMENT ADVISORS 4 www.sbfriedman.com Proposed Prospect & Mahn 'III""III IIS District The Site is located inside the existing Downtown Tax Increment Financing (TIF) District, which was created in 1985. The Village is currently planning to dissolve the Downtown TIF district and creating a new and larger Prospect & Main TIF District that will include the Site within the TIF District's boundary. The Village engaged SB Friedman to assist with the creation of this new Prospect & Main Avenue TIF District. The new TIF District is expected to be established in early 2017 and expire in 2040. The Village is open to requests for TIF funds to support eligible redevelopment activities on the Site such as public improvements, public parking, land acquisition, streetscape, and eligible construction activities. A map illustrating the boundary of the proposed Prospect & Main TIF District is provided in Appendix C. Village IH in in ilI Objectives To date, the Village of Mount Prospect has invested approximately $650,000 in the Site including remediation and demolition. Development of the Site has the potential to produce property and sales taxes and catalyze long-term investment in the area. While recovery of the Village's investment is a goal, the final evaluation of responses at the proposal stage will be based on all the selection criteria outlined in the "Submission Requirements and Respondent Selection" section (Section 3). Property E111CLAimbrainces The Site has a cross access easement agreement and parking agreement with the Huntington National Bank, formerly FirstMerit Bank, and formerly LaSalle National Bank, located on northerly adjacent parcel (the "North Parcel"). Under the agreements, the Site (here the "South Parcel") grants the North Parcel access to the South Parcel for ingress and egress of pedestrians and motor vehicles to Main Street and Henry Street. The North Parcel gives the South Parcel the same access, allowing motor vehicles and pedestrians access to Henry Street. Finally, the North Parcel grants the South Parcel's patrons parking access to the "North Parcel Parking Area," as defined in the agreement, while conducting business on the North Parcel. The agreements should be closely reviewed with respect to proposed development of the Site. The Village will assist the chosen development team in amending or vacating these parking and access Copies of the cross access easement and parking agreements are provided in Appendices D & E. The Site has had Phase I and Phase II environmental site assessments performed within the past two years. The Phase I and Phase II investigations defined two environmental conditions at the site: i) seven (7) abandoned, heating oil underground storage tanks, and ii) dry cleaning contaminants resulting from a former cleaners located on the Site. The Village contracted V3 Companies in 2015 to perform remedial investigations and cleanup work following demolition, and to enroll the site in the Illinois EPA Site Remediation Program in order to secure a comprehensive No Further Remediation letter. The Remedial Action Completion Report completed following the cleanup work demonstrates that the site has been remediated to residential cleanup standards and that residential construction is allowable across the entire Site. Illinois EPA plans to issue a residential No Further Remediation letter in September/October 2016 that includes a site restriction related to maintaining a small 5' x 10' asphalt barrier (cap) along the western property boundary. Copies of the Phase I and II studies, and an illustrative map are provided in Appendix F. SB FRIEDMAN I DEVELOPMENT ADVISORS 5 www.sbfriedman.com 3. Submission Requirements Proposals should include and/or be accompanied by the items outlined below. The Village reserves the right to seek clarification of any information that is submitted by any Respondent in any portion of its proposal or to request additional information during the evaluation process. Any material misrepresentation made by a Respondent will void the proposal and eliminate the Respondent from further consideration. 1. Transmittal Letter and Executive Summary providing a narrative description of all key aspects of the submittal. 2. Description of Development Team including an experienced lead developer entity, equity partners, architects, engineers, attorneys, economic and financial consultants, construction managers, leasing and management companies, and other development partners, as applicable. Specific requirements include the following: • Narrative describing the roles, responsibilities, depth of experience, and size of each firm. • Resumes of key personnel assigned to the project, including relevant experience. 3. Organizational Chart or Diagram outlining the composition of the development team. The diagram should present differentiated structures for development and operations, if applicable. Specific requirements include: • Contact names, addresses, titles of position, and nature and extent of the interest of the lead developer firm, officers and principals as well as similar information on key partner entities and leadership. 4. Financial Information about the Lead Developer Entity demonstrating the capacity to complete the project. To be kept confidential, this information should either be submitted to the Village of Mount Prospect's consultant in a separate sealed envelope or brought to a scheduled in-person appointment for the consultant's review. Specific requirements include the following: • Letters of interest from private lenders, financial joint venture partners or equity partners for redevelopment of the Site. Letters should indicate that the party has sufficient capacity, understanding of the project, and scale of financing required, and the amount the party would be willing to finance. • Respondent must provide a listing and a brief description of all legal actions within the past five years in which the Respondent or any team member or associated entity (e.g., joint venture member, etc.) has been: a) a debtor in bankruptcy; b) a defendant in a lawsuit for deficient performance under a contract; c) a respondent in an administrative action for deficient performance on a project; or d) a defendant in any criminal action. The Respondent must also disclose any bankruptcy or foreclosure proceedings in which the firm or any individual in the proposed project team has been involved. SB FRIEDMAN I DEVELOPMENT ADVISORS 6 www.sbfriedman.com 4. Development Proposal. The proposal should include and/or be accompanied by the following: DEVELOPMENT PROGRAM & OPERATIONS A. Project Program a. Gross and rentable building square footage b. Building specifications to the extent they are currently available (e.g. anticipated levels of finish, materials, construction type, etc.) c. Site and building plans and renderings B. Project Schedule. Please provide timing detail, including anticipated phasing assumptions and key dates for each major project event: construction start, occupancy, stabilization and any others as applicable. C. Support for Program and Revenue Assumptions. Please provide detailed documentation regarding program and operating assumptions (e.g., rent comparables, tax comparables). D. Marketing/Leasing Plan and Level of Tenant Commitments/Relationships. If applicable, please provide a matrix of targeted tenants, including the status of discussions, and/or a history of the Developer's relationship with key tenants and/or users. E. Management Plans for Operation. Narrative about the Developer's long term expectations for the Site in terms of ownership and management (e.g., build and hold, merchant build, other) BUDGET & FINANCING DATA F. Detailed Development Budget. Please provide a detailed development budget. It should include all cost assumptions and a description of the data sources used to inform cost estimates and provide copies of such sources, as available (e.g., contractor estimates, engineer's opinions, brokerage contract proposals, etc.). G. Project Pro Forma. Please provide a pro forma for the project. The pro forma should clearly outline absorption, income, expense and reversion assumptions (if applicable). H. Anticipated Sources of Funds. Please include detail on the anticipated capital stack for the project including dollar amount and percent of debt and equity financing. PURCHASE PRICE AND VILLAGE ASSISTANCE (IF ANY) I. Purchase Price. Please provide projected payments to the Village for land and development rights clearly indicating the price being offered for the Site with terms and conditions J. Village Assistance. Please provide a detailed description of the requested Village assistance, including any TIF financing and/or off-site public improvements, if any. A clear narrative SB FRIEDMAN I DEVELOPMENT ADVISORS 7 www.sbfriedman.com outlining the reasons the requested assistance is needed to make the project feasible. Also, please note if other assistance may be required (e.g., assistance with IDOT and/or utility companies, other). Selectioin Criteria Evaluation of the Respondent's proposal will be based upon: • Completeness of submittal. • Project design and achievement of Village objectives for the property. • Demonstrated financial resources and capability to both acquire and develop the property, including having adequate financial resources to develop the project such as internal resources for ongoing operations and support, ability to secure construction and permanent financing, and ability to manage contingency in accordance with the project schedule. • Status of legal actions involving any team member or associated entity of the development team. • Financing commitments. • Overall fiscal benefits to the Village. • Land price The Village of Mount Prospect and its consultant(s) may also review any other information that is available to them, including but not limited to information gained by checking references and by investigating the Respondent's financial condition. Responses should be sealed and clearly marked with the RFP name and date due, as follows: REQUEST FOR PROPOSAL: MOUNT PROSPECT MAIN AND CENTRAL SITE DEVELOPMENT OCTOBER 21, 2016 All copies of the documents should be delivered to the Village's consultant at the following address: Geoffrey Dickinson, AICP SB Friedman Development Advisors ATTN: Mount Prospect Main and Central Site RFP 221 North LaSalle Street, Suite 820 Chicago, Illinois 60601-1317 Any questions during the proposal response stage (September 21 — October 21, 2016) should be directed via email or phone to: Geoffrey Dickinson, AICP SB Friedman Development Advisors ATTN: Mount Prospect Main and Central Site RFP 221 North LaSalle Street, Suite 820 Chicago, Illinois 60601-1317 Email: gdickinson@sbfriedman.com 513 FRIEDMAN I DEVELOPMENT ADVISORS 8 www.sbfriedman.com Phone: (312) 384-2404 Or Bill Cooney, AICP Director of Community Development Village of Mount Prospect 50 S. Emerson St Mt. Prospect, IL 60056 Email: BCooney@mountprospect.org Phone: (847) 818-5328 5B FRIEDMAN I DEVELOPMENT ADVISORS 9 www.sbfriedman.com Appendix A: Conceptual Site Plan 1 SB FRIEDMAN I DEVELOPMENT ADVISORS 10 www.sbfriedman.com Appendix B: Concept Site Plan 2 SB FRIEDMAN I DEVELOPMENT ADVISORS 11 www.sbfriedman.com Appendix C: Proposed Prospect & Main TIF Boundary SB FRIEDMAN I DEVELOPMENT ADVISORS 12 www.sbfriedman.com Appendix D: Cross Access Easement Agreement SB FRIEDMAN I DEVELOPMENT ADVISORS 13 www.sbfriedman.com A l l: 14AM OARTZ & FREEMAN ��f0, 2994 . 2-- 9784034 p.go t of i9 4309/094' 04 01 i9V'3_f.'t.25 10021 4�1 ink CtUMty i4'er.orr 37.00 Wl phis UMC Agrement (" megla) is mMc asof A 1997, bet m CAS TRUS " ��M`qday of +��incnwt � �,�. . �'"� �d �Crw�rt � Trot �^, Personally � 1. vSouth � �� WNW, L,.Ld.C., an Illinois llm UdWlity company (�e� l C and RECITALS e rw , r i� 1V N.. d d;., �. 10. p$..Y r: ,►,.. r 4.&.. d1 z 170. raore sPecifically set forth In this AgO A V i\EL`aLTu'.1 \ 1 "oAr and in consideationotthe Recitals, the Inwn.tua) covenants set forte hercinw, and fir' good and 3W"able� consi "on the rcc,60 and stlf'hcie nc of Which are Ilerclay o 'edge tr n Parcel ner anti Sonstl "aril t rzncragree follows l e , . The Recitals set forth above are Of this Agreement incorporated by this reference as part 2' Definid-O The following terms used herein, the following meanings: unless otherwise defined shall have (a) "Approved plans" shall have die meac.ing set forth in Section 4(c). b tTJ ( 1;G� r��L I-l"hate_ followl*ng image" s) may be o, 1p,o",,,00r quality " to the Poor quality 0 0 the oiriginal. " JAN. l 6. 1998 . l l : l4AM SARTZ & FREEMAN " ' _ NO. 2994--7P, 3 Area, the No t(h) "Eksciueht sI collectvoly , the No ) Am MWthe rhh P Fad. 4r �ia o parcel Roadway eSouth,I ah Parcel Roadway "e Saa�eatae Authorities" shall mean any govenwi a rl audwty ' having 1�is�li�ron over r ththe �i 2 (d) °""o' gee" shall mean the bolder of a first lien mortgage or other Cmu brance ,atfect ng a . Section 3(c). (e) "North Parcel Identi£eation Sign" shall have the meaning set Borth in M 3(b)(ii), "North Parcel P "� 13"r+ea shall have the meaning set forth in Section (9) "North Parcel Roadway Area,, shall have the meaning set forth in Section sic Parcel t�wncr, (h) "Owner" shall mean either or both of the North Parcel Owner or South ,generally. (i) generally. "Parcel" shall mean either of both of the North Parcel or the South Parcel, J �) "Site Improvements" shall have the meaning set forth in Section 4(a). (k) Section 3(c). "Soot$ Parcel Identification Sign" shall have the meaning set forth in (�) "South Parcel Joint Entrance,,QD shall have the meaning set forth in Section 00 (m) 3(a)(ii), "South Parcel Roadway d yAma" shall have the meaning set fortSin Section � (n) "South Parcel Sfgn Arte shall have the meaning set forth in Section 3(a). 3(d) (0) "South Parcel Trash Area" shall have the meaning set forth in Section 2 RTZ & FREEMAN P. 4— JAN. 16. 1998.11: 1.5 AM NO. 2994* j 11 T R,!j I N P,ivas and convoys to Nor(h�*cel P South Parcel Owner hereby gmts, 0"el and its successors azid Migu, As an easement aPPUrtOwnt to the North P": 0) 3II*n-"cIuSiVV`, hmocaisle atidPerPetu'll cas=ent for ft-VI'Mand OW" Il r, upon and across &c portion of, Che South Fareel ideritified an the Sime aa 11. and hmbafter referred to as, the o$outh parce, Jo,nt gntrenee" Si PI to PrO Inotor vehicle acrd pedestrian traffic, to and from the NOT& Part vide acom�rar el from And to, the, public roadway cOMITIOnly'knomm an North Wn streN, and to and from the pwKing area Incated On the South Parcel to Whicl) NOrth?wccl Owner has certain rights pinm t to a S t License Agreemenf of evenclate herevith, n tpara 6 (")* non-txclusivc, irrevoCable and PerPCUUI easement for �aW 1911 I'M, upco and across the portion of the South parcel in asI t identified on the Site lan l' and hem*aafter Prefermd to as, t)o "South Parcel Roadway Area�l to Pwvide: access ibr notor vehicle and Pedestrian traffic to and from m the North parcel froand to the pubfie roadways commonly known as North Maju Street and Henry Streetand, during,the teTm OC the Liclanse Agrcealcnt demn'bed PAMV) belowi, to and fi-om the parking area located on the SoMbI to which NoM Parcel owner has certait rights purs t License AVtenjent of even date here , uan to a sepwile with (b) !WXa%X-,4ns_aud Par gy— MTI. NOrIh Parcel Over hereby orft8, F -"s and c0nVcYS to South Parcel ovmor a—ad Its successors and tto tMigns, as caj,.eUcut$ appurenant the , Solith Parcel, (j) a mu-oxcjusjvc, UTIevocable and paperuW e8o;cM*Td for gr q and cgre'53 'I'ver, Von and across that portion of the North Parml wWch j Site Plan as, and is hemb3 identified: on the Y refi"Fred 10 k% the "Nortli Parcel Roadway Area", to provide access for motor Vehicles and Pedc=Wn traifflc to and frow the Souili Parett to the ublic road known as 1 -IM -AY Streep t; and non-exclusive, irrevocable, and Perpetual e0sement for Paricing d r—Mil or $I � - , - P'lrWse$ on those Port'olls of the North Pavel Usefor sl gi c) ves and convoys South Parcel' Ownreb �er hey gnats, Owner and its succe&wrs and mssigns, as an casomen,t OPPUMPAnt to the North Parcel, a non.-cxclagive, in oe CV 'Able and perpeuW tascrncntliri&�­- instAllstd,On, repair and replaccalwt (if necMwy) of a Pylon or other identiftig sign, entifying the Site And/Or anY tenants or other occupwits Of the Norti, Parcel , (the mor Parccl C4 1 or CIz m J I AN. 16.1 1998- 11: 1 5AM OARTZ -I, FREEMAN 0 NO. 2994 ' P. 5 SouthP"cel 0"Or Wrcs thel and any sign 100"Pa on the South mel (11soug Ideatification SiP,") "I be Irwtallodin thearea desi I Parcel sign 9fthted on the S' AxWand that the South Paircal Idenaficatfoo Sip sholl conf Itc Plan atVjeISok3tb and ordinmees of the GOYmMmental Authoritie& ortn to sign rasWcfimj$ Parc&j owner (d)!WLI Aria, South Parcel 0"11 haebY glants, gives and conveys to Northdits mlcmsors and &-rsPs, as An eAsemcnt aPPuTtClIget to th"N6jth puoelo 4n exclusive, itrevocable wW Perpetual easement for the loeation of trash and prbag"facie$ (the "South 'awl Trash Am,,) jocatcd on a pordon or the South pa I identified e was the Site 'Plan us thc South Pamel Tmsh Arm rcc (a) M-U4MLQt4M Bad Owner hereby gmnts to theother owcer, f benrAt of the Pamel owned by such C�mmc I or tk r, the 6gh ............ am JAll, 16. 1998.11; t6AM RTZ & FREEMAN NO, 2994 P. 6 r ' � 1 w � • " � w. �w .�� w w ' rM " � w • 1 a wsr M rw r w M M p S M Y :,w M w X fiw "ffi� 1 a ► w M l specificaluons,or such M w M ♦ M lus and w M M w Site :ww ;Mw . rrm w w w w M w, w M M r M w « w MSM y a w w s }: w M � M Sww � Y . MV S 1 M M •. M k. M w w w w w eM s w 1 r M w M Mw Ir w w al M uM M « +M + IM R JAN. 16. 1996 -11: 17AM �+ARTZ & FREEMAN • N0. 2994•- P. 7—• Y c clusirre liability of North pateelOV4ner ' n'dtriode by NorthParr l''Wner with respcct to themte �� other aati� expressed • l� 'd'a�C`mts� ltC { (d) at�[ar r . l ovetxaeaat<v, North '' le tiod Yf tactic of i O wtaer its to ts, and their ��, �apl app , n'c f and invtw z i a 1, r the oath p � corast�tloa tt� Of til ori of Site i:ra for 0) m construction ay d i l " a IMP aaeats to on the South Pafcch {il) the installatio. of a. �.. coastrucdon trellerM Oil) the AM& of uifarnena raacltitt iallstioaa of the itrc losap'�ear {iv) dac icsllatlon goodserY and in ectiora the of It test's n , hrasiar�s; ) a i dation of a pom", conduct the�; for a as a ppropriatc tttility� sez�rir� for flee � o f . �e lalortl�a '� '`� if necessary, for � coa�ctioii of iarrra'+ot�ernea�ts on ; and (vii) nor ss over and across ttae �a� eek or a South PQr0C1 as am to 'el ' to the such other portioars rra regoing, provisions thiis VZ'- Each owner droll use the BwOm nt Areasooly in compliaac�e irlt y., walls,, fences or �a�raaarat aaacN in oapllance with all applicable law, ordl�wces. l" it lers of any sort Shall be 00p�ct'ed or maintained flee (C;% as tray � mil ted in tlae Approved plans) wWch ,shall prevent or � enfant s exe:ise a�f the a xat and rights of orad rano oaax tlae a or POdestrian traffic; provides granted la for laicttlar or m control the orderly flow of aoaal�le ac controls may leo installedas n " arY to gulde �") oath Parcel owner mayirr;�tall ming or fencing Peel � � may � � h � i' >� around the South shall, at $ole " oral y p,placabre laws and Ordinances and Worrier p 0 wner an from datSouth01 P tease, Pay for all services necessary to rem rwve the Parcel � gra a the bus" es conduced on dee North P (°) lr.. h Owner with ,respect to its Parcel, shall, at its sole cost C and expense, except as sPecl scally Provided elsewhere in this A ant: u (i) maiatah4 repair and replace the pare t; within or f9nning part of the bo of the h P�dl, gutters and curbs located Parcel; {°) maintain. repair and replace the lamdscaped areas located on each C.0 11 perforin and pay for snow and ice plowing; C) beoefi {av) Perform and pay for the repair and maintenance of the tihli'tics ` _ O S its P r cel; ►� JAN. 16. 1998 -1 l :17AM �ARTZ & FREEM;S • NO. 29944 -P, 8 PRY all real pa.. and SPCCW assessmerds Pre'stiw e J by� Sltee s "before on erne �lel� t; aud �e w� Parc,cel, pay or all utility saWce to the Site'mProvotmtsiocated on its R014fi-OMS&L The w n x' a � d, ; replacemenz.' " * �wben aU& the obtigations to r ws there as and extentw to r r thereofto wj" first installed. No , =aintcpance, repairor f any of the r. M nonts JAN. 16. 1998.11: INA OARTZ & FREEMAN • NO. 2994-'P, 9-- w . N �ay N: ww t N y,a@ 11..,r.w' w w r Y aY : A is �rN N,. • wN 1M 1 g '� � { r ar .am 1 w> w w w C N �'.w ��N d wA PN w a�:♦. r, r w.. � "Y'� y„ , N N. r w w w w Na* � � a � �` * �r: w s N w n w "" r ► a ; a 11 w M w , N rr w N w „ " r , Y r rr t w r„ N u r s w w • w a" � �, :� �a a +� w az N r 4 s m MJf « " N w JAN. 16. 1998.11:19AM �ARTZ s FREEMAN 0 � 'NO. 2994' "T 1 Q. is d. Each and all of the granted or creatcd h in awl appwtenant to the Site attd = rights e and right! El JAN, 16. 1992 11:20AM ARTZ & FREEMAN • N0. 2994 P, ll underthe Rules of the American Arbitration Association then in ��t. jud award rendered in such arbitration may be entered in any court Ment opo, the Win jurisdiction omeor (b)Notwithstanding herein, if other thatt t �lattytltl� to the conte contained ent ffiet North el yin conjunction with r "rs or replacenterib Em the South � driatt Entrance" i ever be "evil s to the South l-cad ur the Soot, Parcel O or " °'* " W#y Area, then such Owner may Shall eat be cd a ing order or other court y seek an immediate injunction, restraining order, with or without notice as the court Shall allow, w thout itav' g to Provide the other Owner notice or opportunity to cure this c t o'�" fes. Any to enforce its rights and remedies under ea at Shall be eotided to reitttbur ent for all cosu and C related tlierrew, including reasonable attorney's fees, as may be awarded by any court or arbitration panel. bar in d) 'n autounts due hereunder which are not paid schen due,, shall t the date due until paid at five per cent Published) in cess of the oar1 time to time by the I�atll Strect to nolo longer published thex em the baseme corporate lending rate publicly announced by First, Nationai Bank of Chicago), e L n w, , amounts due from Otte Owner to another hereunder shall Constitutea, "en upoo on the parcel owned by the defaulting "+�" ur� which lien, shall be,;: junior to a mortgage or =0010byaAce held by 04y Mortgagee. Tite lieu created hereby may be forcelowsed in the maluler of a mortgage. ! .. Each Owner shall cant at all t4nes, by it, co ercia l l liability insuc y ► r pc a to the Parcel owned than 'Two i'+�rlsiilion Dollars ($ , G'l ,000.00 mbitted uding a trt� liability, in an amount not less lirrait rite other per oecurren a or such higherlam may rWonably rogtet t and procure .for its et rt policy. Each insurattr Polley shall name the other, Owatcr, and their res ective iaavitces and contractors, and an It l insu t aloyces, tenant licensees, ► Y l'ottgagee, as ,tdditiortal ltts,„ Each Owner shall, from time to time upon the request of the other a other lam policies or ecrtirbrates evidencing such ros r � p °► frrrtisit to the State that such insurances coverage may not be rc can ei� or lo�� torte i shall teras thirty (30 days" prior wri 'su tactics ica each party hereto. 16. N29All notices and other cctnuntrWcaoOns veo sinal be in wri Iii p''staataat to this Agreement and be deem properly ser^vxe^gid If delivered in pe 11 tea the paw to whom It is addressed or two (2,) days ,air deposit In the,Ul S. Maul it` r rakt postage prepaid by Ilrti'terd Staten nc ,lstered ox cat.Itied mail, return recelpt requested, addressed s t'etllet^s. 0 1f to South Parcel Owner: [R The Chicago Trust Company QD 0 R JAN. 16. 1998 11:20AM *RTZ & FREEMA1,' With a Copy to: If to North Parcel owner 0 NO. 2994"P. 12" : - - 171 North Clark Street Chicago, Illinois 60602 UG. UiSAtsam o Cosmos W `I`. tt ,. , rja Ave. Chicago. Illinois 60659 lvll'NB, L.L.C. --- 50 North Main Sired Mt. Prospect, Illinois 60056 Atte: Sennett Trapani With a copy to: Edward L Halper, meq. Schwartz Freers. 401 N. ate g,an Ave., Suite 1900 Chicago, IL 60611 Fitt party may c ,,fie the Anile of the rSott or address to which notice sand other commrunjcatiOns am to be given by So Ro fying the other party. 17- u a 14 the event that eithor Ow= is at any t w a l truuSt urr olhe tee, then the beneficiary or heneticiarics of sash trtrwt a1 1C1 have all liability of as Cher horcunder and not in any .vay bt exculpated or relieved Ofiaai ility by amort of the Maw,el r in hick le title to thc' Parccl is held,. stwb thu tonowing poor 4 'due ualitythe oNa of the oriig,ina 11 *4' I 0 JAN. 16. l998 i I : 2 [ 0 RTZ & FREEMAN NO. 2994 P. 13". is, IW3Asrftn not W50nly but s alolely T as n)gee lent is eXecutedversants "a CAC990 TMSt CDMPaMy. , " as OfOl"Zid- All tU wd,coudWons to be performed hcrftiodcr by'llm Chicago TrVA CQ'nPMY In underwk= liability by it S*tcly MIs mom Tx%utoe, 03 af*,Iid I to4,divjdy. wljand no Personal bility I be SWUBMW Or WObic qWust '490 , rruo pany, of any bweliclary of tb, 416rosald trum by VUSM of any of the mVrescntat'*r�3 Or wammtits cOnWmW in this Agrement , R4 W"M'SS "THEREOF, the patties hereto have executed this Agreement of y and year first above wrift. en as the da ALWL _1 ------- - Secretary A - Legal Dedcription of South p&mc, B - Legal L)mcliption of North Parcei C - Site Plan M CHICAGO TRUST COMPANY, as Trustee aforesaid SEE ATTACHED EXCULPATORY BY: CLA JSE FOR SIGNATURE Its: mm MPNJ3, L.L.C., an Illinois limited liability company By: Bennett ', Manager THIS ROCU NT" WAS PRBPAREDBY ANI) A RECORDING SHALL )3g RLTURNM TO: JOY S. Goldman, I*- SCHWARTZ & PREMMAN C-0 401 NOW, h4ichi,gan Avamw -11 S"4ite 1900 Qln ChiC490, IL 60611 (312) 222.08()1 12 JAN. 16.1 1998 .11:2 A ARTZ & FREEMAN • N4. 2994 P. 14- 18' IMM-FA�tiO . This Aermnent is execuCed by Tfle ChkagQ TrUst company, not Personally but sorely as T�Wtge as Afortsald, All the covenaw a to be PerfOrtned hemuntler by lie Chicago ad Ccmditiom Tmst COMPROY are undertakeit by it qWely j$ Trume, as af�lftaid and not individually, and ro penongl liability shaU be asseeed or "dorceable 4pk= The Chic4go, Y Trwt� COMPBM or &V bcneAciuY Of dw ObXWd bug$ by Mson Of an of the covcwnb,� staftments, Agre=ieat. ftVmwMlo0$ or wanwift contlimd in ft and III WTTNFM WHEREOF. the Parties hereto have executed this Agreementas of the day Attest: -------- � Secretary Legat Description of Nora, Parce, plan 'ME CHICAGO TRUST COMPANY, as Trustee aforesa,ld By: Its: MPNB, L.L.C., an nlinOis limited liability COMP ay "u""JUICIN9,10 Avenue Suiw 1900 CwcaRo, IL 60611, tP 222-0800 JAN. 16. 1998 - l 1: 21AM S�RTZ & FREEMAN • NO. 2994 P. 15 tIx It MR t"9834 a 1'tita Isl fM l f 0 TRUST CO vii!, AS Ill�,l�aI f1«9"t" li- W t U19 USE t` AICIM11MUM "13 aat�a "1b X M of't a � m Vd by Md Ir " daa �49 e no pa"rtes. ind lmd* ttlrtitttot. cwws�aanrataaltar ftartd rood tlawatt � of the �"twrntae W'boa In fra- � " to be the wantantiowt, W=Rld � hemin made on the �atsta c f and "�tco aro ''ai�ttal�, �d� � � of a& " �dcd Rot. w'ittr itr rgptea+ t ass. aatd 4gr ants by the a or � tho nrr of bbtdin said i'ttt ee �'pgy" tnt arra rltado ad is t5 Portion of the trust irr� raa I lealiy d ltemin, ad th In$ �� of tuldfa not in it; own r im solely in rite eatsnciara of � tt� ttt nt ax tttAd acrd � by $aid 'l bmft liability or �ott$1 tsslblli Onft�d Upon It as ate . °I�stasa; ttt�slt-no tY is .ranted nor $hall at m t rrsowtal Trust many, on as ount c of"this haw �' be aa�tsrtru e n oa eab e a "apt The Map p t or ttn aorwotrnt of away , a o rrptea sttt$tatroo„ tao�ar�anaart or OVWMawwt of ttaw amid Iwswttoxs itt Bala itrssrttotettt tstl, alti�" aid or Irpllrwi al,� $tom er being o waived and cas lro , l liabi ft if aqy, Date: Nervernt r 2 1.1997 #� The (-limp Trujtee t Compaq, as la"rlder "I'tttst NO1069 4 By: Auest: State of Canty of Cook SS. the UUdendpod. a. N'Otary Pubfirim and AW die Co and Mato' aa:f AaWsttaawtt 'Viet Iat°c�sideant aaad Aslant doh alrlr wtify that the above ttmedl to be the same pew$ona wlroao rwa s � of THE C 00 CVn "t�.l ' , 1w�rtadlY ikooawxa to as Anhoo, SmVtaary, are sutaat"�d tbo in traa tt as a� tlrrclY, re rete tlxal t 4'lac President and deli the �d `n n anent the Dawn a d �bhoatar � � Paxson and � ! r+f � t trace Read Y and as tiro fry sttd vxwwlo � al, rtcd and "sa w'"min +t fottlt; atad than sold , sAiste at tai` Rot r Said t�trrn ray %rr r $ista�nt Saar, as , of the arca than treed them aolcnoty d tl ttt the said be atlbtod to said lrwsra M to Real of said arty", rtWWd the vot�tarrate -coal of SAM tel?' y to Heart as laid AssImat srrMNY3 own frft. Rad "IU Rot an a era the lima and voloa ofsar d Cam av,�" for the trate and 0005" tJwtain amt forth. � � Ret Given tinder my hand and Notarial Seat this 2lat day of Nova:mber, I997_ I : f'IN- SUM of a t l" PUBLfC cxcu prfka,yClamnwalYmuj Rcv 119 40 0 Cb CD I JAN, 16. 1998.11:22AM 41ARTZ & FREEMAN STATE OF eR) cOUNTY )SS.) • NO. 2994— P. 16- I hereby —Ny of cartify that on 6s, "" , µ r» w �, "�1997, before the w rappeared Ir N M kglzr .- r " ecuted *n , Nk M. T.wt 't J N « .f the Cornpanyasnta • offio,vr. Given under MY hand and notarW seal ft of ,r .. 15 [SEAI.j JAN, 16. 1998-11:22AM �WAR7Z & FREEMAN • N0, 2994 P. 17 SAN''' BAW AND TRUST COWAMP X.A. a rat oell aM �iati a l ortgag dated July,3o, 19&6, tad iexf September to, 1 986, in the Regi o�� � holder+ Cook C*Uty " D ut NO. L 3547 CXCCUtioat and 1 ewer tip o� l� lr by co ntts to d o%l� of �. ��In& Cascxnenr Agrecumat , -, � n ah s a ref rias 30dcel` �'" ,�lirr thereto. at said Mowe is subject —'N WITN SS-WHF2MF. the undersigned has caused fts-irm b�_ its duly authorized officers on its behalf at Chica trei Lisigned by 1997, lin, Illinois on this � day of AL13ANY BANK D TRUST State of., ,.. ''. 1 County of eooic SS M M M d Y ., 1 1 M '. 1. ul 14q " ► M •li. M Aw y � � � 1 N• # 1 ivenunderffly haW aWnotarial Of"O"'CIAL SEW WE r0 jV pwbk, of 8wots 1t �h [S FAL] 15 �0 V 1997 Harm: Cz Cr h" JAM. 16. 1998,11:23AM 41 ARTZ & FREEMAU NO. 2994--P. :AI II: LOT mAo (EXCJ�pr TIM XOP-178, 77.W FMT POWON 71M SOUTH LIM OF SAID L0 AT A SOV { �,..1' " ° " its.. N �,,w WEST a^ �i.. TO W ON THE Nop 'TH 124B OF 510-01 PEET THE NoRrif WT CORNMZ Op SAID LOT "Al IN -RLO FE13T VMST OF ADDMON To MOUNT PROSECT BMWO AS CK I* IN THE MST BUSSE O.IY �,,. c� JAN, 16. 1998 -11: 23AM ARTZ & FREEMAN is NO. 2994 P. 19 Nil .� L 1Y M' w 10 i8 I� J rrvnflla't i' Zid7w, 11-8661 '91 "tivf . Appendix E: Parking Easement Agreement SB FRIEDMAN I DEVELOPMENT ADVISORS 14 www.sbfriedman.com 02/13/04 FRI 12:30 FAX 847 818 2074 DECLARATION OF CROSS PARKING EASE C.0 RECORDER ROLLING MD F_rjiqqAe °"hien "" MW6 Via: $40. cook 00jInt7 Rc 'rdar of tf U,,jo, 0211VA04 W42 W PW. t or 0 [a 002 THIS IDECLARATIoN of Cross Parking Easement (this "Declaration") is made as of this qday of 00' 4, by USaile Bank National Association, not personally or Individually, but as Trastee la, et 1'ruat Agreement dated December 31, 2002 and known as Trust No, 130652 ("South Parcel Owner") and MPNB, LLC, an Illinois limited liability company ("North Parcel Owner"). RECITALS: A. South Parcel Owner is the holder of legal title to certain property and Improvements located al the intersection of North Main Street and Central Road, Mt. Prospect, Cook County, Illinois, commonly known as 2-40 North Main Street, Mt. Prospect, Illinois, and legally described as set forth in Exhibit "A" attached hereto and made a part hereof (the "South Parcel"), The South Parcel is presently improved with a one story retail building and associated driveways, sidewalks and parking arras and consists of approximately 1,64 acres, The South Marcel presently ha nine (S) ,striped parking spaces east of the retail building commencing at Central Road and running along Main Street ("East Parking Area of South Parcel") and sixty-seven j67) striped parking spaces In the parking lot north of the retail building ("North Parking Area of South Parcel") for a total of seventy- six (76) striped parking spaces. B. North Parcel Owner is the holder of legal title to certain real property located at the intersection of North Main Street and Henry Street, Mt. Prospect, Look County, Illinois, commonly known as 50 North Main Street, Mt. Prospect, Illinois, and legally described as set forth in Exhibit "S" attached hereto and made- a part hereof ("the North Parcel")., The forth Parcei is presently improved with a two story bank/commercial building and associated driveways, teller drive- throughs, sidewalks and parking areas and consists of approximately 0.59 acres. The North Parcel presently has twenty-five (25) striped parking spaces east or the hank/commercial building ("North Parcel Parking Area"). C. The North Parcel and the South Parcel are adjacent, each to the other, and as . contiguous properties are hereinafter together referred to as the "Site", and are depicted In the Site Plan attached hereto and made a part hereof as Exhibit "C" (the "Site Plan"), 02/1$/04 FRI 12:00 PAX 847 818 2074 C.0 RECORDER ROLLING HD Q 000 D. There is a Cross Access 1586eMilt Agreernent recorded November 25, 1997, with Cook County Recorder of Deeds, Cook County, Illlnols, as Document No. 97-884034 benefiting the North Parcel and the South Parcel ("'Driveway Easement'"). . E. ' The North Parcel Owner and the South Parcel Owner desire to declare certain rights of shared parking and shared access to parking areas for the nonexclusive benefit of,North Parcel Owner and South Parcel Owner, and each of their respective successors, assigns, beneficiaries, licensees, lessees and business Invitees (hereinafter collectively "Beneficiaries"). NOW THEREFORE, North Parcel Owner and South Parcel Owner, in consideration of the mutual promises and covenants hereinafter set forth and -for good and other consideration, the receipt and sufficiency of which Is hereby acknowledged by all parties hereto, do hereby agree and declare as follows: 1. All of the provisions, covenants and agreements set forth and agreed to in the Driveway Easement are hereby made a part of and incorporated herein as if fully set forth herein. 2. North Parcel Owner and South Parcel Owner each agree to maintain on its respective property an area for parking of°motor vehicles, and the Benef'iciar'ies of the North Parcel Owner shall have the right to park on the South parcel and the Beneficiaries of the South Parcel Owner shall have the right to park on the North Parcel subject to the following: a) The North Parcel shall contain not less than twenty-five (25) striped hard - surface parking spaces (the "North Parcel Minimum"). b) The South Parcel shall contain not less than seventy-six (76) striped hard - surface parking spaces (the "South Parcel Minimum").. c) All of the foregoing required parking spaces shall be located on the respective properties in reasonably convenient and accessible locations. d) The North Parcel Parking Area may be restricted to customer parking only and may be limited as to maximum parking time allowed (eg., thirty (30) or sixty (60) minute parking) all in the discretion of the then North Marcel Owner. e) The East Parking Area of South Parcel may be restricted to customer parking only and may be limited as to maximum parking time allowed. (eq., thirty, (30) or sixty (60) minute parking) ail In the discretion of the then South Parcel Owner. 02/13/04 FRI 12:30 PAZ 847 818 2074 C.0 RECORDER ROLLING ED I'Rj004 f) I"lie North Parking Area of South Parcel nay rant he restricted as to who may park there and for what maximum period of time without the written consent of the owners from trrnne to time of the North Parcel and the South Parcel„ such written consent,, If any,, to be recorded against the subject properties.. g) By mutual written agreement recorded against the subject properties. and notwithstanding the foregoing, the owners frorn time to time of the North Parcel and the South Parcel may establish and enforoe raffles and regulations governing parking on its respective property, which rules and regulations may be with respect to, but not limited to, designating the parking areas and striping the parking .spaces, designating handicap only parking spaces, reserving parking spaces for specific Beneficiaries, limiting the length of time parking Is permitted, installing parking meters, designating one-way traffic lanes, limiting speed In the parking areas, installing speed bumps, limiting the size of vehicles permitted In certain parking spaces, assigning control of the parking areas to the "tillage of Mt. Prospect or other governmental authority, and other rules or regulations related to parking on either the North Parcel or the South Parcel. h) The North Parcel Owner and the South Parcel Owner shall each maintain on its respective parcel not less than the minirnurn number of parking spaces as the appropriate zoning or other rules or regulations or ordinances of the Village of Mt. Prospect shall require from time to time as either a separate Parcel or considering both parcels as a single tract (if such number of parking spaces I's greater than the North Parcel Minimum and the South Parcel Minimum, as applicable). No liability ,shall be imposed upon either North Parcel Owner or South Parcel Owner for any lass, damage or injury in conneotton with the use by any person, flan or entity of time Driveway Easement or the Parking basement, except as shall be imposed by paw upon owners of real property. . North -Parcel Owner and South Parcel Owner each agree to maintain the Driveway Easement and the Parking C=asement on their respective parcels in good condition and ,repair. Sw This Declaration is executed by LaSalle Bank National Association solely in its capacity as Trustee under Trust 13065 afore ald, and all representations, covenants, undertakings and agreements by salad rank are made and intended not personally but are made and intended for the purpose of binding only that portion of the Frust property Particularly describer) herein and this Declaration Is executed and delivered by said Trustee not In its own right but solely in the exercise of the powers conferred upon It as said Trustee 02/13/04 FRI 12:91 PAX 847 818 2074 C,C RECORDER ROLLING MD 005 purs.trant to the'direction of tete beneficiary of such trtjst No personal liability or personal responsibility is assumed by nor shall at any gime be assented or enforceable against the Tr stoe on Occount of this beclaration or any representation, covenant, undertaking or agreement of said Trustee in this Declaration contained, either expressed or Implied,, all such personal liability, If any, being expressiy waived and released. IN WITNESS WHEREOF, this beclaration is executed as of this day and year first above Written LASALLE BANK NATIONAL ASSOCIATION not personally or Individually, but solely as Trustee tender Trust No, 130652 BY: Name: ANNETTEN.isFiUSCA Title; ft ftft PREPARED Inc N I. KURTZ , LTD. 32 W. Busse Avenue Mt- Pxospect, IL 60055 MAIL TOt NORMAN I. KURTZ, LTB. 32 W. Pustm Avenue Mt. Prospect, IL 60056 MPN8, LLC. 02/13/04 FRI 12:31 PAX 847 818 2074 C.0 RECORDER ROLLING XD (a 006 STATE OF ILLINOIS ) SS COUNTY OF C 0 O K } The undersigned, a N'otarPublic In and for said County, in the State aforesaid, DOE, HEREBY CERTIFY FJ KI3AU the of LASALt E-BAN'K NATICRAL ASSOCIATION, as Trustee under Trust No. 12065'2. Personally known or identified to me to be the some whose name is subscribed to the foregoing Declaration of Cross Parking Easement (the "Declaration"), appeared before me in person and acknowledged that he/she signed, sealed and delivered the said Declaration as his/her free and voluntary bet, for the uses and purposes therein set forth. Given under my hand and notarial seal, th Zakrzews NOOV, publicist,ato of EI1MOIS ion, STATE OF ILLINOIS ), SS COUNTY OF C 0 O K } The undersigned, a Notary Public in and for said County, in she State aforesaid, DOES HEREBY CERTIFY THAT BENNETT P. TRAPANI, Manager of MPNB, LLC, personally known or identified to me to be the same whose name is subscribed to the foregoing Declaration of Cross Parking Easement (the "Declaration"), appeared before me in person and acknowledged that he signed, sealed and delivered the said Declaration as his free and voluntary act, for the uses and purposes therein set forth. Given under my hand and notarial seal, this �L day of x 2004. r 02/13/04 FRI 12:31 FAX 647 818 2074 C.0 RECORDER ROLLING IID U1 S. BANK ral.A_ a national asatoolation, holder of a Mortgage dated October is, '1997, and filed November 25, 1987, to the Recorder of Deeds of Cook. County as Documerat No. 971384033, encumbering the North Parc,ei, hereby ronsents to the a ecu ion and recording of the foreoroinrd Declaration of Cro .s Parking Easement and agrees that said Mortgagee is subject and subordinate t a�era�to. IN WITNES'S WHEREOF, the undersigned hiscaysedthis Instrument to be signed authorized officers on Its behalf at, K 'of 2004 ATTEST: BY: Its; STATE OF Via,, , A ) ) SS COUNTY OF Milwaukee U.S. BANK, N.A. BY: r t a r a ItsyJst ar: Vice t, "1 etlt l,, -4UA Zb - -- Sc A Notary Public in an¢ for said county, in the State aforesaid, do hereby certify That bra °, A Anststout Vice � aaldent personally known tome to be the _ �zu �� � '� . .• • • Of U.S. SANK, NA., a national associat'taon, rand goer onaily known -to m'- e to i -h s' am it ons whose names are obscribed-to, the foregoing Iatstrurnent, appeared before me this day In Person and acknowledged that as svoh officers of sold corporation they signed •anal delivered the said Instrument pursuant to authority . given by that Board of Directors off said bank, as their free and votuntery, ,acts and as the free and vOIVOtary acts and deeds of said bank, for the 'cases and purposes therein set forth. Given under my hand and notarial, seal, this __U10ay ofF"ar y2004. NA 4 O"I Aft P IC Commission.6XPires February 26, 2006 02/13/04 FRI 12:31 FAX 847 818 2074 C. C RECORDER ROLLING MD Im 008 y LEGAL DESCRIPTION OF SOUTH PARCEL LOT 1 OF TRAPANI'S RESUBDIVISION OF PART OF LOT A IN BLOCK 1 IN ERNST BUSSE ADDITION TO MT. PROSPECT AND ALL OF LOT A IN HILLCREST, BOTH SUBDIVISIONS BEING 1N THE EAST 112 OF THE SOUTHWEST 114 OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. &dqrqjki 2-40 North Main Street, Mt. Prospect, IL 60056 Permanent -n eat Nysp r 13-34-331-018-0000 02/13/04 FRI 12:32 FAX 847 818 2074 C.0 RECORDER ROLLING MD 2009 LEGAL DESCRIPTION OF NORTH PARCEL PARdEL II THE NORTH 77 FEET OF LOT "A" (EXCEPTING THEREFROM THAT PART THEREOF LYING EAST OF A LINE DESCRIBED AS BEGINNING AT A POINT ON THE SOUTH LINE OF SAID LOT "A" WHICH IS 10.33 FEET WEST OF THE SOUTHEAST CORNER OF SAID LOT "A" AND RUNNING THENCE NORTH 510.01 FEET TO A POINT ON THE NORTH LINE OF SAID LOT "A" WHICH IS 11.50 FEET WEST OF THE NORTHEAST CORNER OF SAID LOT "A") IN BLOCK 1 IN THE ERNST BUSSE ADDITION TO MOUNT PROSPECT BEING A SUBDIVISION OF THE SOUTH 543 FEET OF THE EAST 112 OF THE SOUTHWEST 114 OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11, EAST OF THE THIRD PRINCIPAL MERIDIAN, IN COOK COUNTY, ILLINOIS. P LOT "A" IN HILLCREST, BEING A SUBDIVISION IN THE EAST 112 OF THE SOUTHWEST 1/4 OF SECTION 34, TOWNSHIP 42 NORTH, RANGE 11 EAST OF THE THIRD PRINCIPAL MERIDIAN, ACCORDING TO THE PLAT THEREOF RECORDED JULY 15, 1926 AS DOCUMENT 9339822, IN COOK COUNTY, ILLINOIS. 50 North Main Street, Mt. Prospect, Illinois 60056 PerWanent In R Ntarr rer. 03-34-331-014-0000 03-34-331-012.0000 Appendix F: Environmental Information SB FRIEDMAN I DEVELOPMENT ADVISORS 15 www.sbfriedman.com FIGnfr15215.dgn 9/19/2016 3:55:24 PM #0311985108-Cook County Central Plaza Redevelopment Site Remediation Program 435 ft. 133.5 ft. Remediation LL 10 ft. x 5 ft. Construction Worker Site Boundary ID Notification Area and .S Asphalt Engineered Barrier -J 25 ft. 40 ft. W .. Main St (Hwy 83) Center Line .ILI ELL - --- - - ----- V3 j ,, , - , , " , � ., :, REV�SIONS NO I DATE DEscRPPTI®N ver r, T52T5 'KJW SITE NFP BASE MAP —11- 11 — Ww of dg, IL 60,", HGOrT5216 KJW 630 7 24L+200 P 110 7 24. D202 06A02IT5 HKB 6.1 CENTRAL PLAZA REDEVELOPMENT 1 500 RKB MOUNTPROSPEcr 2.40 NORTH MAIN STREET ILDNOIS FIGnfr15215.dgn 9/19/2016 3:55:24 PM January 7, 2016 William J. Cooney Village of Mount Prospect 50 South Emerson Street Mount Prospect, Illinois 60056 RE: Phase I Environmental Site Assessment Central Plaza Shopping Center 2-40 North Main Street Mount Prospect, Cook County, Illinois 60056 V3 Project No.: 15215 - N31 Dear Mr. Cooney: V3 Companies (V3) has completed a Phase I Environmental Site Assessment (ESA) of the above -referenced Site. The results of this assessment are provided in the enclosed project report. This environmental assessment has been conducted under the guidance and protocols of the American Society of Testing and Materials (ASTM) Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process (Standard E1527-13) and the U.S. EPA December 30, 2013 Standards and Practices for "All Appropriate Inquiries"; Final Rule (40 CFR Part 312). V3 is providing this electronic version of the report for your review. If you have any questions regarding the findings provided in this document, please contact us at (630) 724-9200. V3 has enjoyed working with you on this project, and hopes to be of further service in the future. Sincerely, V3 COMPANIES , �v Lynn P. Smith Project Manager LS/cf Enclosure: Phase I Environmental Site Assessment Report V3 COMPANIES ® 7325 JANES AVENUE, WOODRIDGE, IL 60517 ® PH: 630.724.9200 ® FX: 630.724.9202 0 V3CO.001\A VISO, IC1.::RTEF%E, VIRTUTI.::... F1 1E MON FO fF%ANSF:C7F%M WM..I I X:;EI..I...ENd:;E PHASE I ENVIRONMENTAL SITE ASSESSMENT PROJECT SITE: Central Plaza Shopping Center 2-40 North Main Street Mount Prospect, Cook County, Illinois, 60056 PREPARED FOR: Village of Mount Prospect 50 South Emerson Street Mount Prospect, Illinois 60056 PREPARED BY: V3 Companies 7325 Janes Avenue Woodridge, Illinois 60517 (630) 724-9200 January 7, 2016 V3 Project Number: 15215 - N31 V3 SIGNATURES OF ENVIRONMENTAL PROFESSIONALS THAT PERFORMED PHASE I ENVIRONMENTAL SITE ASSESSMENT This Phase I Environmental Site Assessment report has been prepared by V3 Companies (V3), on behalf of Village of Mount Prospect (the User), in general conformance with the scope and limitations of American Society of Testing and Materials (ASTM) Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process (Standard E1527-13) and the U.S. EPA December 30, 2013 Standards and Practices for "All Appropriates Inquiries"; Final Rule (40 CFR Part 312), unless otherwise noted herein. We declare that, to the best of our professional knowledge and belief, we meet the definition of environmental professional as defined in the "All Appropriate Inquiry", Final Rule (40 CFR 312.10), and have the required specific qualifications related to education, training, and experience. We have developed and performed all appropriate inquiry in general conformance with the standards and practices set forth in 40 CFR, Part 312. Kristine J. Wright, Environmental Scientist Lynn P. Smith, P.G., Project Manager Phase I Environmental Site Assessment V3 Companies • i Central Plaza Shopping Center January 7, 2016 Mount Prospect, Illinois 15215 - N31 TABLE OF CONTENTS DEFINITIONS, DESCRIPTIONS OF TERMS, AND LIST OF ACRONYMS .................. iv 1.0 EXECUTIVE SUMMARY........................................................................................1 1.1 Recognized Environmental Conditions.....................................................................1 1.2 Controlled Recognized Environmental Conditions....................................................1 1.3 Historical Recognized Environmental Conditions.....................................................2 1.4 Identified Data Gaps.................................................................................................2 1.5 Deletions or Deviations from Scope of Services.......................................................2 1.6 Non -ASTM Scope Considerations............................................................................2 2.0 INTRODUCTION.................................................................................................... 2 2.1 Location and Legal Description................................................................................3 2.2 Purpose & Standards...............................................................................................3 2.3 Scope of Services....................................................................................................4 2.4 Assumptions, Limitations & Exceptions....................................................................4 2.5 Special Terms and Conditions..................................................................................5 2.6 User Reliance...........................................................................................................5 2.7 Definitions and Acronyms.........................................................................................6 2.8 Published References..............................................................................................6 3.0 USER PROVIDED INFORMATION........................................................................6 3.1 Current Ownership, Occupant/Use and Management of Site...................................7 4.0 RECORDS REVIEW...............................................................................................7 4.1 Records Pertaining to Physical Setting.....................................................................7 4.2 State and Federal Database Search........................................................................8 5.3 4.2.1 Site.................................................................................................................. 8 5.4 4.2.2 Adjoining and Nearby Properties...................................................................... 9 4.3 Local Records........................................................................................................12 4.4 Previous ESA and/or Site Investigation Reports.....................................................12 4.5 Title Records..........................................................................................................13 4.6 Historical Records Review......................................................................................13 5.9 4.6.1 Records Reviewed..........................................................................................13 Phase I Environmental Site Assessment 4.6.2 Past Use of the Site........................................................................................14 Central Plaza Shopping Center 4.6.3 Past Use of the Surrounding Properties..........................................................14 Mount Prospect, Illinois 4.7 Vapor Migration Screening.....................................................................................15 5.0 SITE RECONNAISSANCE................................................................................... 15 5.1 Limiting Conditions Regarding Methodology..........................................................16 5.2 General Characteristics of Site Vicinity...................................................................16 5.3 Adjoining Properties...............................................................................................16 5.4 Description of Site Structures, Road and Other Improvements...............................16 5.5 Site Utilities............................................................................................................16 5.6 Hazardous Substances, Petroleum Products, and Chemicals................................17 5.7 Solid Waste Storage and Disposal.........................................................................17 5.8 Stormwater/Wastewater.........................................................................................17 5.9 Drains or Sumps....................................................................................................17 Phase I Environmental Site Assessment V3 Companies • ii Central Plaza Shopping Center January 7, 2016 Mount Prospect, Illinois 15215 - N31 5.10 Underground and Aboveground Storage Tanks (USTs & ASTs) ............................17 5.11 Polychlorinated Biphenyls (PCBs)..........................................................................17 5.12 Pits, Ponds or Lagoons..........................................................................................17 5.13 Other Conditions Observed....................................................................................18 6.0 INTERVIEWS....................................................................................................... 18 6.1 Interviews with Past and Present Owners and Occupants......................................18 6.2 Interviews with State and/or Local Government Officials........................................18 7.0 EVALUATION...................................................................................................... 19 7.1 Findings.................................................................................................................19 7.1.1 Recognized Environmental Conditions............................................................19 7.1.2 Controlled Recognized Environmental Conditions...........................................19 7.1.3 Historical Recognized Environmental Conditions............................................19 7.1.4 Identified Data Gaps.......................................................................................20 7.1.5 Deletions or Deviations from Scope of Services..............................................20 7.2 Conclusions...........................................................................................................20 8.0 ASTM E1527 NON -SCOPE SERVICES.............................................................. 20 LIST OF FIGURES Figure 1 - Site Vicinity Map Figure 2 - Site Features Map LIST OF APPENDICES Appendix A ............... Qualifications of Environmental Professionals Appendix B ............... Site Legal Description/Plat of Survey/Site Plan Appendix C ............... Assumptions, Limitations & Exceptions Appendix D ............... User/Owner Questionnaires and other Interview Documentation Appendix E ............... Regulatory Records Database Report Appendix F ................ Federal, State & Local Records Appendix G ............... Previous Reports Appendix H ............... Title Records Appendix I ................. Historical Records & Maps Appendix J ................ Vapor Encroachment Screening Document Appendix K ............... Site Photographs Appendix L ................ Definitions & Acronyms Phase I Environmental Site Assessment V3 Companies • iii Central Plaza Shopping Center January 7, 2016 Mount Prospect, Illinois 15215 - N31 DEFINITIONS, DESCRIPTIONS OF TERMS, AND LIST OF ACRONYMS ACM — Asbestos Containing Materials AH ERA —Asbestos Hazard Emergency Response Act AST - Aboveground Storage Tank ASTM - American Society for Testing and Materials AULs —Activity and Use Limitations BGS — Below Ground Surface BTEX — Benzene, Toluene, Ethylbenzene, and Xylenes CERCLA - Comprehensive Environmental Response, Compensation and Liability Act CERCLIS - Comprehensive Environmental Response, Compensation and Liability Info System CFR — Code of Federal Regulations CORRACTS - Corrective Action Report CREC — Controlled recognized environmental condition DOT — U.S. Department of Transportation EC — Engineering Controls EDR - Environmental Data Resources, Inc. EPA — United States Environmental Protection Agency EPCRA — Emergency Planning and Community Right to Know Act ERNS - Emergency Response Notification System of Spills ESA - Environmental Site Assessment FOIA— Freedom of Information Act FR — Federal Register HREC — Historical Recognized Environmental Condition TEPA- Illinois Environmental Protection Agency IC — Institutional Controls LLPs — Landowner Liability Protections LUST - Leaking Underground Storage Tank MCL — Maximum contaminant level MSDS — Material Safety Data Sheet NCP — National Contingency Plan NESHAP — National Emissions Standard for Hazardous Air Pollutants NFRAP — No Further Remediation Action Planned NOV — Notice of Violation NPDES — National Pollutant Discharge Elimination System NPL - National Priorities List (Superfund Sites) OSHA — Occupational Safety and Health Administration PACM — Presumed Asbestos -Containing Material PAH- Poly Aromatic Hydrocarbons PCB - Polychlorinated Biphenyl PLM - Polarized Light Microscopy PRP — Potentially Responsible Party PST — Petroleum Storage Tank RAATS - RCRA Administrative Action Tracking System RCRA - Resource Conservation and Recovery Act RCRIS - Resource Conservation and Recovery Information System REC — Recognized Environmental Condition SARA — Superfund Amendments and Reauthorization Act of 1986 SHWS - State Hazardous Waste Sites SPCC — Spill Prevention, Control and Countermeasures SPL — State Priority List Phase I Environmental Site Assessment V3 Companies • iv Central Plaza Shopping Center January 7, 2016 Mount Prospect, Illinois 15215 - N31 SWF/LF - Directory of Solid Waste Disposal Facilities/Landfills TACO- Tiered Approach to Corrective Action Objectives TPH — Total Petroleum Hydrocarbons TRI — Toxic Release Inventory TSCA - Toxic Substances Control Act TSDF — Hazardous Waste Treatment, Storage or Disposal Facility USACE — United States Army Corps of Engineers USC — United States Code USGS - United States Geologic Survey USNRCS — United States Dept of Agriculture -Natural Resource Conservation Service UST - Underground Storage Tank VCP — Voluntary Cleanup Program VOC — Volatile Organic Compound A list of definitions and acronyms pertinent to Regulatory Records Database is provided in the EDR Report in Appendix E and those pertinent to the AAI/ASTM ESA process are provided in Appendix L. Phase I Environmental Site Assessment V3 Companies • v Central Plaza Shopping Center January 7, 2016 Mount Prospect, Illinois 15215 - N31 1.0 EXECUTIVE SUMMARY V3 Companies (V3) has completed a Phase I Environmental Site Assessment (ESA) of the Central Plaza Shopping Center located at 2-40 North Main Street, Mount Prospect, Illinois (Site, property). The report was prepared for Village of Mount Prospect and dated January 7, 2016. This environmental site assessment has been conducted under the guidance and protocols of the American Society of Testing and Materials (ASTM) Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process (Standard E1527-13) and the U.S. EPA December 30, 2013 Standards and Practices for "All Appropriate Inquiries"; Final Rule (40 CFR, Part 312). V3 prepared this Executive Summary solely to provide a general overview. The Executive Summary omits a number of details, any one of which could be crucial to the proper application of this report. The full report should be reviewed for further information about findings, recommendations, and other concerns identified during this assessment. The following briefly describes the overall history of the Site. The Site appears to have been originally developed as a greenhouse with a separate single bedroom structure sometime prior to 1924. The surrounding area at this time was a mix of suburban residential housing to the south and open farmland to the north. The greenhouse remained until it was replaced sometime in the late 1950's or early 1960's with the current commercial structure. Residential development in the surrounding area continues through the early 1960's when the present-day structures appear on the Site. The Site and surrounding area have remained relatively unchanged to present when the Site buildings and improvements were demolished in September 2015. The findings of this assessment are summarized below 1.1 Recognized Environmental Conditions A Recognized Environmental Condition (REC) is defined by ASTM E1527-13 as "the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property (1) due to any release to the environment, (2) under conditions indicative of a release to the environment, or (3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not recognized environmental conditions." (Italics denote terms with specific ASTM definitions). This assessment has revealed no evidence of RECs in connection with the Site: 1.2 Controlled Recognized Environmental Conditions A Controlled Recognized Environmental Condition (CREC) is defined by ASTM El 527-13 as "a recognized environmental condition resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority (for example, as evidenced by the issuance of a no further action letter or equivalent, or meeting risk-based criteria established by regulatory authority), with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls (for example, property use restrictions, activity and use limitations, institutional controls, or engineering controls)." Phase I Environmental Site Assessment V3 Companies • 1 Central Plaza Shopping Center January 7, 2016 Mount Prospect, Illinois (Site, property) 15215 - N31 This assessment has revealed no evidence of CRECs in connection with the Site except for the following: Former drycleaners at the Site had a chlorinated solvent (tetrachloroethene) release which was issued an NFR letter by the IEPA Site Remediation program and with the tetrachloroethene allowed to remain in place subject to engineered barrier (asphalt driveway and concrete pad of former building) allowed to remain in place and with restricted use to industrial/commercial land use. This represents evidence of a CREC. 1.3 Historical Recognized Environmental Conditions A Historical Recognized Environmental Condition (HREC) is defined by ASTM E 1527-13 as "a past release of any hazardous substances or petroleum products that has occurred in connection with the property and has been addressed to the satisfaction of the applicable regulatory authority or meeting unrestricted use criteria established by a regulatory authority, without subjecting the property to any required controls (for example property use restrictions, activity and use limitations, institutional controls, or engineering controls)" and is not considered a REC in connection with the past release at the time this Phase 1 ESA was conducted. This assessment has revealed no evidence of HRECs in connection with the Site except for the following: • Abandoned -in-place USTs with NFR letters issued by the IEPA are HRECs in connection with the Site. 1.4 Identified Data Gaps Under the ASTM/AAI standards, if data gaps are identified during the ESA process, the environmental professional must comment on their significance and whether such gaps affect the overall findings. A data gap is defined by ASTM El 527-13 as "a lack of or inability to obtain information required this practice despite good faith efforts by the environmental professional to gather such information." A data gap is significant if other information and/or professional experience raises reasonable concerns involving the data gap. Significant data gaps were not identified. 1.5 Deletions or Deviations from Scope of Services There have been no deviations from the established Scope of Services during the performance of this ESA. 1.6 Non -ASTM Scope Considerations The User did not elect to inquire into Non -ASTM Scope considerations in connection with this practice and non -scope considerations are not required for appropriate inquiry as defined in this practice. 2.0 INTRODUCTION V3 Companies (V3) performed a Phase I Environmental Site Assessment (ESA) of Central Plaza Shopping Center located in Mount Prospect, Illinois (Site, property). The assessment was performed by the following environmental professionals: Ms. Kristine Wright, Environmental Scientist and Ms. Lynn P. Smith, Project Manager. The professional credentials of the project Phase I Environmental Site Assessment V3 Companies • 2 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 team are provided in Appendix A. A Site Location Map is provided as Figure 1 and a Site Features Map as Figure 2 and Site Details Map as Figure 3. The following briefly describes the Site. The Site appears to have been originally developed as a greenhouse with a separate single bedroom structure sometime prior to 1924. The surrounding area at this time was a mix of suburban residential housing to the south and open farmland to the north. The greenhouse remained until it was replaced sometime in the late 1950's or early 1960's with the current commercial structure. Residential development in the surrounding area continues through the early 1960's when the present-day structures appear on the Site. The Site and surrounding area have remained relatively unchanged to present when the Site buildings and improvements were demolished in September 2015. 2.1 Location and Legal Description Site Name Central Plaza Shopping Center Address 2-40 North Main Street, Mount Prospect, Illinois, 60056 Township & Range; Section:34, Township:42 North, Rangel 1, East of the Third Principal Meridian Location Northwest Corner of North Main and West Central Road in Mount Prospect, Illinois. Legal Description See Appendix H for Site legal description. PIN #(s) 03-34-331-015 03-34-331-018 A Plat of Survey of the Site were not available. 2.2 Purpose & Standards Purpose of the Phase I ESA V3 understands that the User intends to redevelop the investigation Site. This Phase I ESA was conducted for the purpose of assessing the environmental condition of, and identifying recognized environmental conditions in connection with, the Site taking into account commonly known and reasonably ascertainable information. The Phase I ESA may also allow a User to satisfy one of the requirements related to qualifying as an innocent landowner, contiguous property owner, or bona fide prospective purchaser, relative to potential CERCLA liability. Applicable Standards The Phase I ESA process constitutes all appropriate inquiries into the previous ownership and uses of the property, consistent with good commercial or customary practice — as defined in 42 U.S.0 §9601(35)(6), and provides defenses referred to as "landowner liability protections" ("LLPs"). Nationwide ESA procedures and protocols have been established relative to the content, performance, and documentation of the environmental assessment process. These procedures are defined in the standards identified below. • American Society of Testing and Materials (ASTM) Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process (Standard E1527-13). • U.S. EPA December 30, 2013 Standards and Practices for "All Appropriate Inquiries"; Final Rule (40 CFR Part 312). These standards are referred to throughout this report as "ASTM" and "AAI." The goal of the Phase I Environmental Site Assessment V3 Companies • 3 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 processes established in these standards is to identify recognized environmental conditions (RECs) in connection with the subject property. RECs are defined by ASTM E1527-13 as "the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property (1) due to any release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not recognized environmental conditions." (Italics denote terms with specific ASTM definitions). V3 has conducted this ESA and developed this report in general accordance with these standards. ASTM defines property as "...the real property that is the subject of the environmental site assessment...". For purposes of this report, "Site" has the same meaning as property. 2.3 Scope of Services This ESA has been prepared and conducted under the guidance and protocols of the ASTM/AAI standards identified above, as set forth in V3's proposal and terms with Village of Mount Prospect, dated August 6, 2015. In general, the evaluation process primarily consists of a review of historical and current records and information, a site visit, and interview of informed individuals. V3 has conducted this assessment consistent with that level of care and skill that is standard to the industry. The ASTM standards are not intended to represent or replace the standard of care by which the adequacy of a given professional service must be judged. Non -ASTM Scope Considerations The ASTM standard specifically identifies the services listed in the table below as Non -Scope Considerations (i.e., not within the standard scope of work). As such, the evaluation of these factors is considered an additional service. Non -scope considerations requested by the User, to be performed in conjunction with the assessment, are identified below. The specific scope of work for any requested additional services performed is documented in Section 8.0. Non -Scope Activities Performed Not Requested Asbestos -Containing Building Materials X Radon X Wetlands X Regulatory Compliance X Industrial Hygiene X Ecological Resources X Indoor Air Quality X Lead-based Paint X Mold X Lead in Drinking Water X Cultural and Historic Resources X Health and Safety X Endangered Species X Biological Agents X Deletions or Deviation from Scope of Services There have been no deviations from the established Scope of Services during the performance of this ESA. 2.4 Assumptions, Limitations & Exceptions Assumptions, Limitations and Exceptions are documented in Appendix C. Phase I Environmental Site Assessment V3 Companies • 4 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 2.5 Special Terms and Conditions V3 is not affiliated with the borrower or any other parties to this transaction. This Phase I ESA report is intended to be used in its entirety. No portion of it may be deleted or used out of context without the written consent of V3. The opinions and information contained in this report are time -sensitive and represent our evaluation of the environmental site conditions at the time the services were provided. This report was prepared for a limited use involving a single transaction, as set forth herein, and may not be used for any other purpose without the written consent of V3. Both the ASTM and AAI standards identify certain individuals as having specific obligations related to completion of the ESA process, as noted below: User - the party seeking to use Practice E 1527 to complete an environmental site assessment of the property. A User may include, without limitation, a potential purchaser of property, a potential tenant of property, an owner of property, a lender, or a property manager. The User has specific obligations for completing a successful application of the practice as outlined in Section 6 (of the ASTM E1527-13 standard). Environmental Professional (EP) — a person who possesses sufficient specific education, training, and experience necessary to exercise professional judgment or develop opinions and conclusions regarding conditions indicative of releases or threatened releases on, at, in, or to a property, sufficient to meet the objectives and performance factors specified in the ASTM standard. The following table identifies the responsibilities of these individuals relative to the execution of the ESA. The User is identified later in this report, and information provided by this individual is included and identified within this ESA report. AAI Component User EP Inquiry X Visual Inspections X Interviews X Reviews of Historical Sources X Reviews of Government Records X Search for Environmental Liens and Activity and Use Limitations ( AULs) X Consider "specialized knowledge or Experience" X Consider relationship of purchase price to fair market value of property, if contaminated X Consider "commonly known" or "reasonably ascertainable" information X X Consider "degree of obviousness of contamination" X X 2.6 User Reliance This report has been prepared on behalf of the Village of Mount Prospect and may not be relied upon or disseminated to any third person or entity, other than a commercial financial institution or other lender providing financing for the acquisition or improvement of the subject property, as of the date of this report. Use of this report by any third party or entity is expressly prohibited without the written authorization of the Village of Mount Prospect and V3. As a condition precedent to such use, such third party or entity shall agree to be bound by the same contractual terms as those between V3 and the Village of Mount Prospect, including those regarding indemnification and limitation of liability. Phase I Environmental Site Assessment V3 Companies • 5 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 2.7 Definitions and Acronyms A list of definitions and acronyms pertinent to the AAI/ASTM ESA process precede the Executive Summary herein. 2.8 Published References The following published documents are referenced in relationship to the execution of this ESA: ASTM Standards: E1527-13 Standard for Phase I Environmental Site Assessments E 2091 Guide for Use of Activity and Use Limitations, Including Institutional and Engineering Controls. E 2600-10 Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions. Federal Statutes: Comprehensive Environmental Response, Compensation, and Liability Act of 1980 ("CERCLA" or "Superfund'), as amended by Superfund Amendments and Reauthorization Act of 1986 ("SARA') and Small Business Liability Relief and Brownfields Revitalization Act of 2002 (`Brownfields Amendments'), 42 U. S. C. §§9601 et seq. Emergency Planning and Community Right -To -Know Act of 1986 ("EPCRA'), 42, U.S.C. §§ 1101 et seq.. Freedom of Information Act, 5 U.S. C. §552, as amended by Public Law No. 104-231, 110 Stat. 3048 Resource Conservation and Recovery Act (also referred to as the Solid Waste Disposal Act), as amended ("RCRA'), 42 U.S. C §6901 et seq. USEPA Documents: "All Appropriate Inquiry" Final Rule, 40 C.F.R. Part 312 Chapter 1 EPA, Subchapter J-Superfund, Emergency Planning, and Community Right -To - Know Programs, 40 C.F.R Parts 300-399 National Oil and Hazardous Substances Pollution Contingency Plan, 40. C.F.R. Part 300 Other Federal Agency Documents: OSHA Hazardous Communication Regulation, 29 C.F.R. §1910.1200 Additional documents reviewed as part of this assessment are identified in the appropriate sections of this report. 3.0 USER PROVIDED INFORMATION Under the ASTM standard, the User is defined as "the party seeking to use Practice E 1527 to complete an environmental site assessment of the property A User may include, without Phase I Environmental Site Assessment V3 Companies • 6 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 limitation, a potential purchaser of property, a potential tenant of property, an owner of property, a lender, or a property manager." In the context of this ESA, the User is the Village of Mount Prospect. The ASTM standard specifies that the User is required to identify any special terms and conditions which must be agreed upon by the EP prior to the initiation of the ESA. In addition, the User must provide specific information to the EP during the performance of the ESA and is required to complete a questionnaire related to their individual knowledge of environmental issues at the Site. The questionnaire completed by the User is provided in Appendix D. Previous reports provided by the User are documented in Section 4.4. Other pertinent information obtained from the User is documented in appropriate sections of this report. 3.1 Current Ownership, Occupant/Use and Management of Site Site Owner LaSalle National Bank Trust 130652 Current Occupant Vacant Duration of Ownership/Occupancy Ownership recorded February 14, 2003. Current Site Use Currently vacant, formerly multi -tenant commercial building Site Mgr. and/or Owner Rep Mr. Bill Cooney The questionnaire, completed by the User, which is Site owner representative, is provided in Appendix D. 4.0 RECORDS REVIEW 4.1 Records Pertaining to Physical Setting A variety of data pertaining to the physical setting of the Site is provided in the "Geocheck" section of the EDR report in Appendix E. Additional data was obtained through observations made during the site visit and a review of maps and other published documents identified below. The physical setting of the Site is summarized as follows: USGS Topographic Map 2012 Arlington Heights, IL, 7.5 Minute Property Elevation 666 ft above mean sea level Surface Topography Relatively flat Regional Topography The regional topography appears to slope in a general easterly direction toward Des Plaines River. Site Features Site is former commercial lot with a large structure on the southern half and paved parking area throughout the remainder. No water bodies or unusual features are indicated on the site. Regional/Local Geology: Based on a review of the geological map entitled Potential for Contamination of Shallow Aquifers in Illinois: III. GS Circular 532, 30 p., Berg, R.C., Kempton, J.P., and Cartwright, K. 1984, the predominant soil type in the area of the Site is comprised of the following: Type E soil, which is "Uniform, relatively impermeable silty or clayey till at least 50 feet thick; no evidence of interbedded sand and gravel". Hydrogeology: Based on regional topography and physical setting, inferred groundwater flow within the near surface sediments of the Site is assumed to follow topography and would likely Phase I Environmental Site Assessment V3 Companies • 7 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 flow to the east toward the Des Plaines River which is approximately 2.5 miles east of the Site. Such local water bodies likely act as discharge points for shallow groundwater in the area. 4.2 State and Federal Database Search An ASTM radius search was performed by Environmental Data Resources, Inc. (EDR), which obtains updated environmental database information from state and federal agencies. The following sections provide a summary of the listed database information related to the Site and nearby properties which have the most likely potential to impact the Site. Based on geologic conditions, distance, and/or regulatory status, V3 determined that remaining listed properties that are not discussed herein are not likely to impact the Site and therefore are not discussed further. The complete list of databases reviewed by EDR and a summary of their results are provided in EDR's report in Appendix E. The following table summarizes State or federal agencies contacted by V3 for additional information. The documentation received and reviewed is also presented in Appendix F. Pertinent information is incorporated into the appropriate sections below. Agency Requested Received Comment IEPA Bureau of Land X X Requested LUST files for Site and adjoining properties OSFM X X Requested UST records for Site and adjoining properties 4.2.1 Site The Site was listed in EDR's database report. The following provides a summary along with additional pertinent information obtained from local records, interviews and site reconnaissance. Facility Name: COSMOS Realty, Inc. (LUST, UST, SRP, BOL, FINDS); VIP Cleaners (FINDS) 2 North Main Street (SPILLS, UST); 2-30 North Main (SPILLS, LUST, BOL, FINDS); Address: 22 N Main (FINDS, BOL); 16 North Main Street (SPILLS, IEMA SPILLS); 2-40 North Main Street (SRP); Mt. Prospect, Illinois 60056 UST: Facility ID #2032774; Status Exempt from registration; Seven (7), 500 -gallon UST's - heating oil Abandoned -in-place Incident #930216 reported on 01/21/1993 — NFR dated — 7/1/1998; product release of Fuel Oil NFR recorded — 01/19/1999 Incident #941320 reported on 06/15/1994 — NFR dated — 7/1/1998; LUST: product release of Fuel Oil Status NFR recorded — 01/19/1999 Incident #941570 reported on 07/15/1994 - product 45 -day report received 11/28/1994; release of Other Petro NFR dated — 7/1/1998; NFR recorded — 01/19/1999 Phase I Environmental Site Assessment V3 Companies • 8 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 Facility Name: COSMOS Realty, Inc. (LUST, UST, SRP, BOL, FINDS); VIP Cleaners (FINDS) 2 North Main Street (SPILLS, UST); 2-30 North Main (SPILLS, LUST, BOL, FINDS); Address: 22 N Main (FINDS, BOL); 16 North Main Street (SPILLS, IEMA SPILLS); 2-40 North Main Street (SRP); Mt. Prospect, Illinois 60056 Focused NFR dated — 4/17/2003 Focused NFR recorded — 05/23/2003 Land use restricted to Industrial/Commercial; institutional and engineering controls below Preventative Controls: Implementation of SRP: IL EPA ID#: 0311985108 Status NIOSH safety plan to protect possible worker exposure. Institutional Controls: Groundwater use restriction — all water supplies must be obtained from a public water supply system. Engineering Controls: Asphalt barrier to remain over contaminated soils. Incident #19941570 Notice Received — 7/15/1994 SPILLS: Incident #19941320 Status Notice Received — 5/16/1994 Incident#19930216 Notice Received -1/21/1993 FINDS: Registry ID #110005857876 Status N/A BOL: SITE ID #170000246213 Status N/A SITE ID #170000466083 N/A IEMA SPILLS: Incident #930216 reported 01/21/1993; heating oil Status Data Input Status: CLOSED The former dry cleaners represents evidence of an CREC and the abandoned in place USTs and LUSTs Comments` incidents represent evidence an HREC. 4.2.2 Adjoining and Nearby Properties V3 identified the following adjoining/nearby properties that have a potential to impact the Site. Phase I Environmental Site Assessment V3 Companies • 9 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 Adjoining Regulatory File Review Summary; Approximate Regulatory Facility Na me Distance Database Facility ID / Regulatory and Address (feet) I Listings Incident # / Status Comments Direction from Permit ID Site Minor release of 500 -gallon NFR dated — heating oil tank during Village of Mt. LUST 20000924 9/13/2000 removal activities, April 17, Prospect 2000.477 tons of 3 W. Central 52 ft / SSE contaminated soil removed. Road UST 2039725 Closed Removed - 5/31/2000 EDR Historical N/A N/A Auto Stations Land Use Limitation: Industrial/Commercial Engineerinq Controls: None 970731, NFR dated — Institutional Controls: (1) NFR LUST 981512, 5/18/2001 to be recorded as permanent 991477 part of chain of title. Huecker Nortb Service Station (2) Highway Authority 1 W. Central 53 ft. / SSE Agreement in place with IDOT Road (1) 6,000 gallon gasoline tank — removed 6/23/1998 (2) 3,000 gallon gasoline tanks — removed 6/23/1998 UST 2026946 Closed (1) 250 gallon used oil tank — removed 6/18/1999 (1) 250 gallon used oil tank — removed 1/1/1989 Phase I Environmental Site Assessment V3 Companies • 10 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 Adjoining Regulatory File Review Summary; Village of Mt. Prospect Approximate Regulatory Distance (ft) I Direction:_ Approximately 52 ft. SSE Gradient: " Facility Na me Distance Database Facility ID / Regulatory OUST: and Address (feet) I Listings Incident # / Status Comments Direction from While removing the tank, minor release of heating oil was observed. Tank had been taken out of Permit ID service in January 1974. Tank removal and contaminated soil excavation was conducted on June 7, Comments: 2000.477 tons of contaminated soil were removed and (11) soil samples were collected. Closure Site samples were analyzed it was determined that no indicator contaminants were detected in any of the closure samples at concentrations exceeding the soil remediation objectives for residential properties. EDR Historical N/A N/A Year added: 2012 Cleaners Land Use Limitation: Residential or Century Industrial/Commercial Cleaners 215 ft. / SW 103 W. Central Focused NFR Engineerinq Controls: None Road SRP 0311985194 dated — 10/20/2006 Institutional Controls: Groundwater use restriction — all water supplies must be obtained from a public water supply system. License Drycleaners 3507-2512-01 Expires — 12/31/2015 Century Cleaners 229 ft / SW EDR Historical N/A N/A 107 W. Central Cleaners Road Facility Name: Village of Mt. Prospect Address: 3 W. Central Road, Mt. Prospect, IL 60056 Distance (ft) I Direction:_ Approximately 52 ft. SSE Gradient: " Cross -gradient UST: 2039725 — (1) 500 -gal tank removed Status Facility closed OUST: 20000924 — 4/17/2000, product released of Status NFR recorded 10/26/2000 other petro While removing the tank, minor release of heating oil was observed. Tank had been taken out of service in January 1974. Tank removal and contaminated soil excavation was conducted on June 7, Comments: 2000.477 tons of contaminated soil were removed and (11) soil samples were collected. Closure samples were analyzed it was determined that no indicator contaminants were detected in any of the closure samples at concentrations exceeding the soil remediation objectives for residential properties. Phase I Environmental Site Assessment V3 Companies • 11 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 Facility Name: Norb Huecker Service, Inc. Address: 1 W. Central Road, Mt. Prospect, IL 60056 Distance (ft) I Direction:_ Approximately 53 ft. SSE Gradient: Cross -gradient 2026946 — (5) tanks between 250 and 6,000 UST: gallons containing used oil or gasoline — all Status Facility Closed removed. LUST: 970731, 981512, 991477 — products released Status NFR's recorded of gasoline and used oil On April 29, 1997, property owner Norb Huecker repored a suspected release in conjunction with the gasoline UST's, which was later confirmed via a Phase II Subsurface Investigation completed June 26, 1997 (#970731). On June 23, 1998, three of the UST's were removed, at which time, soils surrounding the three tanks were observed to have been impacted. At this time, the property owner Comments: was required to obtain a new incident number (#981512), despite having been already previously reported un #970731. On June 18, 1999, the 250 -gallon used oil tank located beneath the floor of the automotive service building was removed and further evidence leaking was discovered, which prompted the creation of a third incident number (#991477). The other 250 -gallon tank was removed in 1989. 4.3 Local Records The following local, state, tribal, and/or federal agencies were contacted and questioned with regard to any environmental issues related to the Site or adjoining properties. Copies of applicable data and records of phone conversations (if any) are provided in Appendix F. Wheeling Township Assessor — The Wheeling Township Assessor's records list two properties associated with the subject site. The first property is listed with the property index number 03-34-331-018 and the property address as 2 N. Main Street, Mt. Prospect. This property is also identified as having 68,394 square feet of land area. The second property is listed with the property index number 03-34-331-015 and the property address as 40 N. Main Street, Mt. Prospect. There is no land area associated with property. Cook County Assessor — Information provided by the Cook County Assessor are consistent with the Wheeling Township Assessor's information. The Village of Mount Prospect — Information received from the Mount Prospect Building Department included dozens of permits for various maintenance and remodeling activities dating back to the 1950's. The majority of permitted activities described in these documents involve installation of signage, interior remodeling, plumbing, sprinkler and fire system repair, parking lot paving, and other general maintenance activity. The building department had provided one permit for the in-place abandonment of an UST by Cosmos Realty in 1993. The Village of Mount Prospect - The fire department did not have records of USTs, spills, releases or dumping for the Site. Cook County Department of Public Health - The health department did not have records of landfills/dumping, septic systems, wells, permits, spills, releases, complaints or violations for the site. 4.4 Previous ESA and/or Site Investigation Reports The report listed below wsd provided by the User and reviewed by V3. Report copies can be provided upon request. Phase I Environmental Site Assessment V3 Companies • 12 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 Site Remediation Program Application — 2-40 North Main Street, Mount Prospect, IL: prepared by Weaver, Boos & Gordon for TAK Management, January 24, 2003. This application was prepared to enroll the site into the IEPA SRP and secure a focused No Further Remediation letter to address Contaminants of Concern (COC's) identified for the site. The application package included a Focused Site Investigation, Remediation Objectives Report and Remedial Action Completion Report, as well as historical reports from other consultants in connection with the site. The Remedial Action Completion Report concludes that Tier 1 and 2 SRO's have been established for the site in accordance with 35 IAC 740.440 and detected concentrations of site COC's are below the established Tier 1 or 2 SRO's for Residential Properties. 4.5 Title Records V3 contracted Advanced Searches to perform a search for recorded environmental liens and activity and land use limitations (AULs). The search document is provided in Appendix H and summarized below: Property Record Comment Current Title Holder LaSalle National Bank Trust 130652 Environmental Liens Environmental Liens were not found. Institutional/Engineering Controls Institutional/engineering controls were not found. 4.6 Historical Records Review 4.6.1 Records Reviewed Multiple historic sources were reviewed to gain an understanding of the Site history, including standard ASTM E1527-13 historical sources. In accordance with the standard, those sources that were both reasonably ascertainable and available within project constraints, and/or that were judged likely to be useful for the purposes of this study, are listed on the following table. Copies of these documents are provided in Appendix I and other appendices, as appropriate. REVIEWED STANDARD HISTORICAL SOURCES Reasonably Source/dates Historical Document Ascertainable/ (if applicable) Comments Available' Aerial Photographs Limited in usefulness due to Yes EDR (1938-2012) scale/resolution Sections 4.6.2 and 4.6.3 Fire Insurance Maps l Yes EDR (1924-1975) Sections 4.6.2 and 4.6.3 Property Tax Files Yes County/Township Assessor Section 4.3 Recorded Land Title Records Yes Advanced Searches Section 4.5 Topographic Maps " Yes EDR (1900-1995) Sections 4.6.2 and 4.6.3 Local Street Directories Yes EDR (1980-2013) N/A Regulatory Records Yes EDR Section 4.2 Interviews Yes Various Section 6.0 Other Historical Data Previous Environmental Reports, Yes Building Permit Records (1950's- Section 4.4 Present) N/A — Not Applicable Phase I Environmental Site Assessment V3 Companies • 13 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 4.6.2 Past Use of the Site Based on review of the available sources/records reviewed, historical uses of the Site are identified below: Year(s) Property Use 1924-1938 Sanborn Fire Insurance Map indicates property is occupied by a Green House with heater on southern half of 1994-1998 Small square commercial structure appears on-site. property and a small residential building on the north side. Building occupant appears to be Hook's Nursery. 1938-1957 Nursery expands to include four rectangular structures, oriented east -to -west in same location as original 1924-1950 Structure. 1957-1958 Nursery is demolished and Shopping Center is constructed with current footprint. Parking lot is paved. 1962 Shopping Center hosts multiple tenant businesses, including Hair Salon, restaurant, grocery, liquor store, and 1958-2015 laundromats beginning in at least 1963. Primary structure undergoes multiple remodeling projects, but site 1981 remains mostly unchanged until the primary structure is demolished in 2015. 2015 -Present Structure has been demolished and Site remains vacant. The reviewed historical information related to the Site indicates the following: The Site was originally developed as a greenhouse with a separate single bedroom structure sometime prior to 1924. The surrounding area at this time was a mix of suburban residential housing to the south and open farmland to the north. The greenhouse remained until it was replaced in 1957 with the current commercial structure. Site has been occupied by multiple industries, including dry cleaner businesses beginning in at least 1963 and underground storage tanks which are abandoned in place. Based on a review of the above references, the historical use and operations at Site represent evidence of a CREC in connection with the former drycleaners and HREC in connection with the the abandoned -in-place USTs . 4.6.3 Past Use of the Surrounding Properties Historical information associated with surrounding properties is summarized below: YEAR(s) I PROPERTY USE Adjoining Property to North 1924-1990 Buildings not indicated on property. 1990 No structures appear on site, but property is listed as being occupied by "Ormsby Motors, Inc." 1994-1998 Small square commercial structure appears on-site. 2005 Minor addition is appears on south side of minor structure and site assumes present-day configuration. 2015 Site currently occupied by First Merit Bank. Adjoining Property to the South 1924-1950 Two structures are present directly south from the Site, across W. Central Road. One is labeled as "Garage" and the other appears to be a single story residence. Small structure labeled "Public School' is located on Southeast corner of W. Central Road and N. Main Street Intersection. The single story residence is located in the future location of "Norb Huecker's Auto Service." 1950 School has been greatly expanded to include several sections, including gym. 1962 "Legacy Auto Body Shop" building is constructed just south of original "Garage" structure. Single, square commercial building also appears immediately to the west of the same "Garage" Structure on Southeast corner of W. Central and Willie Street intersection. 1974 Original structure labeled "Garage" has been removed. 1981 ISchool building has been replaced by large, square Library structure at 10 S. Emerson Street. 1997-2005 Norb Huecker's Auto Service, Legacy Auto Body Shop and several surrounding residences and businesses have been replaced by three, large apartment buildings that remain in place today. Phase I Environmental Site Assessment V3 Companies • 14 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 YEAR(s) I PROPERTY USE Adjoining Property to East 1924-1962 Property is undeveloped. 1967 IThree multi -story apartment buildings appear on property in present-day configuration. Adjoining Property to West 1924 There are three single -story buildings immediately adjacent to the subject property. 1938 2 additional buildings have been constructed on these lots. 1967 Lots adjacent to property appear to be fully developed with residential structures. Multi -unit commercial building is constructed on Southwest corner of W. Central and Willie Street location in present-day location of 103-111 W. Central Road. 1980- present 103-111 W. Central Road is occupied by doctor's offices, hearing aid center, insurance companies, and Century Cleaners from at least 2003 to present. The reviewed historical information related to the adjoining properties indicates the following: • Century Cleaners (laundromat) has been operating at 107 W. Central Road since at least 2003. • Norb Huecker's Auto Service has been operating as a gas service station since at least 1980. Five (5) underground storage tanks (3 gasoline, 2 heating oil) were removed between 1989 and 1998 prior to the development of the apartment building. • Another 500 gallon heating oil UST was removed from the former "Garage" location at 3 W. Central Road in 2000. Based on the historical records reviewed, historical use and operations at adjoining properties do not represent evidence of REC in connection with the Site. 4.7 Vapor Migration Screening Consideration of potential sources of subsurface volatile chemical vapor migration at/onto the subject property is required by the ASTM standard when evaluating the potential for RECs in association with the property. Vapor migration screening has been conducted in general accordance with ASTM E2600-10 Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions. The goal of a vapor encroachment screening is to identify a vapor encroachment condition (VEC), which is defined as: "...the presence or likely presence of COC (contaminant of concern) vapors in the sub- surface of the target property (TP) caused by a release of vapors from contaminated soil or groundwater either on or near the TP..." Vapor migration screening identified on-site potential vapor encroachment onto the Site. Vapor encroachment cannot be ruled out as an environmental concern in connection with the Site. The vapor migration screening is documented in the Vapor Encroachment Screen report in Appendix J. 5.0 SITE RECONNAISSANCE Ms. Kristine Wright of V3 Companies conducted a site reconnaissance on October 15, 2015 At the time of the site visit, the weather was partly sunny with no precipitation, calm winds, and 65- 70 degrees Fahrenheit. The purpose of the reconnaissance was to observe the Site for conditions that imply potential environmental impact. Such conditions might include signs of stressed vegetation, stained soil, uncontrolled dumping, the presence of underground storage tanks, or indications of a release of hazardous wastes and/or regulated substance(s). The site reconnaissance included observations of adjoining properties from the Site or surrounding Phase I Environmental Site Assessment V3 Companies • 15 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 roads. Ms. Wright was unaccompanied during the field inspection. Photographic documentation of V3's field inspection is provided in Appendix K. 5.1 Limiting Conditions Regarding Methodology No limiting conditions were encountered relative to the performance of site reconnaissance activities. 5.2 General Characteristics of Site Vicinity The Site is located in a mixed-use area consisting of residential and commercial development. See Section 5.4 for more detailed information. 5.3 Adjoining Properties Section 4.6.3 provides information relative to the historical use of land surrounding the Site. Observations of the adjoining properties were made from the Site and from public thoroughfares. The following operations and Site uses were observed on the adjoining properties: North ' First Merit Bank (50 N. Main St) East N. Main St (Hwy 83) followed by residential and multi -unit residential South Central Road followed by a commercial strip mall (103-115 W. Central Rd.), multi -unit residential (5 W. Central) and Mount Prospect Public Library (10 S. Emerson St) West Residential Refer to Section 4.2.2 for more information on the south adjoining properties listed on the EDR database. V3 did not observe evidence of potential environmental concerns on the adjoining properties. 5.4 Description of Site Structures, Road and Other Improvements The Site consists of approximately 1.57 -acre parcel that was previously improved with a building located in the southern portion of the Site as described below: Structure Commercial strip mall (included eight tenant spaces) Former Use/Operations ' Refer to Section 4.6.2 and Figure 3 for former tenants, addresses and building operations Approximate Size 25,600 square feet Floors/Stories One-story with a partial basement in the northern portion of the building The building was demolished in approximately September 2015 with only its concrete slab remaining. During that time, the partial basement was also backfilled with crush stone. On the day of the Site visit, V3 observed the remaining concrete building slab and crushed stone. The asphalt driveway located along the west side of the former building appeared to still be intact. A metal chain-link fence surrounds the majority of the Site to keep it secure from ongoing remediation activities. The fence was constructed prior to demolition in approximately September 2015. The remainder of the Site consisted of asphalt parking and un -manicured landscaped features. The Site can be accessed from the east by N. Main St (Hwy 83). 5.5 Site Utilities The Site is not currently improved but it was previously occupied by a commercial strip mall. The following utility services are present on the subject property or within the general vicinity of the Site: Phase I Environmental Site Assessment V3 Companies • 16 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 Electricity ComEd Natural Gas ' Nicor Heating/Cooling-HVAC N/A Fuel Oil Seven abandoned -in-place heating oil USTs are present at the Site. Refer to Section 5.10 for more information Propane No Potable Water Source Municipal Sewage Disposal System Municipal 5.6 Hazardous Substances, Petroleum Products, and Chemicals Hazardous substances, petroleum products, and chemicals are not currently used, treated, stored, disposed of, or generated in connection with the identified uses on the Site. The Site was previously occupied by a dry-cleaners at 22 North Main that utilized chlorinated solvents in the on -premise dry-cleaning process. 5.7 Solid Waste Storage and Disposal Solid waste, other than de minimis debris, was not observed. 5.8 Stormwater/Wastewater Type Description: Process Water Not used onsite Waste Water (other Not generated on site than sanitary) Stormwater Stormwater runoff from the Site likely flows towards the numerous storm sewer outlets located throughout the Site. 5.9 Drains or Sumps Numerous municipal storm sewer inlets were located throughout the site. Evidence of odors was not detected in the area of the sewer inlets. 5.10 Underground and Aboveground Storage Tanks (USTs & ASTs) Based on the records review presented in Section 4.0 and observations made during the site visit, seven heating oil USTs are currently abandoned -in -plat at the Site. V3 observed concrete cut outs of the abandoned -in-place USTs. A complete summary of the information obtained from the site visit, regulatory records and/or interviews is provided in Section 4.2.1. ASTs were not observed at the Site and no AST records were identified for the Site. 5.11 Polychlorinated Biphenyls (PCBs) One pole -mounted transformer was observed along the western property boundary. No evidence of staining was observed. The pad -mounted transformer does not represent evidence of a REC. 5.12 Pits, Ponds or Lagoons Pits, ponds or lagoons were not observed on the Site. Phase I Environmental Site Assessment V3 Companies • 17 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 5.13 Other Conditions Observed Other conditions of concern based on visual and/or physical observations during site reconnaissance of the Site are noted and described below, as warranted. Visual and/or Physical Observations Yes No Comment Odors- Strong, Pungent, or Noxious Mr. William Conney X User Questionnaire - Pools of Liquid or Standing Surface Water X Appendix D Drums N/A X Environmental Lien Search — Hazardous Substance and Petroleum Product Containers with unidentified uses X Appendix H Unidentified Substance Containers N/A X N/A Stains or Corrosion X Stressed Vegetation N/A N/A N/A Wells Natural Gas Pipelines X Oil Pipelines X Raw Materials X Other (see Comment) X Visual evidence of previous soil borings by other consultants were observed in the asphalt driveway located along the western property boundary. No REC was noted. No other areas or conditions of concern were noted. 6.0 INTERVIEWS The objective of interviews is to obtain information indicating RECs in connection with the Site. 6.1 Interviews with Past and Present Owners and Occupants The following past and present owners, operators, and/or occupants of the Site were interviewed as part of this assessment. Relevant information obtained from these individuals is included in Appendix D and/or is documented in other sections herein or below in this section. Title Name Company Documented Information Key Site Manager /' Mr. William Conney Village of Mount Prospect User Questionnaire - Occupant Appendix D Current Owner N/A LaSalle National Bank Tr 130652 Environmental Lien Search — Representative Appendix H Past Occupant I N/A N/A N/A Owner Neighboring N/A N/A N/A Property Owner N/A - Not Applicable 6.2 Interviews with State and/or Local Government Officials Interviews with state and/or local government officials were not warranted as part of this assessment. Other available sources of information reviewed and were sufficient to evaluate potential for RECs in connection with the Site. Phase I Environmental Site Assessment V3 Companies • 18 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 7.0 EVALUATION 7.1 Findings 7.1.1 Recognized Environmental Conditions A Recognized Environmental Condition (REQ) is defined by ASTM E1527-13 as "the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property (1) due to any release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not recognized environmental conditions." (Italics denote terms with specific ASTM definitions). This assessment has revealed no evidence of RECs in connection with the Site besides the controlled REC (CREC) discussed below in Section 7.1.2. 7.1.2 Controlled Recognized Environmental Conditions A Controlled Recognized Environmental Condition (CREC) is defined by ASTM El 527-13 as "a recognized environmental condition resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority (for example, as evidenced by the issuance of a no further action letter or equivalent, or meeting risk-based criteria established by regulatory authority), with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls (for example, property use restrictions, activity and use limitations, institutional controls, or engineering controls)." This assessment has revealed no evidence of CRECs in connection with the Site except for the following: Former drycleaners at the Site had a chlorinated solvent (tetrachloroethene) release which was issued an NFR letter by the IEPA Site Remediation program and with the tetrachloroethene allowed to remain in place subject to engineered barrier (asphalt driveway and concrete pad of former building) allowed to remain in place and with restricted use to industrial/commercial land use. This represents evidence of a CREC. 7.1.3 Historical Recognized Environmental Conditions A Historical Recognized Environmental Condition (HREC) is defined by ASTM E 1527-13 as "a past release of any hazardous substances or petroleum products that has occurred in connection with the property and has been addressed to the satisfaction of the applicable regulatory authority or meeting unrestricted use criteria established by a regulatory authority, without subjecting the property to any required controls (for example property use restrictions, activity and use limitations, institutional controls, or engineering controls)" and is not considered a REC in connection with the past release at the time this Phase 1 ESA was conducted. This assessment has revealed no evidence of HRECs in connection with the Site except for the following: • Abandoned -in-place USTs with NFR letters issued by the IEPA are HRECs in connection with the Site. Phase I Environmental Site Assessment V3 Companies • 19 Shopping Center January 7, 2016 Prospect, Illinois (Site, property) 15215 - N31 7.1.4 Identified Data Gaps Under the ASTM/AAI standards, if data gaps are identified during the ESA process, the environmental professional (EP) must comment on their significance and whether such gaps affect the overall findings. A data gap is defined by ASTM El 527-13 as "a lack of or inability to obtain information required this practice despite good faith efforts by the environmental professional to gather such information." A data gap is significant if other information and/or professional experience raises reasonable concerns involving the data gap. Significant data gaps were not identified. 7.1.5 Deletions or Deviations from Scope of Services There have been no deviations from the established Scope of Services during the performance of this ESA 7.2 Conclusions V3 has performed a Phase I ESA in conformance with the scope and limitations of ASTM Practice E1527-13 of the Central Plaza Shopping Center located at 2-40 North Main Street, Mount Prospect, Illinois (subject site). Any exceptions to, or deletions from this practice are described in Section 7.1.5 of this report. The findings of this assessment have revealed no evidence of CRECs and HRECs in connection with the Site. No current RECs were identified besides the CREC. See Section 7.1.2 and 7.1.2.3 for information on the CREC and HREC. 8.0 ASTM E1527 NON -SCOPE SERVICES Issues such as asbestos, radon, lead-based paint, lead in drinking water, wetlands, regulatory compliance, cultural and historic resources, industrial hygiene, health and safety, ecological resources, endangered species, indoor air quality and high voltage power lines are beyond the scope of ASTM E 1527. Such services are considered additional services and have not been investigated in this assessment. Phase I Environmental Site Assessment V3 Companies • 20 Central Plaza Shopping Center January 7, 2016 Mount Prospect, Illinois 15215 - N31 ..................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................................... FINAL PRASE 11 ENVIRONMENTAL SITEASSESSMENT 4.0 N. Main Street Mount Prospect, Illinois Prepared for: Village of Mount Prospect 50 South Elm Street Mount Prospect, Illinois 60056 Prepared by: Tetra Tech, Inc. 1 S. Wacker Drive, 37th Floor Chicago, IL 60606 T April 2015 Parcels 2-40 North Main Street Mount Prospect, Illinois TABLE OF CONTENTS Draft Phase 11 Environmental Site Assessment April 2015, Revision 0 Section Page 1.0 INTRODUCTION AND OBJECTIVE.............................................................................. 1 2.0 SITE BACKGROUND INFORMATION.......................................................................... 2 3.0 INVESTIGATION ACTIVITIES....................................................................................... 4 4.0 FIELD OBSERVATIONS AND ANALYTICAL RESULTS ........................................... 6 5.0 DISCUSSION AND RECOMMENDATIONS.................................................................. 8 6.0 REFERENCES................................................................................................................... 9 APPENDICES APPENDIX A FIGURES 1 THROUGH 3 AND TABLE 1 B BORING LOG SUMMARY C ANALYTICAL RESULTS I Parcels 2-40 North Main Street Draft Phase 11 Environmental Site Assessment Mount Prospect, Illinois April 2015, Revision 0 1.0 INTRODUCTION AND OBJECTIVE Tetra Tech, Inc. (Tetra Tech) conducted a Phase II environmental site assessment (ESA) to evaluate historical recognized environmental conditions (HREC) related to a commercial property that included a former dry cleaning facility and closed -in-place underground storage tanks (UST) at 2-40 N. Main Street in Mount Prospect, Illinois. The purposes of the investigation were to (1) assess whether the HRECs posed a risk to the community, and (2) determine what would be required to address environmental concerns, if identified. The Village of Mount Prospect (Village) is considering redeveloping the site, which has a complicated ownership history. Redevelopment would require modification to the no further remediation (NFR) letters that have been issued regarding HRECs, either because of a change in use (from commercial to mixed commercial and residential use) or to minimize costs associated with implementing remedial actions to address soil contamination during redevelopment. Information acquired during this Phase II ESA may also support preparation of a focused site investigation (FSI) report, a remediation objectives report (ROR), and remedial action plan (RAP) if the site is to be entered into the Illinois Environmental Protection Agency (IEPA) Site Remediation Program (SRP) to modify the existing no further remediation (NFR) status and allow for mixed commercial and residential use. Parcels 2-40 North Main Street Draft Phase 11 Environmental Site Assessment Mount Prospect, Illinois April 2015, Revision 0 2.0 SITE BACKGROUND INFORMATION The Village provided information from a Freedom of Information Act (FOIA) request to IEPA, including documents prepared by others that addressed the following: prior property conditions, including leaking underground storage tank (LUST) incidents that received closure (Nos. 930216, 941320, and 941570); and information regarding a former dry cleaner that was closed under the SRP and for which an NFR letter was issued in 2003. Descriptions and results of investigations conducted pursuant to the LUST closures and NFR letter received for the dry cleaner were included in the site investigation report (SIR), ROR, RAP, and remedial action completion report (RACR) prepared by Weaver, Boos, and Gordon in 2003 (Weaver, Boos, and Gordon, 2003). Information presented below is mostly obtained from the RACR or reports included as attachments to the RACR. Prior investigations included installing and sampling five monitoring wells at locations near the perimeter of the property, and installing and sampling about 30 soil borings within areas identified as having suspected or known contamination associated with the former LUST incidents and dry cleaning facility (as shown on Figure 1 in Appendix A). Volatile organic compounds (VOC) were not detected in groundwater samples from the monitoring wells. Soil contamination was identified primarily in the area near the former dry cleaning facility. The contaminants included tetrachloroethene (PCE) and, to a lesser extent, trichloroethene (TCE) and 1,2-dichloroethene (I)CE). These contaminants are associated with dry cleaning solvent, which predominantly contains PCE. The highest concentrations of PCE (15.9 milligrams per kilogram [mg/kg]) and TCE (3.3 mg/kg) were detected at soil boring 43 location in the alley south and west of the former dry cleaner; the area is shown on Figure 1 in Appendix A. The area outlined by the orange dashed line on Figure 1 in Appendix A is the estimated extent of PCE exceeding the remediation objective (RO) for the soil component of the groundwater ingestion pathway according to the Weaver, Boos, and Gordon RACR. Seven 500 -gallon underground storage tanks (UST) that formerly contained fuel oil were abandoned in place in 1993 and 1994. These abandoned -in-place USTs are shown as red squares on Figure 1 in Appendix A. The abandonment involved first removing fuel and water from the USTs for off-site disposal and treatment. The USTs were reportedly then filled with slurry, vent and fill lines were capped, and a concrete seal was placed over each UST. Soil samples were collected from below the USTs at the time these were abandoned and were analyzed for benzene, toluene, ethylbenzene, and xylenes (BTEX) and 2 Parcels 2-40 North Main Street Mount Prospect, Illinois Draft Phase 11 Environmental Site Assessment April 2015, Revision 0 polynuclear aromatic hydrocarbons (PAH). Analytical results indicated that naphthalene (a PAH) was present at concentrations exceeding remediation objectives (ROs) for construction worker and commercial/industrial inhalation exposure pathways. The UST areas and associated soil contamination will have to be addressed before site redevelopment can begin. The NFR letters issued regarding the site were specific to the former dry cleaning facility and the seven USTs, and included the following property use restrictions: (1) continued commercial/industrial property use, (2) inclusion of a construction worker safety plan, (3) maintenance of an engineered barrier over the area of suspected PCE contamination, and (4) prohibition of groundwater use based on the modeled extent of groundwater contamination. Tetra Tech notes that the potential contamination is currently limited to the soil pathway and the extent of groundwater contamination based on the soil component of groundwater ingestion. The investigation of soil has identified primarily clay materials, and the analysis of groundwater samples from prior investigations has not detected contaminants at concentrations above applicable ROs. Parcels 2-40 North Main Street Draft Phase 11 Environmental Site Assessment Mount Prospect, Illinois April 2015, Revision 0 3.0 INVESTIGATION ACTIVITIES This section discusses field work that Tetra Tech conducted at the site. All field work was completed in accordance with the sampling and analysis plan (Tetra Tech 2015) Tetra Tech initiated pre -investigation activities in early March 2015. This involved identifying utility locations and possibly present UST -related piping by use of ground -penetrating radar (GPR) and a magnetometer. Water and sewer lines were located and marked, inverts of manholes were measured, and overhead and underground electric lines were marked. Accessible portions of the tenant spaces were also entered to assess possible drilling locations. Figure 1 in Appendix A shows the layout of the utilities identified by the GPR and site reconnaissance. Drilling activities occurred on March 26-27, 2015. Earth Solutions (ES) was subcontracted to provide drilling services and to core concrete where necessary within the building in order to allow soil sampling. Because of access and height restrictions, a hand cart -mounted drilling rig was used inside the building, and a track -mounted drilling rig was used at outside drilling locations. Both drilling rigs were hydraulic probes that pushed a Macropore sampler into the ground surface. The Macropore sampler collected a 4 -foot -long sample in an acetate sleeve. Fifteen soil borings were advanced at locations along the storm sewer line, within the areas of contamination noted in prior studies, and within the former dry cleaning tenant space and the space south of the dry cleaning tenant space (see Figure 2 in Appendix A). All borings were advanced to a minimum depth of 10 feet, and most were advanced to 12 or 15 feet below ground surface (bgs). At each boring location, samples were collected continuously from the ground surface to the full depth of the boring. Borings were logged by a geologist for lithology and for evidence of contamination visually and were screened using a photoionization detector (PID). The PID measures total concentration of VOCs, based on a calibration gas that measures VOCs as a benzene -equivalent. A boring log summary is in Appendix B. Samples were collected from each boring by use of a disposable and dedicated plunger (which collected about 5 grams of soil), and were then placed in 40 -milliliter (mL) volatile organic analysis (VOA) vials containing pre -weighed amounts of preservative. One VOA vial containing sodium bisulfate and one containing methanol were collected. Extra volume was also collected for matrix spike (MS)/matrix spike duplicate (MSD) quality control (QC) samples. Field duplicates were collected at three locations. Samples were collected at locations that exhibited evidence of contamination (where noted), and at depths that would be expected to exhibit contamination based on prior studies and on the presence of potential 4 Parcels 2-40 North Main Street Mount Prospect, Illinois Draft Phase 11 Environmental Site Assessment April 2015, Revision 0 contaminant pathways such as sewers or catch basin inverts. A temporary well was also installed at location TT -12 for potential future sampling to evaluate the vapor intrusion pathway; however, it is unclear whether this temporary well is completed in a representative groundwater -bearing unit and sampling may not provide accurate results. All samples were placed in an iced cooler after collection and then transported directly to the STAT Analysis Corporation laboratory in Chicago, Illinois, for analysis for VOCs. A total of 28 samples were collected, including duplicates and extra amounts for MS/MSD analyses. All samples were analyzed within holding times, and no issues were identified with data quality. Soil cuttings were placed back into the boreholes at the completion of sampling. Parcels 2-40 North Main Street Draft Phase 11 Environmental Site Assessment Mount Prospect, Illinois April 2015, Revision 0 4.0 FIELD OBSERVATIONS AND ANALYTICAL RESULTS At most locations, subsurface soil included a shallow layer of fill material to depth of less than 2 feet, underlain by silt and silty clay to about 12 feet bgs. At some locations, saturated conditions were observed where sand or silt was present at depth of 5 feet or greater. Saturated intervals with potential to yield groundwater were observed at some but not all boring locations. Those intervals may act as a groundwater bearing unit, but likely are laterally discontinuous based on observations of silty clay at most locations. Appendix B includes a boring log summary showing the lithology, PID readings, and other observations during sampling. Evidence of contamination was noted at some locations based on either visual observations during sampling or elevated PID readings: • Boring TT -6 detected elevated PID readings within the interval of 5 to 11 feet bgs, with the highest result of 67.8 parts per million (ppm) measured within the interval of 7 to 10 feet bgs. • Petroleum stains and odor were detected in Boring TT -10, which also induced elevated PID readings within the interval of 6 to 9 feet bgs, with the highest PID reading of 17.2 ppm measured within the interval of 7 to 8 feet bgs. • Petroleum odor and some staining were detected in Boring TT -12, which also had elevated PID readings within the interval of 8 to 11.5 feet bgs, with the highest PID reading of 8 ppm measured within the interval of 10 to 11.5 feet bgs. Petroleum staining and odor appeared to be related to the abandoned UST in the dry cleaning area, as TT -10 is near the abandoned UST. Detections of petroleum odor and staining in Boring TT -12, located farther away from the abandoned UST, may indicate migration of contamination through fill or along the sewer line that runs between the two boring locations (see Figure 2 in Appendix A). TT -6 is within the engineered barrier area and close to the historical boring (44) that also exhibited evidence of contamination in the past. Tetra Tech notes that most borings did not exhibit any evidence of contamination via detections of odor or staining, elevated PID readings, or analytical results—suggesting that the extent of contamination is limited. Analytical results are listed in Table 1 and shown on Figure 2, both in Appendix A. Results are compared to Tiered Approach to Corrective Action Objectives (TACO) Tier I residential and construction worker ROs in Table 1, and exceedances of ROs are highlighted by yellow or orange shading. Copies of the Ce Parcels 2-40 North Main Street Draft Phase 11 Environmental Site Assessment Mount Prospect, Illinois April 2015, Revision 0 laboratory analytical reports are provided in Appendix C. Compounds detected included primarily PCE and degradation products, 1,1-DCE, cis -1,2 DCE, trans -1,2 DCE, and vinyl chloride (VC). TCE, often a component of dry cleaning solvent, also was detected. One petroleum -related compound, ethylbenzene, was detected, as was a common laboratory artifact, acetone, which is likely unrelated to site conditions. The results indicate that PCE and related constituents are the predominant contaminants of concern (COC) at the site. PCE and related compounds were detected above Tier I ROs only in four samples from three borings— TT-6 (and a duplicate sample), TT -8, and TT -5. All of these samples were collected outside of the building and within the area of the designated engineered barrier (see Figure 2 in Appendix A). The highest concentrations of these compounds were detected at TT -6 in the sample collected within the interval of 8 to 9 feet bgs, and from the duplicate sample collected at that location. These results exceeded residential inhalation and ingestion ROs, and the soil component of groundwater ingestion ROs. A summary of exceedances in each boring is as follows: In the sample and duplicate collected from TT -6, cis -1,2 DCE, PCE, TCE, and VC were detected at concentrations above the soil component of the groundwater ingestion RO. PCE, TCE, and VC were also detected at levels above residential and construction worker ROs for soil ingestion and inhalation. In the sample collected from TT -8, cis -1,2 DCE and VC were detected at concentrations above the soil component of the groundwater ingestion RO. VC was also detected at a concentration above the RO for residential inhalation. In the sample collected from TT -5, TCE and VC were detected at concentrations above the soil component of groundwater ingestion RO. No detection of an analyte at concentration exceeding an RO occurred in samples collected within the building. Detections of petroleum staining and odor could indicate presence of non-volatile petroleum compounds. These compounds—not analytes during this investigation—could include polynuclear aromatic hydrocarbons (PAH). Prior sampling identified naphthalene, a PAH compound, at concentrations above ROs in samples collected below the abandoned USTs. As a result, naphthalene should be considered a COC in future sampling. 7 Parcels 2-40 North Main Street Draft Phase 11 Environmental Site Assessment Mount Prospect, Illinois April 2015, Revision 0 5.0 DISCUSSION AND RECOMMENDATIONS Investigation results (1) confirmed prior findings that contamination is present, primarily in the alley behind (west) the former dry cleaner, and (2) included evidence of petroleum -related contamination within the dry cleaner tenant space (likely related to the abandoned -in-place UST). However, results from sampling for dry -cleaning -related compounds in the tenant space and the adjacent tenant space to the north suggest minimal impacts from the dry cleaner below the building slab within the building. Tetra Tech thus surmises that dry cleaning solvent contamination is present primarily in the alley area, possibly because of localized releases to the surface or sewer catch basin near this area. Data from samples collected along the sewer north of this contaminated area and also on the western side of the alley did not indicate significant concentrations of COCs, suggesting that off-site exposure is not a significant concern—either as releases to the Village right of way or via migration to residential properties to the west. Elevated PID readings, petroleum odors, and visible staining in borings TT -10 and TT -12 within the former dry cleaning tenant space suggests presence of petroleum contamination associated with the abandoned -in-place USTs. This would necessitate designation of soil to be removed for off-site disposal during construction in these areas to be managed as "contaminated." Because removal of the USTs would be required as part of site redevelopment, this soil removal should be included in the remediation costs to address the USTs. Figure 3 in Appendix A shows estimated extent of soil contamination that may be present from the former dry cleaner (shaded in yellow) and from the seven former USTs (shaded in red). Costs for soil removal in these areas can be estimated based on development plans. Tetra Tech notes that some or all soil could be managed in place if development does not disturb soil in these areas. Vapor intrusion would have to be considered during site development, but can be addressed using a building control technology. Acceptable building control technologies (BCT) would include installation of a vapor barrier, passive subslab venting, or subslab depressurization. Vapor barriers are generally inexpensive and can be installed as part of the construction work. NFRs for the USTs and dry cleaner at the site had been issued, and this investigation has confirmed that site contaminants do not pose a risk to current tenants (based on commercial property use), to off-site right of ways, or to nearby residents. However, removal of soil would be necessary under most redevelopment scenarios, as would removal of the abandoned -in place-USTs, and the evaluation and use Parcels 2-40 North Main Street Mount Prospect, Illinois Draft Phase 11 Environmental Site Assessment April 2015, Revision 0 of a BCT to address the vapor intrusion pathway. A soil management zone could also be implemented to allow for reuse and placement of soil onsite, but this would require additional sampling for the full target compound list (TCL). Tetra Tech notes, that if redevelopment is to include residential use, modifications of the NFR letters will be necessary. This would require entry of the site into the SRP, additional investigation, and preparation of required documents. Removal of the abandoned -in-place USTs would likely result in a LUST incident that could be closed out under the SRP. Finally, Tetra Tech notes that the TCE and PCE concentrations detected at TT -6 suggest that some of the soil may have to be evaluated to determine if it would be hazardous if removed. In situ treatment prior to removal could be conducted to allow for disposal as non -hazardous waste, but this would have to be included as part of the remedial action plan (RAP) and would have to be implemented after IEPA approval. Tetra Tech can provide an estimate of the range of costs based on the likely Village redevelopment approaches. This would include cost for investigation and site closure under the SRP, removal of the USTs, and removal and or treatment of soil within the area of TT -6. The cost estimate can be best developed if the specific end use is identified. M Parcels 2-40 North Main Street Draft Phase 11 Environmental Site Assessment Mount Prospect, Illinois April 2015, Revision 0 6.0 REFERENCES Tetra Tech,Inc. (Tetra Tech). 2015. Sampling Plan for Phase II Environmental Site Assessment — 2 to 40 Main Street, Mount Prospect, IL. March. Weaver, Boos, and Gordon. 2003. Remedial Action Completion Report, Central Plaza, Mount Prospect, Illinois. January 24. 10 APPENDIX A Figures 1 through 3 And Table 1 TABLE 1 ANALYTICAL RESULTS - SOIL SAMPLING MARCH 2015 19 Yellow shading Indicates that'ralne exceeds only the soil component ofg,-.enter lngesti.n remedi att.n objecti're 130 ;:: Orange shading Indicates the the'ralne also exceeds the rexidetIe constructions kerinhalatl.n remediatl.n obj,n,r, end In someceses th—1 ingestion remediate on objeci All results In milligrams per kilogram Page 1 TABLE 1 -Continued * - Covshuctiov Worker Inhalation Objective from Appe.d. B, Table B. 19 Yellow shading indicates that value exceeds only the soil component of groundwater ingestion remediation olry ective 130 ''Orangeshading indicates lhathevalue also exceeds theresidenhal or construchovworker:Malahon remed:atiov oblechveavd:v somecases lhesod :vgeshov remeAation objective All results iv milligrams per kilogram mm ' =� M® '..th � * - Covshuctiov Worker Inhalation Objective from Appe.d. B, Table B. 19 Yellow shading indicates that value exceeds only the soil component of groundwater ingestion remediation olry ective 130 ''Orangeshading indicates lhathevalue also exceeds theresidenhal or construchovworker:Malahon remed:atiov oblechveavd:v somecases lhesod :vgeshov remeAation objective All results iv milligrams per kilogram mm TABLE 1 -Continued * - Construction W orker Inhalation Objective from Appendix B, Table B. 19 Yellow shading indicates thatvalue exceeds only the soil component ofgroundwater ingestion remediation objective 130 !.. -; Orange shading indicates tha the value also exceeds dreresidential or construction worker inhalation remediation objective and in some cases dresod ingestion remediation objective Page 3 Laboratory ID : 15030879-017 15030879-018 15030879-019 15030879-020 15030879-021 15030879-022 15030879-023 Client Sample ID: TT-4-8.9.DUP U4-2.5-3.5 DUT TT -10311 I T'T40.7-$..J TT -11-7.8 TT -1214-5 T'1,42.7-$1 Date Collected : 03/26/2015 03/26/2015 03/27/2015 10:20 03/27/2015 1030 03/27/2015 11:25 03/27/2015 15:25 03/27/2015 15.30 VMMM CAS No. Analyte/' "€ 3fi " /iii', raar/€i°, -/ VOC 67-64-1 Acetone 70,000 100,000 25 25 100000 10.067 0.19 <0.088 <0.082 <0.084 <0.080 <0.066 71-43-2 Benzene 12 0.8 0.03 0.17 580 <0.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 75-274 113romodichloromethane 10 3,000 0.6 0.6 2000 <0.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 75-25-2 Bromoforn 81 53 0.8 0.8 1200 <0.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 74-83-9 Bromomethane 110 10/3.9* 0.2 1.2 NE <0.0090 <0.013 <0.012 <0.011 <0.011 <0.011 <0.0088 78-93-3 2-Butanone NE NE NE NE 25000 <0.067 <0.096 <0.088 <0.082 <0.084 <0.080 <0.066 75-15-0 Carbon disulfide 7,800 720 32 160 520 <0.045 <0.064 <0.059 <0.054 <0.056 <0.053 <0.044 56-23-5 Carbon tetrachloride 5 0.3 0.07 0.33 530 <0.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 108-90-7 Chlmobenzene 1,600 130/1.3* 1 1 6.5 290 <0.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 75-00-3 Chloroethane NE NE NE NE NE <0.0090 <0.013 <0.012 <0.011 <0.011 <0.011 <0.0088 67-66-3 Chloroform 100 0.3 0.6 2.9 2500 <0.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 74-87-3 Chloromethane NE NE NE NE NE <0.0090 <0.013 <0.012 <0.011 <0.011 <0.011 <0.0088 124-48-1 Dibromochloromethane 1,600 1,300 0.4 0.4 1400 <0.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 75-34-3 1,1-Dichloroethane 7,800 1,300/130* 23 110 1400 <0.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 107-06-2 1,2-Dichloroethane 7 0.4 0.02 0.1 1900 <0.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 75-354 1,1-Dichloroethene 3,900 290/3.0* 0.06 0.3 910 0.012 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 156-59-2 cis-1,2-Dichloroethene 780 1,200 0.4 1.1 1000 17 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 156-60-5 trans-1,2-Dichloroethene 1,600 3,100 0.7 3.4 2100 0.23 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 78-87-5 1,2-Dichloro ro ane 9 15/0.50* 0.03 0.15 870 0.0085 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 10061-01-5 cis-1,3-Dichloro roen 6.4 1.1/0.39* 0.004 0.02 850 <0.0018 <0.0026 <0.0024 <0.0022 <0.0022 <0.0021 <0.0018 10061-02-6 trans-1,3-Dichloropropene 6.4 1.1/0.39* 0.004 0.02 850 <0.0018 <0.0026 <0.0024 <0.0022 <0.0022 <0.0021 <0.0018 100-41-4 Ethylbenzene 7,800 400/58* 13 19 150 0.0089 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 591-78-6 2-Hexanone NE NE NE NE NE <0.018 <0.026 <0.024 <0.022 <0.022 <0. 021 <0.018 108-10-1 4 -Me 1-2- entanone NE NE NE NE NE <0.018 <0.026 <0.024 <0.022 <0.022 <0. 021 <0.018 75-09-2 Methylene chloride 85 13 0.02 0.2 2500 <0.0090 <0.013 <0.012 <0.011 <0.011 <0.011 <0.0088 1634-044 Methyl tert-butyl ether 780 8,800/140* 0.32 0.32 8400 <0.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 100-42-5 Styrem, 16,000 1,500/430* 4 18 260 <0.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 79-34-5 1,1,2,2 -Tetrachloroethane NE NE NE NE NE <0.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 127-18-4 Tetrachloroethene 12 11 0.06 0.3 310 240 <0.0064 0.010 <0.0054 <0.0056 0.0055 <0.0044 108-88-3 Toluene 16,000 650/42* 12 29 290 0.0079 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 71-55-6 1,1,1 -Trichloroethane 1,200; 9.6 670 10.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 79-00-5 1,1,2 -Trichloroethane 310 1,800 0.02 0.3 1300 10.0045 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 79-01-6 Trichloroethene 58 5 0.06 0.3 650 73 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 10.0044 75-01-0 Virryl chloride 0.46 0.28 0.01 0.07 1 2600 1.1 <0.0064 <0.0059 <0.0054 <0.0056 <0.0053 <0.0044 1330-20-7 JXylertes, Total 16,000 320/5.6* 150 150 1 110 0.018 <0.019 <0.018 <0.016 <0.017 <0.016 <0.013 * - Construction W orker Inhalation Objective from Appendix B, Table B. 19 Yellow shading indicates thatvalue exceeds only the soil component ofgroundwater ingestion remediation objective 130 !.. -; Orange shading indicates tha the value also exceeds dreresidential or construction worker inhalation remediation objective and in some cases dresod ingestion remediation objective Page 3 TABLE 1 -Continued * - Construction Worker Inhalation Objective from Appendix B, Table B. 19 Yellow shading indicates that value exceeds only the soil component of groundwater ingestion remediation objective 130 !.. -; Orange shading indicates tha the value also exceeds the residential or construction worker inhalation remediation objective and in some cases thesod ingestion remediation objective Page 4 APPENDIX B BORING LOG SUMMARY L ip,/— ip'p— ip,/— i/npm .Ih(ft) lz, d b I �l 1,11 "d' E 11 �D 172 20 lhll d, —:1, 1,­ 17 1111 d 1111 �1, d 17 PC �D D 11 �D T " bl� -n F 1 DIE D P' ID IIE D 11 �D 7 1 DIE Dr P_ D "E D D Ll DIE D �D IIE D �'D l DIE I D PCE �D IIE �D PICD IE IIE �D ­, b—n 11, b—, .1 �l .O 1-b, �l .O leel b� �l .O leel b� d—led F 17 de -led APPENDIX C ANALYTICAL RESULTS Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@,STATAnalysis.com Accreditations: IEPA FLAP 100445; ORELAP IL300001; AIHA-LAP, LLC 101160, NVLAP LabCode 101202-0 April 08, 2015 Tetra Tech EM Inc. 1 South Wacker Drive Chicago, IL 60606 Telephone: (312) 201-7700 Fax: (312) 938-0118 Analytical Report for STAT Work Order: 15030879 Revision 0 RE: 103S3760,2 -40N. Main St., Mount Prospect, IL Dear Tom Hahne: STAT Analysis received 28 samples for the referenced project on 3/30/2015 9:52:00 AM. The analytical results are presented in the following report. All analyses were performed in accordance with the requirements of 35 IAC Part 186 / NELAC standards. Analyses were performed in accordance with methods as referenced on the analytical report. Those analytical results expressed on a dry weight basis are also noted on the analytical report. All analyses were performed within established holding time criteria, and all Quality Control criteria met EPA or laboratory specifications except when noted in the Case Narrative or Analytical Report. If required, an estimate of uncertainty for the analyses can be provided. A listing of accredited methods/parameters can also be provided. Thank you for the opportunity to serve you and I look forward to working with you in the future. If you have any questions regarding the enclosed materials, please contact me at (312) 733-0551. Sincerely, Craig Chawla Project Manager The information contained in this report and any attachments is confidential information intended only for the use of the individual or entities named above. The results of this report relate only to the samples tested. if you have received this report in error, please notify us immediately by phone. T/ report shall not be reproduced, except in its entirety, unless written approval has been obtained from the laboratory. This analytical report shall becoi property of the Customer upon payment in full. Otherwise, STAT will be under no obligation to support, defend or discuss the analytical report. 1 of 62 Analysis Corporation Date: April 08, 2015 Client: Tetra Tech EM Inc. Project: 10353760, 2-40 N. Main St., Mount Prospect, IL work Order Sample Summary Work Order: 15030879 Revision 0 Lab Sample ID Client Sample ID Tag Number Collection Date Date Received 15030879-OOIA TT -1-2-3 3/26/2015 9:50:00 AM 3/30/2015 15030879-OOIB TT -1-2-3 3/26/2015 9:50:00 AM 3/30/2015 15030879-002A TT -1-10-12 3/26/2015 9:55:00 AM 3/30/2015 15030879-002B TT -1-10-12 3/26/2015 9:55:00 AM 3/30/2015 15030879-003A TT -2-1.5-2.5 3/26/2015 10:50:00 AM 3/30/2015 15030879-003B TT -2-1.5-2.5 3/26/2015 10:50:00 AM 3/30/2015 15030879-004A TT -3-2-3 3/26/2015 12:00:00 PM 3/30/2015 15030879-004B TT -3-2-3 3/26/2015 12:00:00 PM 3/30/2015 15030879-005A TT -4-2.5-3.5 3/26/2015 12:25:00 PM 3/30/2015 15030879-005B TT -4-2.5-3.5 3/26/2015 12:25:00 PM 3/30/2015 15030879-006A TT -4-11-12 3/26/2015 12:40:00 PM 3/30/2015 15030879-006B TT -4-11-12 3/26/2015 12:40:00 PM 3/30/2015 15030879-007A TT -5-2-3 3/26/2015 1:20:00 PM 3/30/2015 15030879-007B TT -5-2-3 3/26/2015 1:20:00 PM 3/30/2015 15030879-008A TT -5-7-8 3/26/2015 2:20:00 PM 3/30/2015 15030879-008B TT -5-7-8 3/26/2015 2:20:00 PM 3/30/2015 15030879-009A TT -6-2-3 3/26/2015 3:00:00 PM 3/30/2015 15030879-009B TT -6-2-3 3/26/2015 3:00:00 PM 3/30/2015 15030879-010A TT -6-8-9 3/26/2015 3:05:00 PM 3/30/2015 15030879-OIOB TT -6-8-9 3/26/2015 3:05:00 PM 3/30/2015 15030879-011A TT -7-2-3 3/26/2015 3:50:00 PM 3/30/2015 15030879-011B TT -7-2-3 3/26/2015 3:50:00 PM 3/30/2015 15030879-012A TT -7-8-9 3/26/2015 3:55:00 PM 3/30/2015 15030879-012B TT -7-8-9 3/26/2015 3:55:00 PM 3/30/2015 15030879-013A TT -8-3-4 3/26/2015 4:45:00 PM 3/30/2015 15030879-013B TT -8-3-4 3/26/2015 4:45:00 PM 3/30/2015 15030879-014A TT -8-8-9 3/26/2015 4:50:00 PM 3/30/2015 15030879-014B TT -8-8-9 3/26/2015 4:50:00 PM 3/30/2015 15030879-015A TT -9-4.5-5.0 3/26/2015 5:45:00 PM 3/30/2015 15030879-015B TT -9-4.5-5.0 3/26/2015 5:45:00 PM 3/30/2015 15030879-016A TT -9-8-9 3/26/2015 5:50:00 PM 3/30/2015 15030879-016B TT -9-8-9 3/26/2015 5:50:00 PM 3/30/2015 15030879-017A TT-DUP-2 3/26/2015 3/30/2015 15030879-017B TT-DUP-2 3/26/2015 3/30/2015 15030879-018A TT-DUP-1 3/26/2015 3/30/2015 15030879-018B TT-DUP-1 3/26/2015 3/30/2015 15030879-019A TT -10-3-4 3/27/2015 10:20:00 AM 3/30/2015 15030879-019B TT -10-3-4 3/27/2015 10:20:00 AM 3/30/2015 2 of 62 Client: Tetra Tech EM Inc. Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Work Order: 15030879 Revision 0 Lab Sample ID Client Sample ID 15030879-020A TT -10-7-8 15030879-020B TT -10-7-8 15030879-021A TT -11-7-8 15030879-021B TT -11-7-8 15030879-022A TT -12-4-5 15030879-022B TT -12-4-5 15030879-023A TT -12-7-8 15030879-023B TT -12-7-8 15030879-024A TT -13-5-6 15030879-024B TT -13-5-6 15030879-025A TT -15-7-8 15030879-025B TT -15-7-8 15030879-026A TT -14-5-6 15030879-026B TT -14-5-6 15030879-027A TT -14-7.5-8.5 15030879-027B TT -14-7.5-8.5 15030879-028A TT-DUP-3 15030879-028B TT-DUP-3 Work Order Sample Summary Tag Number Collection Date Date Received 3/27/2015 10:30:00 AM 3/30/2015 3/27/2015 10:30:00 AM 3/30/2015 3/27/2015 11:25:00 AM 3/30/2015 3/27/2015 11:25:00 AM 3/30/2015 3/27/2015 3:25:00 PM 3/30/2015 3/27/2015 3:25:00 PM 3/30/2015 3/27/2015 3:30:00 PM 3/30/2015 3/27/2015 3:30:00 PM 3/30/2015 3/27/2015 4:35:00 PM 3/30/2015 3/27/2015 4:35:00 PM 3/30/2015 3/27/2015 5:45:00 PM 3/30/2015 3/27/2015 5:45:00 PM 3/30/2015 3/27/2015 6:30:00 PM 3/30/2015 3/27/2015 6:30:00 PM 3/30/2015 3/27/2015 6:35:00 PM 3/30/2015 3/27/2015 6:35:00 PM 3/30/2015 3/27/2015 3/30/2015 3/27/2015 3/30/2015 3 of 62 Analysis Corporation CLIENT: Tetra Tech EM Inc. Date: April 08, 2015 Project: 10353760, 2-40 N. Main St., Mount Prospect, IL CASE NARRATIVE Work Order: 15030879 Revision 0 Please refer to Analytical QC Summary Report for QC outliers. 4 of 62 Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -1-2-3 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 9:50:00 AM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-001 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.083 Benzene ND 0.0055 Bromodichloromethane ND 0.0055 Bromoform ND 0.0055 Bromomethane ND 0.011 2-Butanone ND 0.083 Carbon disulfide ND 0.055 Carbon tetrachloride ND 0.0055 Chlorobenzene ND 0.0055 Chloroethane ND 0.011 Chloroform ND 0.0055 Chloromethane ND 0.011 Dibromochloromethane ND 0.0055 1, 1 -Dichloroethane ND 0.0055 1,2-Dichloroethane ND 0.0055 1, 1 -Dichloroethene ND 0.0055 cis-1,2-Dichloroethene ND 0.0055 trans-1,2-Dichloroethene ND 0.0055 1,2-Dichloropropane ND 0.0055 cis- 1,3-Dichloropropene ND 0.0022 trans- 1, 3-Dichloropropene ND 0.0022 Ethylbenzene ND 0.0055 2-Hexanone ND 0.022 4-Methyl-2-pentanone ND 0.022 Methylene chloride ND 0.011 Methyl tert-butyl ether ND 0.0055 Styrene ND 0.0055 1,1,2,2 -Tetrachloroethane ND 0.0055 Tetrachloroethene ND 0.0055 Toluene ND 0.0055 1,1,1 -Trichloroethane ND 0.0055 1,1,2 -Trichloroethane ND 0.0055 Trichloroethene ND 0.0055 Vinyl chloride ND 0.0055 Xylenes, Total ND 0.017 Percent Moisture D2974 wt% Percent Moisture 14.7 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 5 of 62 Prep Date: 3/31/2015 Analyst: PS mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -1-10-12 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 9:55:00 AM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-002 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.13 Benzene ND 0.0089 Bromodichloromethane ND 0.0089 Bromoform ND 0.0089 Bromomethane ND 0.018 2-Butanone ND 0.13 Carbon disulfide ND 0.089 Carbon tetrachloride ND 0.0089 Chlorobenzene ND 0.0089 Chloroethane ND 0.018 Chloroform ND 0.0089 Chloromethane ND 0.018 Dibromochloromethane ND 0.0089 1, 1 -Dichloroethane ND 0.0089 1,2-Dichloroethane ND 0.0089 1, 1 -Dichloroethene ND 0.0089 cis-1,2-Dichloroethene ND 0.0089 trans-1,2-Dichloroethene ND 0.0089 1,2-Dichloropropane ND 0.0089 cis- 1,3-Dichloropropene ND 0.0036 trans- 1, 3-Dichloropropene ND 0.0036 Ethylbenzene ND 0.0089 2-Hexanone ND 0.036 4-Methyl-2-pentanone ND 0.036 Methylene chloride ND 0.018 Methyl tert-butyl ether ND 0.0089 Styrene ND 0.0089 1,1,2,2 -Tetrachloroethane ND 0.0089 Tetrachloroethene ND 0.0089 Toluene ND 0.0089 1,1,1 -Trichloroethane ND 0.0089 1,1,2 -Trichloroethane ND 0.0089 Trichloroethene ND 0.0089 Vinyl chloride ND 0.0089 Xylenes, Total ND 0.027 Percent Moisture D2974 wt% Percent Moisture 15.0 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 6 of 62 Prep Date: 3/31/2015 Analyst: ERP mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 mg/Kg-dry 1 4/1/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -2-1.5-2.5 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 10:50:00 AM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-003 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone 0.088 0.063 Benzene ND 0.0042 Bromodichloromethane ND 0.0042 Bromoform ND 0.0042 Bromomethane ND 0.0084 2-Butanone ND 0.063 Carbon disulfide ND 0.042 Carbon tetrachloride ND 0.0042 Chlorobenzene ND 0.0042 Chloroethane ND 0.0084 Chloroform ND 0.0042 Chloromethane ND 0.0084 Dibromochloromethane ND 0.0042 1, 1 -Dichloroethane ND 0.0042 1,2-Dichloroethane ND 0.0042 1, 1 -Dichloroethene ND 0.0042 cis-1,2-Dichloroethene ND 0.0042 trans-1,2-Dichloroethene ND 0.0042 1,2-Dichloropropane ND 0.0042 cis- 1,3-Dichloropropene ND 0.0017 trans- 1, 3-Dichloropropene ND 0.0017 Ethylbenzene ND 0.0042 2-Hexanone ND 0.017 4-Methyl-2-pentanone ND 0.017 Methylene chloride ND 0.0084 Methyl tert-butyl ether ND 0.0042 Styrene ND 0.0042 1,1,2,2 -Tetrachloroethane ND 0.0042 Tetrachloroethene ND 0.0042 Toluene ND 0.0042 1,1,1 -Trichloroethane ND 0.0042 1,1,2 -Trichloroethane ND 0.0042 Trichloroethene ND 0.0042 Vinyl chloride ND 0.0042 Xylenes, Total ND 0.013 Percent Moisture D2974 wt% Percent Moisture 19.7 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 7 of 62 Prep Date: 3/31/2015 Analyst: ERP mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -3-2-3 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 12:00:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-004 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.067 Benzene ND 0.0045 Bromodichloromethane ND 0.0045 Bromoform ND 0.0045 Bromomethane ND 0.0089 2-Butanone ND 0.067 Carbon disulfide ND 0.045 Carbon tetrachloride ND 0.0045 Chlorobenzene ND 0.0045 Chloroethane ND 0.0089 Chloroform ND 0.0045 Chloromethane ND 0.0089 Dibromochloromethane ND 0.0045 1, 1 -Dichloroethane ND 0.0045 1,2-Dichloroethane ND 0.0045 1, 1 -Dichloroethene ND 0.0045 cis-1,2-Dichloroethene ND 0.0045 trans-1,2-Dichloroethene ND 0.0045 1,2-Dichloropropane ND 0.0045 cis- 1,3-Dichloropropene ND 0.0018 trans- 1, 3-Dichloropropene ND 0.0018 Ethylbenzene ND 0.0045 2-Hexanone ND 0.018 4-Methyl-2-pentanone ND 0.018 Methylene chloride ND 0.0089 Methyl tert-butyl ether ND 0.0045 Styrene ND 0.0045 1,1,2,2 -Tetrachloroethane ND 0.0045 Tetrachloroethene ND 0.0045 Toluene ND 0.0045 1,1,1 -Trichloroethane ND 0.0045 1,1,2 -Trichloroethane ND 0.0045 Trichloroethene ND 0.0045 Vinyl chloride ND 0.0045 Xylenes, Total ND 0.013 Percent Moisture D2974 wt% Percent Moisture 15.4 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 8 of 62 Prep Date: 3/31/2015 Analyst: PS mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -4-2.5-3.5 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 12:25:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-005 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone 0.17 0.092 Benzene ND 0.0061 Bromodichloromethane ND 0.0061 Bromoform ND 0.0061 Bromomethane ND 0.012 2-Butanone ND 0.092 Carbon disulfide ND 0.061 Carbon tetrachloride ND 0.0061 Chlorobenzene ND 0.0061 Chloroethane ND 0.012 Chloroform ND 0.0061 Chloromethane ND 0.012 Dibromochloromethane ND 0.0061 1, 1 -Dichloroethane ND 0.0061 1,2-Dichloroethane ND 0.0061 1, 1 -Dichloroethene ND 0.0061 cis-1,2-Dichloroethene ND 0.0061 trans-1,2-Dichloroethene ND 0.0061 1,2-Dichloropropane ND 0.0061 cis- 1,3-Dichloropropene ND 0.0025 trans- 1, 3-Dichloropropene ND 0.0025 Ethylbenzene ND 0.0061 2-Hexanone ND 0.025 4-Methyl-2-pentanone ND 0.025 Methylene chloride ND 0.012 Methyl tert-butyl ether ND 0.0061 Styrene ND 0.0061 1,1,2,2 -Tetrachloroethane ND 0.0061 Tetrachloroethene ND 0.0061 Toluene ND 0.0061 1,1,1 -Trichloroethane ND 0.0061 1,1,2 -Trichloroethane ND 0.0061 Trichloroethene ND 0.0061 Vinyl chloride ND 0.0061 Xylenes, Total ND 0.018 Percent Moisture D2974 wt% Percent Moisture 24.2 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 9 of 62 Prep Date: 3/31/2015 Analyst: ERP mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -4-11-12 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 12:40:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-006 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.071 Benzene ND 0.0048 Bromodichloromethane ND 0.0048 Bromoform ND 0.0048 Bromomethane ND 0.0095 2-Butanone ND 0.071 Carbon disulfide ND 0.048 Carbon tetrachloride ND 0.0048 Chlorobenzene ND 0.0048 Chloroethane ND 0.0095 Chloroform ND 0.0048 Chloromethane ND 0.0095 Dibromochloromethane ND 0.0048 1, 1 -Dichloroethane ND 0.0048 1,2-Dichloroethane ND 0.0048 1, 1 -Dichloroethene ND 0.0048 cis-1,2-Dichloroethene ND 0.0048 trans-1,2-Dichloroethene ND 0.0048 1,2-Dichloropropane ND 0.0048 cis- 1,3-Dichloropropene ND 0.0019 trans- 1, 3-Dichloropropene ND 0.0019 Ethylbenzene ND 0.0048 2-Hexanone ND 0.019 4-Methyl-2-pentanone ND 0.019 Methylene chloride ND 0.0095 Methyl tert-butyl ether ND 0.0048 Styrene ND 0.0048 1,1,2,2 -Tetrachloroethane ND 0.0048 Tetrachloroethene ND 0.0048 Toluene ND 0.0048 1,1,1 -Trichloroethane ND 0.0048 1,1,2 -Trichloroethane ND 0.0048 Trichloroethene ND 0.0048 Vinyl chloride ND 0.0048 Xylenes, Total ND 0.014 Percent Moisture D2974 wt% Percent Moisture 15.6 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 10 of 62 Prep Date: 3/31/2015 Analyst: ERP mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -5-2-3 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 1:20:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-007 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.068 Benzene ND 0.0045 Bromodichloromethane ND 0.0045 Bromoform ND 0.0045 Bromomethane ND 0.0090 2-Butanone ND 0.068 Carbon disulfide ND 0.045 Carbon tetrachloride ND 0.0045 Chlorobenzene ND 0.0045 Chloroethane ND 0.0090 Chloroform ND 0.0045 Chloromethane ND 0.0090 Dibromochloromethane ND 0.0045 1, 1 -Dichloroethane ND 0.0045 1,2-Dichloroethane ND 0.0045 1, 1 -Dichloroethene ND 0.0045 cis-1,2-Dichloroethene ND 0.0045 trans-1,2-Dichloroethene ND 0.0045 1,2-Dichloropropane ND 0.0045 cis- 1,3-Dichloropropene ND 0.0018 trans- 1, 3-Dichloropropene ND 0.0018 Ethylbenzene ND 0.0045 2-Hexanone ND 0.018 4-Methyl-2-pentanone ND 0.018 Methylene chloride ND 0.0090 Methyl tert-butyl ether ND 0.0045 Styrene ND 0.0045 1,1,2,2 -Tetrachloroethane ND 0.0045 Tetrachloroethene 0.0052 0.0045 Toluene ND 0.0045 1,1,1 -Trichloroethane ND 0.0045 1,1,2 -Trichloroethane ND 0.0045 Trichloroethene ND 0.0045 Vinyl chloride ND 0.0045 Xylenes, Total ND 0.014 Percent Moisture D2974 wt% Percent Moisture 22.6 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 11 of 62 Prep Date: 3/31/2015 Analyst: ERP mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -5-7-8 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 2:20:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-008 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.076 Benzene ND 0.0050 Bromodichloromethane ND 0.0050 Bromoform ND 0.0050 Bromomethane ND 0.010 2-Butanone ND 0.076 Carbon disulfide ND 0.050 Carbon tetrachloride ND 0.0050 Chlorobenzene ND 0.0050 Chloroethane ND 0.010 Chloroform ND 0.0050 Chloromethane ND 0.010 Dibromochloromethane ND 0.0050 1, 1 -Dichloroethane ND 0.0050 1,2-Dichloroethane ND 0.0050 1, 1 -Dichloroethene ND 0.0050 cis-1,2-Dichloroethene 0.22 0.0050 trans-1,2-Dichloroethene 0.0097 0.0050 1,2-Dichloropropane ND 0.0050 cis- 1,3-Dichloropropene ND 0.0020 trans- 1, 3-Dichloropropene ND 0.0020 Ethylbenzene ND 0.0050 2-Hexanone ND 0.020 4-Methyl-2-pentanone ND 0.020 Methylene chloride ND 0.010 Methyl tert-butyl ether ND 0.0050 Styrene ND 0.0050 1,1,2,2 -Tetrachloroethane ND 0.0050 Tetrachloroethene 0.050 0.0050 Toluene ND 0.0050 1,1,1 -Trichloroethane ND 0.0050 1,1,2 -Trichloroethane ND 0.0050 Trichloroethene 0.094 0.0050 Vinyl chloride 0.032 0.0050 Xylenes, Total ND 0.015 Percent Moisture D2974 wt% Percent Moisture 16.8 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 12 of 62 Prep Date: 3/31/2015 Analyst: ERP mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -6-2-3 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 3:00:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-009 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.081 Benzene ND 0.0054 Bromodichloromethane ND 0.0054 Bromoform ND 0.0054 Bromomethane ND 0.011 2-Butanone ND 0.081 Carbon disulfide ND 0.054 Carbon tetrachloride ND 0.0054 Chlorobenzene ND 0.0054 Chloroethane ND 0.011 Chloroform ND 0.0054 Chloromethane ND 0.011 Dibromochloromethane ND 0.0054 1, 1 -Dichloroethane ND 0.0054 1,2-Dichloroethane ND 0.0054 1, 1 -Dichloroethene ND 0.0054 cis-1,2-Dichloroethene ND 0.0054 trans-1,2-Dichloroethene ND 0.0054 1,2-Dichloropropane ND 0.0054 cis- 1,3-Dichloropropene ND 0.0022 trans- 1, 3-Dichloropropene ND 0.0022 Ethylbenzene ND 0.0054 2-Hexanone ND 0.022 4-Methyl-2-pentanone ND 0.022 Methylene chloride ND 0.011 Methyl tert-butyl ether ND 0.0054 Styrene ND 0.0054 1,1,2,2 -Tetrachloroethane ND 0.0054 Tetrachloroethene 0.0098 0.0054 Toluene ND 0.0054 1,1,1 -Trichloroethane ND 0.0054 1,1,2 -Trichloroethane ND 0.0054 Trichloroethene ND 0.0054 Vinyl chloride ND 0.0054 Xylenes, Total ND 0.016 Percent Moisture D2974 wt% Percent Moisture 12.0 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 13 of 62 Prep Date: 3/31/2015 Analyst: ERP mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -6-8-9 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 3:05:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-010 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.088 Benzene ND 0.0059 Bromodichloromethane ND 0.0059 Bromoform ND 0.0059 Bromomethane ND 0.012 2-Butanone ND 0.088 Carbon disulfide ND 0.059 Carbon tetrachloride ND 0.0059 Chlorobenzene ND 0.0059 Chloroethane ND 0.012 Chloroform ND 0.0059 Chloromethane ND 0.012 Dibromochloromethane ND 0.0059 1, 1 -Dichloroethane ND 0.0059 1,2-Dichloroethane ND 0.0059 1, 1 -Dichloroethene 0.010 0.0059 cis-1,2-Dichloroethene 19 2.4 trans-1,2-Dichloroethene 0.26 0.0059 1,2-Dichloropropane ND 0.0059 cis- 1,3-Dichloropropene ND 0.0024 trans- 1, 3-Dichloropropene ND 0.0024 Ethylbenzene 0.0078 0.0059 2-Hexanone ND 0.024 4-Methyl-2-pentanone ND 0.024 Methylene chloride ND 0.012 Methyl tert-butyl ether ND 0.0059 Styrene ND 0.0059 1,1,2,2 -Tetrachloroethane ND 0.0059 Tetrachloroethene 130 24 Toluene 0.010 0.0059 1,1,1 -Trichloroethane ND 0.0059 1,1,2 -Trichloroethane ND 0.0059 Trichloroethene 64 2.4 Vinyl chloride 1.2 0.24 Xylenes, Total ND 0.018 Percent Moisture D2974 wt% Percent Moisture 15.1 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 14 of 62 Prep Date: 3/31/2015 Analyst: ERP mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 500 4/5/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 5000 4/5/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 500 4/5/2015 mg/Kg-dry 50 4/5/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -7-2-3 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 3:50:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-011 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.083 Benzene ND 0.0056 Bromodichloromethane ND 0.0056 Bromoform ND 0.0056 Bromomethane ND 0.011 2-Butanone ND 0.083 Carbon disulfide ND 0.056 Carbon tetrachloride ND 0.0056 Chlorobenzene ND 0.0056 Chloroethane ND 0.011 Chloroform ND 0.0056 Chloromethane ND 0.011 Dibromochloromethane ND 0.0056 1, 1 -Dichloroethane ND 0.0056 1,2-Dichloroethane ND 0.0056 1, 1 -Dichloroethene ND 0.0056 cis-1,2-Dichloroethene ND 0.0056 trans-1,2-Dichloroethene ND 0.0056 1,2-Dichloropropane ND 0.0056 cis- 1,3-Dichloropropene ND 0.0022 trans- 1, 3-Dichloropropene ND 0.0022 Ethylbenzene ND 0.0056 2-Hexanone ND 0.022 4-Methyl-2-pentanone ND 0.022 Methylene chloride ND 0.011 Methyl tert-butyl ether ND 0.0056 Styrene ND 0.0056 1,1,2,2 -Tetrachloroethane ND 0.0056 Tetrachloroethene ND 0.0056 Toluene ND 0.0056 1,1,1 -Trichloroethane ND 0.0056 1,1,2 -Trichloroethane ND 0.0056 Trichloroethene ND 0.0056 Vinyl chloride ND 0.0056 Xylenes, Total ND 0.017 Percent Moisture D2974 wt% Percent Moisture 23.4 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 15 of 62 Prep Date: 3/31/2015 Analyst: ART mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -7-8-9 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 3:55:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-012 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.070 Benzene ND 0.0046 Bromodichloromethane ND 0.0046 Bromoform ND 0.0046 Bromomethane ND 0.0093 2-Butanone ND 0.070 Carbon disulfide ND 0.046 Carbon tetrachloride ND 0.0046 Chlorobenzene ND 0.0046 Chloroethane ND 0.0093 Chloroform ND 0.0046 Chloromethane ND 0.0093 Dibromochloromethane ND 0.0046 1, 1 -Dichloroethane ND 0.0046 1,2-Dichloroethane ND 0.0046 1, 1 -Dichloroethene ND 0.0046 cis-1,2-Dichloroethene 0.059 0.0046 trans-1,2-Dichloroethene 0.0074 0.0046 1,2-Dichloropropane ND 0.0046 cis- 1,3-Dichloropropene ND 0.0019 trans- 1, 3-Dichloropropene ND 0.0019 Ethylbenzene ND 0.0046 2-Hexanone ND 0.019 4-Methyl-2-pentanone ND 0.019 Methylene chloride ND 0.0093 Methyl tert-butyl ether ND 0.0046 Styrene ND 0.0046 1,1,2,2 -Tetrachloroethane ND 0.0046 Tetrachloroethene ND 0.0046 Toluene ND 0.0046 1,1,1 -Trichloroethane ND 0.0046 1,1,2 -Trichloroethane ND 0.0046 Trichloroethene ND 0.0046 Vinyl chloride ND 0.0046 Xylenes, Total ND 0.014 Percent Moisture D2974 wt% Percent Moisture 16.1 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 16 of 62 Prep Date: 3/31/2015 Analyst: ART mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -8-3-4 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 4:45:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-013 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.077 Benzene ND 0.0051 Bromodichloromethane ND 0.0051 Bromoform ND 0.0051 Bromomethane ND 0.010 2-Butanone ND 0.077 Carbon disulfide ND 0.051 Carbon tetrachloride ND 0.0051 Chlorobenzene ND 0.0051 Chloroethane ND 0.010 Chloroform ND 0.0051 Chloromethane ND 0.010 Dibromochloromethane ND 0.0051 1, 1 -Dichloroethane ND 0.0051 1,2-Dichloroethane ND 0.0051 1, 1 -Dichloroethene ND 0.0051 cis-1,2-Dichloroethene 0.0073 0.0051 trans-1,2-Dichloroethene ND 0.0051 1,2-Dichloropropane ND 0.0051 cis- 1,3-Dichloropropene ND 0.0020 trans- 1, 3-Dichloropropene ND 0.0020 Ethylbenzene ND 0.0051 2-Hexanone ND 0.020 4-Methyl-2-pentanone ND 0.020 Methylene chloride ND 0.010 Methyl tert-butyl ether ND 0.0051 Styrene ND 0.0051 1,1,2,2 -Tetrachloroethane ND 0.0051 Tetrachloroethene 0.0081 0.0051 Toluene ND 0.0051 1,1,1 -Trichloroethane ND 0.0051 1,1,2 -Trichloroethane ND 0.0051 Trichloroethene 0.0087 0.0051 Vinyl chloride ND 0.0051 Xylenes, Total ND 0.015 Percent Moisture D2974 wt% Percent Moisture 18.6 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 17 of 62 Prep Date: 3/31/2015 Analyst: ART mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -8-8-9 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 4:50:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-014 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.070 Benzene ND 0.0046 Bromodichloromethane ND 0.0046 Bromoform ND 0.0046 Bromomethane ND 0.0093 2-Butanone ND 0.070 Carbon disulfide ND 0.046 Carbon tetrachloride ND 0.0046 Chlorobenzene ND 0.0046 Chloroethane ND 0.0093 Chloroform ND 0.0046 Chloromethane ND 0.0093 Dibromochloromethane ND 0.0046 1, 1 -Dichloroethane ND 0.0046 1,2-Dichloroethane ND 0.0046 1, 1 -Dichloroethene ND 0.0046 cis-1,2-Dichloroethene 2.3 0.29 trans-1,2-Dichloroethene 0.051 0.0046 1,2-Dichloropropane ND 0.0046 cis- 1,3-Dichloropropene ND 0.0019 trans- 1, 3-Dichloropropene ND 0.0019 Ethylbenzene ND 0.0046 2-Hexanone ND 0.019 4-Methyl-2-pentanone ND 0.019 Methylene chloride ND 0.0093 Methyl tert-butyl ether ND 0.0046 Styrene ND 0.0046 1,1,2,2 -Tetrachloroethane ND 0.0046 Tetrachloroethene ND 0.0046 Toluene ND 0.0046 1,1,1 -Trichloroethane ND 0.0046 1,1,2 -Trichloroethane ND 0.0046 Trichloroethene ND 0.0046 Vinyl chloride 0.31 0.29 Xylenes, Total ND 0.014 Percent Moisture D2974 wt% Percent Moisture 15.3 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 18 of 62 Prep Date: 3/31/2015 Analyst: ART mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 50 4/5/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 50 4/5/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -9-4.5-5.0 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 5:45:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-015 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.081 Benzene ND 0.0054 Bromodichloromethane ND 0.0054 Bromoform ND 0.0054 Bromomethane ND 0.011 2-Butanone ND 0.081 Carbon disulfide ND 0.054 Carbon tetrachloride ND 0.0054 Chlorobenzene ND 0.0054 Chloroethane ND 0.011 Chloroform ND 0.0054 Chloromethane ND 0.011 Dibromochloromethane ND 0.0054 1, 1 -Dichloroethane ND 0.0054 1,2-Dichloroethane ND 0.0054 1, 1 -Dichloroethene ND 0.0054 cis-1,2-Dichloroethene ND 0.0054 trans-1,2-Dichloroethene ND 0.0054 1,2-Dichloropropane ND 0.0054 cis- 1,3-Dichloropropene ND 0.0022 trans- 1, 3-Dichloropropene ND 0.0022 Ethylbenzene ND 0.0054 2-Hexanone ND 0.022 4-Methyl-2-pentanone ND 0.022 Methylene chloride ND 0.011 Methyl tert-butyl ether ND 0.0054 Styrene ND 0.0054 1,1,2,2 -Tetrachloroethane ND 0.0054 Tetrachloroethene 0.0070 0.0054 Toluene ND 0.0054 1,1,1 -Trichloroethane ND 0.0054 1,1,2 -Trichloroethane ND 0.0054 Trichloroethene ND 0.0054 Vinyl chloride ND 0.0054 Xylenes, Total ND 0.016 Percent Moisture D2974 wt% Percent Moisture 22.8 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 19 of 62 Prep Date: 3/31/2015 Analyst: ART mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -9-8-9 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 5:50:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-016 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.079 Benzene ND 0.0052 Bromodichloromethane ND 0.0052 Bromoform ND 0.0052 Bromomethane ND 0.010 2-Butanone ND 0.079 Carbon disulfide ND 0.052 Carbon tetrachloride ND 0.0052 Chlorobenzene ND 0.0052 Chloroethane ND 0.010 Chloroform ND 0.0052 Chloromethane ND 0.010 Dibromochloromethane ND 0.0052 1, 1 -Dichloroethane ND 0.0052 1,2-Dichloroethane ND 0.0052 1, 1 -Dichloroethene ND 0.0052 cis-1,2-Dichloroethene 0.044 0.0052 trans-1,2-Dichloroethene 0.0084 0.0052 1,2-Dichloropropane ND 0.0052 cis- 1,3-Dichloropropene ND 0.0021 trans- 1, 3-Dichloropropene ND 0.0021 Ethylbenzene ND 0.0052 2-Hexanone ND 0.021 4-Methyl-2-pentanone ND 0.021 Methylene chloride ND 0.010 Methyl tert-butyl ether ND 0.0052 Styrene ND 0.0052 1,1,2,2 -Tetrachloroethane ND 0.0052 Tetrachloroethene ND 0.0052 Toluene ND 0.0052 1,1,1 -Trichloroethane ND 0.0052 1,1,2 -Trichloroethane ND 0.0052 Trichloroethene ND 0.0052 Vinyl chloride ND 0.0052 Xylenes, Total ND 0.016 Percent Moisture D2974 wt% Percent Moisture 17.4 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 20 of 62 Prep Date: 3/31/2015 Analyst: ART mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT-DUP-2 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-017 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.067 Benzene ND 0.0045 Bromodichloromethane ND 0.0045 Bromoform ND 0.0045 Bromomethane ND 0.0090 2-Butanone ND 0.067 Carbon disulfide ND 0.045 Carbon tetrachloride ND 0.0045 Chlorobenzene ND 0.0045 Chloroethane ND 0.0090 Chloroform ND 0.0045 Chloromethane ND 0.0090 Dibromochloromethane ND 0.0045 1, 1 -Dichloroethane ND 0.0045 1,2-Dichloroethane ND 0.0045 1, 1 -Dichloroethene 0.012 0.0045 cis-1,2-Dichloroethene 17 2.3 trans-1,2-Dichloroethene 0.23 0.0045 1,2-Dichloropropane 0.0085 0.0045 cis- 1,3-Dichloropropene ND 0.0018 trans- 1, 3-Dichloropropene ND 0.0018 Ethylbenzene 0.0089 0.0045 2-Hexanone ND 0.018 4-Methyl-2-pentanone ND 0.018 Methylene chloride ND 0.0090 Methyl tert-butyl ether ND 0.0045 Styrene ND 0.0045 1,1,2,2 -Tetrachloroethane ND 0.0045 Tetrachloroethene 240 23 Toluene 0.0079 0.0045 1,1,1 -Trichloroethane ND 0.0045 1,1,2 -Trichloroethane ND 0.0045 Trichloroethene 73 2.3 Vinyl chloride 1.1 0.23 Xylenes, Total 0.018 0.013 Percent Moisture D2974 wt% Percent Moisture 15.0 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 21 of 62 Prep Date: 3/31/2015 Analyst: ART mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 500 4/5/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 5000 4/5/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 500 4/5/2015 mg/Kg-dry 50 4/5/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT-DUP-1 Work Order: 15030879 Revision 0 Collection Date: 3/26/2015 Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-018 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone 0.19 0.096 Benzene ND 0.0064 Bromodichloromethane ND 0.0064 Bromoform ND 0.0064 Bromomethane ND 0.013 2-Butanone ND 0.096 Carbon disulfide ND 0.064 Carbon tetrachloride ND 0.0064 Chlorobenzene ND 0.0064 Chloroethane ND 0.013 Chloroform ND 0.0064 Chloromethane ND 0.013 Dibromochloromethane ND 0.0064 1, 1 -Dichloroethane ND 0.0064 1,2-Dichloroethane ND 0.0064 1, 1 -Dichloroethene ND 0.0064 cis-1,2-Dichloroethene ND 0.0064 trans-1,2-Dichloroethene ND 0.0064 1,2-Dichloropropane ND 0.0064 cis- 1,3-Dichloropropene ND 0.0026 trans- 1, 3-Dichloropropene ND 0.0026 Ethylbenzene ND 0.0064 2-Hexanone ND 0.026 4-Methyl-2-pentanone ND 0.026 Methylene chloride ND 0.013 Methyl tert-butyl ether ND 0.0064 Styrene ND 0.0064 1,1,2,2 -Tetrachloroethane ND 0.0064 Tetrachloroethene ND 0.0064 Toluene ND 0.0064 1,1,1 -Trichloroethane ND 0.0064 1,1,2 -Trichloroethane ND 0.0064 Trichloroethene ND 0.0064 Vinyl chloride ND 0.0064 Xylenes, Total ND 0.019 Percent Moisture D2974 wt% Percent Moisture 24.3 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 22 of 62 Prep Date: 3/31/2015 Analyst: PS mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -10-3-4 Work Order: 15030879 Revision 0 Collection Date: 3/27/2015 10:20:00 AM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-019 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.088 Benzene ND 0.0059 Bromodichloromethane ND 0.0059 Bromoform ND 0.0059 Bromomethane ND 0.012 2-Butanone ND 0.088 Carbon disulfide ND 0.059 Carbon tetrachloride ND 0.0059 Chlorobenzene ND 0.0059 Chloroethane ND 0.012 Chloroform ND 0.0059 Chloromethane ND 0.012 Dibromochloromethane ND 0.0059 1, 1 -Dichloroethane ND 0.0059 1,2-Dichloroethane ND 0.0059 1, 1 -Dichloroethene ND 0.0059 cis-1,2-Dichloroethene ND 0.0059 trans-1,2-Dichloroethene ND 0.0059 1,2-Dichloropropane ND 0.0059 cis- 1,3-Dichloropropene ND 0.0024 trans- 1, 3-Dichloropropene ND 0.0024 Ethylbenzene ND 0.0059 2-Hexanone ND 0.024 4-Methyl-2-pentanone ND 0.024 Methylene chloride ND 0.012 Methyl tert-butyl ether ND 0.0059 Styrene ND 0.0059 1,1,2,2 -Tetrachloroethane ND 0.0059 Tetrachloroethene 0.010 0.0059 Toluene ND 0.0059 1,1,1 -Trichloroethane ND 0.0059 1,1,2 -Trichloroethane ND 0.0059 Trichloroethene ND 0.0059 Vinyl chloride ND 0.0059 Xylenes, Total ND 0.018 Percent Moisture D2974 wt% Percent Moisture 22.8 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 23 of 62 Prep Date: 3/31/2015 Analyst: ART mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 mg/Kg-dry 1 4/2/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -10-7-8 Work Order: 15030879 Revision 0 Collection Date: 3/27/2015 10:30:00 AM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-020 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.082 Benzene ND 0.0054 Bromodichloromethane ND 0.0054 Bromoform ND 0.0054 Bromomethane ND 0.011 2-Butanone ND 0.082 Carbon disulfide ND 0.054 Carbon tetrachloride ND 0.0054 Chlorobenzene ND 0.0054 Chloroethane ND 0.011 Chloroform ND 0.0054 Chloromethane ND 0.011 Dibromochloromethane ND 0.0054 1, 1 -Dichloroethane ND 0.0054 1,2-Dichloroethane ND 0.0054 1, 1 -Dichloroethene ND 0.0054 cis-1,2-Dichloroethene ND 0.0054 trans-1,2-Dichloroethene ND 0.0054 1,2-Dichloropropane ND 0.0054 cis- 1,3-Dichloropropene ND 0.0022 trans- 1, 3-Dichloropropene ND 0.0022 Ethylbenzene ND 0.0054 2-Hexanone ND 0.022 4-Methyl-2-pentanone ND 0.022 Methylene chloride ND 0.011 Methyl tert-butyl ether ND 0.0054 Styrene ND 0.0054 1,1,2,2 -Tetrachloroethane ND 0.0054 Tetrachloroethene ND 0.0054 Toluene ND 0.0054 1,1,1 -Trichloroethane ND 0.0054 1,1,2 -Trichloroethane ND 0.0054 Trichloroethene ND 0.0054 Vinyl chloride ND 0.0054 Xylenes, Total ND 0.016 Percent Moisture D2974 wt% Percent Moisture 30.3 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 24 of 62 Prep Date: 3/31/2015 Analyst: PS mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -11-7-8 Work Order: 15030879 Revision 0 Collection Date: 3/27/2015 11:25:00 AM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-021 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.084 Benzene ND 0.0056 Bromodichloromethane ND 0.0056 Bromoform ND 0.0056 Bromomethane ND 0.011 2-Butanone ND 0.084 Carbon disulfide ND 0.056 Carbon tetrachloride ND 0.0056 Chlorobenzene ND 0.0056 Chloroethane ND 0.011 Chloroform ND 0.0056 Chloromethane ND 0.011 Dibromochloromethane ND 0.0056 1, 1 -Dichloroethane ND 0.0056 1,2-Dichloroethane ND 0.0056 1, 1 -Dichloroethene ND 0.0056 cis-1,2-Dichloroethene ND 0.0056 trans-1,2-Dichloroethene ND 0.0056 1,2-Dichloropropane ND 0.0056 cis- 1,3-Dichloropropene ND 0.0022 trans- 1, 3-Dichloropropene ND 0.0022 Ethylbenzene ND 0.0056 2-Hexanone ND 0.022 4-Methyl-2-pentanone ND 0.022 Methylene chloride ND 0.011 Methyl tert-butyl ether ND 0.0056 Styrene ND 0.0056 1,1,2,2 -Tetrachloroethane ND 0.0056 Tetrachloroethene ND 0.0056 Toluene ND 0.0056 1,1,1 -Trichloroethane ND 0.0056 1,1,2 -Trichloroethane ND 0.0056 Trichloroethene ND 0.0056 Vinyl chloride ND 0.0056 Xylenes, Total ND 0.017 Percent Moisture D2974 wt% Percent Moisture 22.7 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 25 of 62 Prep Date: 3/31/2015 Analyst: PS mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -12-4-5 Work Order: 15030879 Revision 0 Collection Date: 3/27/2015 3:25:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-022 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.080 Benzene ND 0.0053 Bromodichloromethane ND 0.0053 Bromoform ND 0.0053 Bromomethane ND 0.011 2-Butanone ND 0.080 Carbon disulfide ND 0.053 Carbon tetrachloride ND 0.0053 Chlorobenzene ND 0.0053 Chloroethane ND 0.011 Chloroform ND 0.0053 Chloromethane ND 0.011 Dibromochloromethane ND 0.0053 1, 1 -Dichloroethane ND 0.0053 1,2-Dichloroethane ND 0.0053 1, 1 -Dichloroethene ND 0.0053 cis-1,2-Dichloroethene ND 0.0053 trans-1,2-Dichloroethene ND 0.0053 1,2-Dichloropropane ND 0.0053 cis- 1,3-Dichloropropene ND 0.0021 trans- 1, 3-Dichloropropene ND 0.0021 Ethylbenzene ND 0.0053 2-Hexanone ND 0.021 4-Methyl-2-pentanone ND 0.021 Methylene chloride ND 0.011 Methyl tert-butyl ether ND 0.0053 Styrene ND 0.0053 1,1,2,2 -Tetrachloroethane ND 0.0053 Tetrachloroethene 0.0055 0.0053 Toluene ND 0.0053 1,1,1 -Trichloroethane ND 0.0053 1,1,2 -Trichloroethane ND 0.0053 Trichloroethene ND 0.0053 Vinyl chloride ND 0.0053 Xylenes, Total ND 0.016 Percent Moisture D2974 wt% Percent Moisture 20.0 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 26 of 62 Prep Date: 3/31/2015 Analyst: PS mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -12-7-8 Work Order: 15030879 Revision 0 Collection Date: 3/27/2015 3:30:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-023 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.066 Benzene ND 0.0044 Bromodichloromethane ND 0.0044 Bromoform ND 0.0044 Bromomethane ND 0.0088 2-Butanone ND 0.066 Carbon disulfide ND 0.044 Carbon tetrachloride ND 0.0044 Chlorobenzene ND 0.0044 Chloroethane ND 0.0088 Chloroform ND 0.0044 Chloromethane ND 0.0088 Dibromochloromethane ND 0.0044 1, 1 -Dichloroethane ND 0.0044 1,2-Dichloroethane ND 0.0044 1, 1 -Dichloroethene ND 0.0044 cis-1,2-Dichloroethene ND 0.0044 trans-1,2-Dichloroethene ND 0.0044 1,2-Dichloropropane ND 0.0044 cis- 1,3-Dichloropropene ND 0.0018 trans- 1, 3-Dichloropropene ND 0.0018 Ethylbenzene ND 0.0044 2-Hexanone ND 0.018 4-Methyl-2-pentanone ND 0.018 Methylene chloride ND 0.0088 Methyl tert-butyl ether ND 0.0044 Styrene ND 0.0044 1,1,2,2 -Tetrachloroethane ND 0.0044 Tetrachloroethene ND 0.0044 Toluene ND 0.0044 1,1,1 -Trichloroethane ND 0.0044 1,1,2 -Trichloroethane ND 0.0044 Trichloroethene ND 0.0044 Vinyl chloride ND 0.0044 Xylenes, Total ND 0.013 Percent Moisture D2974 wt% Percent Moisture 16.4 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 27 of 62 Prep Date: 3/31/2015 Analyst: PS mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 mg/Kg-dry 1 4/3/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -13-5-6 Work Order: 15030879 Revision 0 Collection Date: 3/27/2015 4:35:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-024 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.079 Benzene ND 0.0053 Bromodichloromethane ND 0.0053 Bromoform ND 0.0053 Bromomethane ND 0.011 2-Butanone ND 0.079 Carbon disulfide ND 0.053 Carbon tetrachloride ND 0.0053 Chlorobenzene ND 0.0053 Chloroethane ND 0.011 Chloroform ND 0.0053 Chloromethane ND 0.011 Dibromochloromethane ND 0.0053 1, 1 -Dichloroethane ND 0.0053 1,2-Dichloroethane ND 0.0053 1, 1 -Dichloroethene ND 0.0053 cis-1,2-Dichloroethene ND 0.0053 trans-1,2-Dichloroethene ND 0.0053 1,2-Dichloropropane ND 0.0053 cis- 1,3-Dichloropropene ND 0.0021 trans- 1, 3-Dichloropropene ND 0.0021 Ethylbenzene ND 0.0053 2-Hexanone ND 0.021 4-Methyl-2-pentanone ND 0.021 Methylene chloride ND 0.011 Methyl tert-butyl ether ND 0.0053 Styrene ND 0.0053 1,1,2,2 -Tetrachloroethane ND 0.0053 Tetrachloroethene ND 0.0053 Toluene ND 0.0053 1,1,1 -Trichloroethane ND 0.0053 1,1,2 -Trichloroethane ND 0.0053 Trichloroethene ND 0.0053 Vinyl chloride ND 0.0053 Xylenes, Total ND 0.016 Percent Moisture D2974 wt% Percent Moisture 21.4 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 28 of 62 Prep Date: 3/31/2015 Analyst: PS mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -15-7-8 Work Order: 15030879 Revision 0 Collection Date: 3/27/2015 5:45:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-025 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.070 Benzene ND 0.0047 Bromodichloromethane ND 0.0047 Bromoform ND 0.0047 Bromomethane ND 0.0094 2-Butanone ND 0.070 Carbon disulfide ND 0.047 Carbon tetrachloride ND 0.0047 Chlorobenzene ND 0.0047 Chloroethane ND 0.0094 Chloroform ND 0.0047 Chloromethane ND 0.0094 Dibromochloromethane ND 0.0047 1, 1 -Dichloroethane ND 0.0047 1,2-Dichloroethane ND 0.0047 1, 1 -Dichloroethene ND 0.0047 cis-1,2-Dichloroethene ND 0.0047 trans-1,2-Dichloroethene ND 0.0047 1,2-Dichloropropane ND 0.0047 cis- 1,3-Dichloropropene ND 0.0019 trans- 1, 3-Dichloropropene ND 0.0019 Ethylbenzene ND 0.0047 2-Hexanone ND 0.019 4-Methyl-2-pentanone ND 0.019 Methylene chloride ND 0.0094 Methyl tert-butyl ether ND 0.0047 Styrene ND 0.0047 1,1,2,2 -Tetrachloroethane ND 0.0047 Tetrachloroethene ND 0.0047 Toluene ND 0.0047 1,1,1 -Trichloroethane ND 0.0047 1,1,2 -Trichloroethane ND 0.0047 Trichloroethene ND 0.0047 Vinyl chloride ND 0.0047 Xylenes, Total ND 0.014 Percent Moisture D2974 wt% Percent Moisture 22.4 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 29 of 62 Prep Date: 3/31/2015 Analyst: PS mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 mg/Kg-dry 1 4/4/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -14-5-6 Work Order: 15030879 Revision 0 Collection Date: 3/27/2015 6:30:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-026 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.097 Benzene ND 0.0065 Bromodichloromethane ND 0.0065 Bromoform ND 0.0065 Bromomethane ND 0.013 2-Butanone ND 0.097 Carbon disulfide ND 0.065 Carbon tetrachloride ND 0.0065 Chlorobenzene ND 0.0065 Chloroethane ND 0.013 Chloroform ND 0.0065 Chloromethane ND 0.013 Dibromochloromethane ND 0.0065 1, 1 -Dichloroethane ND 0.0065 1,2-Dichloroethane ND 0.0065 1, 1 -Dichloroethene ND 0.0065 cis-1,2-Dichloroethene ND 0.0065 trans-1,2-Dichloroethene ND 0.0065 1,2-Dichloropropane ND 0.0065 cis- 1,3-Dichloropropene ND 0.0026 trans- 1, 3-Dichloropropene ND 0.0026 Ethylbenzene ND 0.0065 2-Hexanone ND 0.026 4-Methyl-2-pentanone ND 0.026 Methylene chloride ND 0.013 Methyl tert-butyl ether ND 0.0065 Styrene ND 0.0065 1,1,2,2 -Tetrachloroethane ND 0.0065 Tetrachloroethene ND 0.0065 Toluene ND 0.0065 1,1,1 -Trichloroethane ND 0.0065 1,1,2 -Trichloroethane ND 0.0065 Trichloroethene ND 0.0065 Vinyl chloride ND 0.0065 Xylenes, Total ND 0.019 Percent Moisture D2974 wt% Percent Moisture 22.5 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 30 of 62 Prep Date: 3/31/2015 Analyst: PS mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT -14-7.5-8.5 Work Order: 15030879 Revision 0 Collection Date: 3/27/2015 6:35:00 PM Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-027 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.084 Benzene ND 0.0056 Bromodichloromethane ND 0.0056 Bromoform ND 0.0056 Bromomethane ND 0.011 2-Butanone ND 0.084 Carbon disulfide ND 0.056 Carbon tetrachloride ND 0.0056 Chlorobenzene ND 0.0056 Chloroethane ND 0.011 Chloroform ND 0.0056 Chloromethane ND 0.011 Dibromochloromethane ND 0.0056 1, 1 -Dichloroethane ND 0.0056 1,2-Dichloroethane ND 0.0056 1, 1 -Dichloroethene ND 0.0056 cis-1,2-Dichloroethene ND 0.0056 trans-1,2-Dichloroethene ND 0.0056 1,2-Dichloropropane ND 0.0056 cis- 1,3-Dichloropropene ND 0.0022 trans- 1, 3-Dichloropropene ND 0.0022 Ethylbenzene ND 0.0056 2-Hexanone ND 0.022 4-Methyl-2-pentanone ND 0.022 Methylene chloride ND 0.011 Methyl tert-butyl ether ND 0.0056 Styrene ND 0.0056 1,1,2,2 -Tetrachloroethane ND 0.0056 Tetrachloroethene ND 0.0056 Toluene ND 0.0056 1,1,1 -Trichloroethane ND 0.0056 1,1,2 -Trichloroethane ND 0.0056 Trichloroethene ND 0.0056 Vinyl chloride ND 0.0056 Xylenes, Total ND 0.017 Percent Moisture D2974 wt% Percent Moisture 25.3 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 31 of 62 Prep Date: 3/31/2015 Analyst: PS mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Analysis Corporation 2242 West Harrison St., Suite 200, Chicago, IL 60612-3766 Tel. (312) 733-0551 Fax: (312) 733-2386 STATinfo@STATAnalysis.com Accreditations:IEPA FLAP 100445; ORELAP IL300001;AIHA-LAP, LLC 101160;NVLAP LabCode 101202-0 Date Reported: April 08, 2015 ANALYTICAL RESULTS Date Printed: April 08, 2015 Client: Tetra Tech EM Inc. Client Sample ID: TT-DUP-3 Work Order: 15030879 Revision 0 Collection Date: 3/27/2015 Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL Matrix: Soil Lab ID: 15030879-028 Analyses Result RL Qualifier Units DF Date Analyzed Volatile Organic Compounds by GC/MS SW5035/8260B Acetone ND 0.080 Benzene ND 0.0053 Bromodichloromethane ND 0.0053 Bromoform ND 0.0053 Bromomethane ND 0.011 2-Butanone ND 0.080 Carbon disulfide ND 0.053 Carbon tetrachloride ND 0.0053 Chlorobenzene ND 0.0053 Chloroethane ND 0.011 Chloroform ND 0.0053 Chloromethane ND 0.011 Dibromochloromethane ND 0.0053 1, 1 -Dichloroethane ND 0.0053 1,2-Dichloroethane ND 0.0053 1, 1 -Dichloroethene ND 0.0053 cis-1,2-Dichloroethene ND 0.0053 trans-1,2-Dichloroethene ND 0.0053 1,2-Dichloropropane ND 0.0053 cis- 1,3-Dichloropropene ND 0.0021 trans- 1, 3-Dichloropropene ND 0.0021 Ethylbenzene ND 0.0053 2-Hexanone ND 0.021 4-Methyl-2-pentanone ND 0.021 Methylene chloride ND 0.011 Methyl tert-butyl ether ND 0.0053 Styrene ND 0.0053 1,1,2,2 -Tetrachloroethane ND 0.0053 Tetrachloroethene ND 0.0053 Toluene ND 0.0053 1,1,1 -Trichloroethane ND 0.0053 1,1,2 -Trichloroethane ND 0.0053 Trichloroethene ND 0.0053 Vinyl chloride ND 0.0053 Xylenes, Total ND 0.016 Percent Moisture D2974 wt% Percent Moisture 26.2 0.2 ND - Not Detected at the Reporting Limit Qualifiers: 7 - Analyte detected below quantitation limits B - Analyte detected in the associated Method Blank HT - Sample received past holding time * - Non -accredited parameter 32 of 62 Prep Date: 3/31/2015 Analyst: PS mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 mg/Kg-dry 1 4/5/2015 Prep Date: 3/31/2015 Analyst: RW wt% 1 4/1/2015 RL - Reporting / Quantitation Limit for the analysis S - Spike Recovery outside accepted recovery limits R - RPD outside accepted recovery limits L - Value above quantitation range H - Holding time exceeded Die r. b! C X sem., F- c U MW III 7 a 3 J 3 C O dC by � b0 bCA � M U s' — 1 t Q 6� L N x x x x x x Mmllml T V� N E h6 E E 1 6 6 u E ti t �_ e IM110,0111001 1 6 1 ! 1 h ( 1 l 4 t son III 33 of 62 r a 0 C Q a C a 7 a 3 J 3 C O dC by � b0 bCA � M U s' — 1 t Q 6� L N x x x x x x T V� N E h6 E E 1 6 6 u E ti t �_ e s 1 6 1 ! 1 h ( 1 l 4 t 33 of 62 r a 0 C Q a C a 7 a 3 J 3 dC by � b0 bCA � s' — 1 t x x x x x x c • R0 34 of 62 ci V ti ui u v O it z C� H" Q O z 'NaSald U S a q -E) :x •duwoD E~ c } � xuaein� U an° N { � a � O R � t r J' z s € E s e E Cd t B l( t 6 cr mfg aZ Z y ami t E i t k 4 U 4 t k - a a a73z a 34 of 62 ci V ti ui u v it C� a a a Analysis Corporation Sample Receipt Checklist Client Name TETRA CHICAGO Date and Time Received: 3/30/2015 9:52:00 AM Work Order Number 1503087 Received by: DJ Checklist completed by:4r Reviewed by: / J Signa re ate Initials Matrix: Carrier name Client Delivered Shipping container/cooler in good condition? Yes d❑ No 7J Not Present r J Custody seals intact on shippping container/cooler? Yes ❑ No ❑ Not Present Custody seals intact on sample bottles? Yes ❑ No ❑ Not Present �J Chain of custody present? Yes LV No L Chain of custody signed when relinquished and received? Yes n No ❑ Chain of custody agrees with sample labels/containers? Yes L No Samples in proper container/bottle? Yes C No ❑ Sample containers intact? Yes C No ❑ Sufficient sample volume for indicated test? Yes No All samples received within holding time? Yes ❑ No Container or Temp Blank temperature in compliance? Yes ❑ No ❑ Temperature 3.2 °C Water - VOA vials have zero headspace? No VOA vials submitted ❑ Yes ❑ No ❑ Water - Samples pH checked? Yes ❑ No ❑ Checked by: Water - Samples properly preserved? Yes ❑ No ❑ pH Adjusted? Any No response must be detailed in the comments section below Comments: Client / Person contacted: Response: Date contacted: Contacted by: 35 of 62 Analysis Corporation CLIENT: Tetra Tech EM Inc. Work Order: 15030879 Project: 10353760, 2-40 N. Main St., Mount Prospect, IL Test No: SW5035/8260B Matrix: S Sample ID BR4FBZ BZMFD8 DBFM DCA12D4 QC SUMMARY REPORT SURROGATE RECOVERIES VBLK040115A-2 99.3 97.7 95.9 96.1 44-114 BZMED8 = TolueneA8 62-122 VLCS040115A-2 98.9 97.9 98.7 101 78-160 VLCSD040115AR-2 98.2 95.2 104 97.2 15030879-002A 75.3 92.2 103 115 15030879-003A 94.8 96.9 89.3 99.2 15030879-005A 99.0 99.8 105 118 15030879-006A 88.9 94.9 78.4 87.4 15030879-007A 85.2 94.6 74.8 87.5 15030879-008A 94.6 98.8 101 119 15030879-009A 96.4 101 97.5 117 15030879-010A 86.9 93.5 82.5 94.8 VBLK040215A-2 94.0 96.4 90.3 102 VLCS040215A-2 99.8 98.6 98.8 104 VLCSD040215A-2 101 97.6 101 96.2 15030879-011A 88.4 95.6 92.7 107 15030879-012A 92.1 93.7 87.7 103 15030879-019A 80.4 95.4 76.7 92.9 15030879-019AMS 90.2 97.5 98.5 106 15030879-019AMSD 98.7 98.5 109 120 15030879-013A 89.9 90.5 111 113 15030879-014A 90.2 94.0 74.1 92.2 15030879-015A 97.1 96.8 102 121 15030879-016A 81.9 94.3 74.2 96.1 15030879-017A 93.2 89.0 93.0 108 VBLK040315A-2 92.0 98.1 92.2 100 VLCS040315A-2 97.5 98.6 99.3 102 VLCSD040315A-2 97.9 98.3 103 96.7 Acronym Surrogate QC Limits BR4FBZ = 4-Bromofluorobenzene 44-114 BZMED8 = TolueneA8 62-122 DBFM = Dibromofluoromethane 74-150 DCA12D4 = 1,2-DichloroethaneA4 78-160 * Surrogate recovery outside acceptance limits 36 of 62 CLIENT: Tetra Tech EM Inc. Work Order: 15030879 Project: 10353760, 2-40 N. Main St., Mount Prospect, IL Test No: SW5035/8260B Matrix: S Sample ID BR4FBZ BZMFD8 DBFM DCA12D4 QC SUMMARY REPORT SURROGATE RECOVERIES 15030879-018A 95.2 98.2 107 126 44-114 BZMED8 = TolueneA8 62-122 7 15030879-002AMSD 86.8 95.2 103 114 78-160 15030879-019AMS 91.9 103 101 116 15030879-019AMSD 92.7 98.9 108 117 15030879-021A 95.5 98.6 95.9 113 15030879-022A 97.5 100 93.5 114 15030879-023A 97.3 97.6 94.4 113 VBLK040415-2 98.3 99.6 93.4 104 VLCS040415-2R 94.8 98.7 103 97.9 VLCSD040415-2 97.1 97.2 103 105 15030879-OOIA 93.4 96.1 109 120 15030879-004A 89.9 96.8 91.2 118 15030879-020A 83.8 106 97.6 116 15030879-025A 69.8 90.3 102 107 15030879-026A 96.7 97.9 94.8 119 15030879-027A 98.2 98.1 96.9 114 15030879-014A:50 95.4 99.9 75.1 99.0 15030879-028A 89.2 108 98.7 109 15030879-017A:50 98.4 99.5 80.9 96.5 VBLK040515-2 88.5 96.1 96.1 101 VLCS040515-2 101 97.8 102 97.9 VLCSD040515-2 98.3 100 102 95.5 15030879-010A:5000 88.2 95.9 96.0 98.5 15030879-017A:5000 91.7 95.8 98.1 90.3 15030879-010A:500 93.7 97.4 96.3 101 15030879-017A:500 91.5 95.7 95.6 95.7 15030879-024A 102 96.3 108 116 15030879-010A:50 96.2 95.8 87.4 95.3 Acronym Surrogate QC Limits BR4FBZ = 4-Bromofluorobenzene 44-114 BZMED8 = TolueneA8 62-122 7 DBFM = Dibromofluoromethane 74-150 DCA12D4 = 1,2-DichloroethaneA4 78-160 * Surrogate recovery outside acceptance limits 37 of 62 Analytical Run Summary Run ID: VOA-2150401B (R108238) Analyst: Printed: ERP 08-Apr-15 SegNo Sample ID Type Test Code Batch DF File ID Date/Time Analyzed 2938793 BFB040115A-2 TUNE BFB R108238 1 H:\VOC-2\040115A\040 04/01/201518:50 2938796 VSTDO50A CCV VOC ENCORE+ R108238 1 H:\VOC-2\040115A\040 04/01/201519:35 2938799 VBLK040115A-2 MBLK VOC ENCORE+ R108238 1 H:\VOC-2\040115A\040 04/01/2015 20:15 2938811 VLCSO40115A-2 LCS VOC ENCORE+ R108238 1 H:\VOC-2\040115A\040 04/01/2015 20:52 2938812 VLCSD040115AR-2 LCSD VOC ENCORE+ R108238 1 H:\VOC-2\040115A\040 04/01/2015 22:06 2938813 15030879-001A SAMP VOC 5035 83344 1 H:\VOC-2\040115A\040 04/01/2015 22:43 2938814 15030879-002A SAMP VOC 5035 83344 1 H:\VOC-2\040115A\040 04/01/2015 23:19 2938819 15030879-002A SAMP VOC 5035+ 83344 1 H:\VOC-2\040115A\040 04/01/2015 23:19 2938821 15030879-002AMS MS VOC 5035+ 83344 1 H:\VOC-2\040115A\040 04/01/2015 23:55 2938823 15030879-002AMSD MSD VOC 5035+ 83344 1 H:\VOC-2\040115A\040 04/02/2015 0:30 2938827 15030879-003A SAMP VOC 5035 83344 1 H:\VOC-2\040115A\040 04/02/20151:06 2938828 15030879-004A SAMP VOC 5035 83344 1 H:\VOC-2\040115A\040 04/02/20151:42 2938829 15030879-005A SAMP VOC 5035 83344 1 H:\VOC-2\040115A\040 04/02/2015 2:17 2938831 15030879-006A SAMP VOC 5035 83344 1 H:\VOC-2\040115A\040 04/02/2015 2:53 2938832 15030879-007A SAMP VOC 5035 83344 1 H:\VOC-2\040115A\040 04/02/2015 3:28 2938833 15030879-008A SAMP VOC 5035 83344 1 H:\VOC-2\040115A\040 04/02/2015 4:04 2938834 15030879-009A SAMP VOC 5035 83344 1 H:\VOC-2\040115A\040 04/02/2015 4:39 2938835 15030879-010A SAMP VOC 5035 83344 1 H:\VOC-2\040115A\040 04/02/2015 5:14 2938839 15030879-011A SAMP VOC 5035 83344 1 H:\VOC-2\040115A\040 04/02/2015 5:49 2938840 15030879-012A SAMP VOC 5035 83344 1 H:\VOC-2\040115A\040 04/02/2015 6:25 38 of 62 CLIENT: Tetra Tech EM Inc. ANALYTICAL QC SUMMARY REPORT Work Order: 15030879 GCMS Volatiles Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL BatchID: R108238 sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNc /BLK040115A-2 ZZZZZ MBLK mg/Kg SW5035/8260B 4/1/2015 VOA -2_150401B 2938791 \nalyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane ND 0.0050 1,1,2,2 -Tetrachloroethane ND 0.0050 1,1,2 -Trichloroethane ND 0.0050 1,1-Dichloroethane ND 0.0050 1,1-Dichloroethene ND 0.0050 1,2-Dichloroethane ND 0.0050 1,2-Dichloropropane ND 0.0050 2-Butanone ND 0.075 2-Hexanone ND 0.020 4-Methyl-2-pentanone ND 0.020 Acetone ND 0.075 Benzene ND 0.0050 Bromodichloromethane ND 0.0050 Bromoform ND 0.0050 Bromomethane ND 0.010 Carbon disulfide ND 0.050 Carbon tetrachloride ND 0.0050 Chlorobenzene ND 0.0050 Chloroethane ND 0.010 Chloroform ND 0.0050 Chloromethane ND 0.010 cis-1,2-Dichloroethene ND 0.0050 cis-1,3-Dichloropropene ND 0.0020 Dibromochloromethane ND 0.0050 Ethylbenzene ND 0.0050 Methyl tert-butyl ether ND 0.0050 Methylene chloride 0.00131 0.010 J Styrene ND 0.0050 Tetrachloroethene ND 0.0050 Toluene ND 0.0050 trans-1,2-Dichloroethene ND 0.0050 trans-1,3-Dichloropropene ND 0.0020 Trichloroethene ND 0.0050 Vinyl chloride ND 0.0050 Xylenes, Total ND 0.015 sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNc /LCSO40115A-2 ZZZZZ LCS mg/Kg SW5035/8260B 4/1/2015 VOA -2_150401B 293881 \nalyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.0435 0.0050 0.05 0 87 70 130 0 0 1,1,2,2 -Tetrachloroethane 0.04935 0.0050 0.05 0 98.7 70 130 0 0 1,1,2 -Trichloroethane 0.04995 0.0050 0.05 0 99.9 70 130 0 0 1,1-Dichloroethane 0.0459 0.0050 0.05 0 91.8 70 130 0 0 1,1-Dichloroethene 0.04352 0.0050 0.05 0 87 70 130 0 0 1,2-Dichloroethane 0.0502 0.0050 0.05 0 100 70 130 0 0 1,2-Dichloropropane 0.04706 0.0050 0.05 0 94.1 70 130 0 0 2-Butanone 0.09721 0.075 0.1 0 97.2 70 130 0 0 2-Hexanone 0.0906 0.020 0.1 0 90.6 70 130 0 0 4-Methyl-2-pentanone 0.1002 0.020 0.1 0 100 70 130 0 0 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range - Non Accredited Parameter H/HT - Holding Time Exceeded 39 of 62 CLIENT: Tetra Tech EM Inc. Work Order: 15030879 Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL ANALYTICAL QC SUMMARY REPORT GCMS Volatiles BatchID: R108238 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo VLCSO40115A-2 ZZZZZ LCS mg/Kg SW5035/8260B 4/1/2015 VOA -2_150401B 2938811 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Acetone 0.09517 0.075 0.1 0 95.2 50 150 0 0 Benzene 0.04639 0.0050 0.05 0 92.8 70 130 0 0 Bromodichloromethane 0.04766 0.0050 0.05 0 95.3 70 130 0 0 Bromoform 0.0442 0.0050 0.05 0 88.4 70 130 0 0 Bromomethane 0.03616 0.010 0.05 0 72.3 70 130 0 0 Carbon disulfide 0.09527 0.050 0.1 0 95.3 70 130 0 0 Carbon tetrachloride 0.04268 0.0050 0.05 0 85.4 70 130 0 0 Chlorobenzene 0.04685 0.0050 0.05 0 93.7 70 130 0 0 Chloroethane 0.05368 0.010 0.05 0 107 70 130 0 0 Chloroform 0.04609 0.0050 0.05 0 92.2 70 130 0 0 Chloromethane 0.0593 0.010 0.05 0 119 70 130 0 0 cis-1,2-Dichloroethene 0.04524 0.0050 0.05 0 90.5 70 130 0 0 cis-1,3-Dichloropropene 0.0485 0.0020 0.05 0 97 70 130 0 0 Dibromochloromethane 0.05054 0.0050 0.05 0 101 70 130 0 0 Ethylbenzene 0.04822 0.0050 0.05 0 96.4 70 130 0 0 Methyl tert-butyl ether 0.05162 0.0050 0.05 0 103 70 130 0 0 Methylene chloride 0.04563 0.010 0.05 0.00131 88.6 70 130 0 0 Styrene 0.05057 0.0050 0.05 0 101 70 130 0 0 Tetrachloroethene 0.04682 0.0050 0.05 0 93.6 70 130 0 0 Toluene 0.04559 0.0050 0.05 0 91.2 70 130 0 0 trans-1,2-Dichloroethene 0.04397 0.0050 0.05 0 87.9 70 130 0 0 trans-1,3-Dichloropropene 0.04896 0.0020 0.05 0 97.9 70 130 0 0 Trichloroethene 0.0449 0.0050 0.05 0 89.8 70 130 0 0 Vinyl chloride 0.05141 0.0050 0.05 0 103 70 130 0 0 Xylenes, Total 0.1383 0.015 0.15 0 92.2 70 130 0 0 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo VLCSD040115AR-2 ZZZZZ LCSD mg/Kg SW5035/8260B 4/1/2015 VOA -2_150401B 2938812 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.0407 0.0050 0.05 0 81.4 70 130 0.0435 6.65 20 1,1,2,2 -Tetrachloroethane 0.04895 0.0050 0.05 0 97.9 70 130 0.04935 0.814 20 1,1,2 -Trichloroethane 0.04763 0.0050 0.05 0 95.3 70 130 0.04995 4.76 20 1,1-Dichloroethane 0.04366 0.0050 0.05 0 87.3 70 130 0.0459 5.00 20 1,1-Dichloroethene 0.03942 0.0050 0.05 0 78.8 70 130 0.04352 9.89 20 1,2-Dichloroethane 0.04751 0.0050 0.05 0 95 70 130 0.0502 5.51 20 1,2-Dichloropropane 0.04451 0.0050 0.05 0 89 70 130 0.04706 5.57 20 2-Butanone 0.09726 0.075 0.1 0 97.3 70 130 0.09721 0.0514 20 2-Hexanone 0.08849 0.020 0.1 0 88.5 70 130 0.0906 2.36 20 4-Methyl-2-pentanone 0.096 0.020 0.1 0 96 70 130 0.1002 4.23 20 Acetone 0.08931 0.075 0.1 0 89.3 50 150 0.09517 6.35 20 Benzene 0.04385 0.0050 0.05 0 87.7 70 130 0.04639 5.63 20 Bromodichloromethane 0.04599 0.0050 0.05 0 92 70 130 0.04766 3.57 20 Bromoform 0.0432 0.0050 0.05 0 86.4 70 130 0.0442 2.29 20 Bromomethane 0.03361 0.010 0.05 0 67.2 70 130 0.03616 7.31 20 S Carbon disulfide 0.09229 0.050 0.1 0 92.3 70 130 0.09527 3.18 20 Carbon tetrachloride 0.04031 0.0050 0.05 0 80.6 70 130 0.04268 5.71 20 Chlorobenzene 0.0437 0.0050 0.05 0 87.4 70 130 0.04685 6.96 20 Chloroethane 0.05034 0.010 0.05 0 101 70 130 0.05368 6.42 20 Chloroform 0.04492 0.0050 0.05 0 89.8 70 130 0.04609 2.57 20 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range * - Non Accredited Parameter H41T - Holding Time Exceeded 40 of 62 CLIENT: Tetra Tech EM Inc. ANALYTICAL QC SUMMARY REPORT Work Order: 15030879 GCMS Volatiles Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL BatchID: R108238 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: VLCSD040115AR-2 zzzzz LCSD mg/Kg SW5035/8260B 4/1/2015 VOA -2_150401B 2938812 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Chloromethane 0.05173 0.010 0.05 0 103 70 130 0.0593 13.6 20 cis-1,2-Dichloroethene 0.04332 0.0050 0.05 0 86.6 70 130 0.04524 4.34 20 cis-1,3-Dichloropropene 0.04593 0.0020 0.05 0 91.9 70 130 0.0485 5.44 20 Dibromochloromethane 0.04899 0.0050 0.05 0 98 70 130 0.05054 3.11 20 Ethylbenzene 0.04462 0.0050 0.05 0 89.2 70 130 0.04822 7.76 20 Methyl tert-butyl ether 0.04993 0.0050 0.05 0 99.9 70 130 0.05162 3.33 20 Methylene chloride 0.04363 0.010 0.05 0.00131 84.6 70 130 0.04563 4.48 20 Styrene 0.04828 0.0050 0.05 0 96.6 70 130 0.05057 4.63 20 Tetrachloroethene 0.04347 0.0050 0.05 0 86.9 70 130 0.04682 7.42 20 Toluene 0.04217 0.0050 0.05 0 84.3 70 130 0.04559 7.79 20 trans-1,2-Dichloroethene 0.04189 0.0050 0.05 0 83.8 70 130 0.04397 4.85 20 trans-1,3-Dichloropropene 0.04722 0.0020 0.05 0 94.4 70 130 0.04896 3.62 20 Trichloroethene 0.04158 0.0050 0.05 0 83.2 70 130 0.0449 7.68 20 Vinyl chloride 0.04622 0.0050 0.05 0 92.4 70 130 0.05141 10.6 20 Xylenes, Total 0.1311 0.015 0.15 0 87.4 70 130 0.1383 5.32 20 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range - Non Accredited Parameter H/HT - Holding Time Exceeded 41 of 62 Analytical Run Summary Run ID: VOA-2150402A (R108304) Analyst: Printed: ART 08-Apr-15 SegNo Sample ID Type Test Code Batch DF File ID Date/Time Analyzed 2940568 BFB040215A-2 TUNE BFB R108304 1 H:\VOC-2\040215A\040 04/02/201513:47 2940570 VSTD100 CCV VOC ENCORE+ R108304 1 H:\VOC-2\040215A\040 04/02/201514:35 2940571 VBLK040215A-2 MBLK VOC ENCORE+ R108304 1 H:\VOC-2\040215A\040 04/02/201515:16 2940573 VLCSO40215A-2 LCS VOC ENCORE+ R108304 1 H:\VOC-2\040215A\040 04/02/201515:53 2940575 VLCSD040215A-2 LCSD VOC ENCORE+ R108304 1 H:\VOC-2\040215A\040 04/02/201516:30 2940579 15030879-011A SAMP VOC 5035 83435 1 H:\VOC-2\040215A\040 04/02/201517:23 2940580 15030879-012A SAMP VOC 5035 83435 1 H:\VOC-2\040215A\040 04/02/201518:05 2940584 15030879-019A SAMP VOC 5035+ 83344 1 H:\VOC-2\040215A\040 04/02/201519:17 2940582 15030879-019A SAMP VOC 5035 83344 1 H:\VOC-2\040215A\040 04/02/201519:17 2940585 15030879-019AMS MS VOC 5035+ 83344 1 H:\VOC-2\040215A\040 04/02/201519:53 2940586 15030879-019AMSD MSD VOC 5035+ 83344 1 H:\VOC-2\040215A\040 04/02/2015 20:29 2940587 15030879-013A SAMP VOC 5035 83344 1 H:\VOC-2\040215A\040 04/02/2015 21:08 2940588 15030879-014A SAMP VOC 5035 83344 1 H:\VOC-2\040215A\040 04/02/2015 21:44 2940589 15030879-015A SAMP VOC 5035 83344 1 H:\VOC-2\040215A\040 04/02/2015 22:20 2940590 15030879-016A SAMP VOC 5035 83344 1 H:\VOC-2\040215A\040 04/02/2015 22:55 2940591 15030879-017A SAMP VOC 5035 83344 1 H:\VOC-2\040215A\040 04/02/2015 23:30 2940592 15030879-018A SAMP VOC 5035 83344 1 H:\VOC-2\040215A\040 04/03/2015 0:06 42 of 62 CLIENT: Tetra Tech EM Inc. Work Order: 15030879 Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL ANALYTICAL QC SUMMARY REPORT GCMS Volatiles BatchID: R108304 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo 15030879-019AMS TT -10-3-4 MS mg/Kg-dry SW5035/8260B 3/31/2015 4/2/2015 VOA -2_150402A 2940585 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.03551 0.0050 0.05033 0 70.6 70 130 0 0 20 1,1,2,2 -Tetrachloroethane 0.05666 0.0050 0.05033 0 113 70 130 0 0 55.3 1,1,2 -Trichloroethane 0.05152 0.0050 0.05033 0 102 70 130 0 0 0.05152 1,1-Dichloroethane 0.03767 0.0050 0.05033 0 74.8 70 130 0 0 130 1,1-Dichloroethene 0.03573 0.0050 0.05033 0 71 70 130 0 0 70 1,2-Dichloroethane 0.04894 0.0050 0.05033 0 97.2 70 130 0 0 75.6 1,2-Dichloropropane 0.04051 0.0050 0.05033 0 80.5 70 130 0 0 0 2-Butanone 0.4062 0.075 0.1007 0 404 70 130 0 0 SE 2-Hexanone 0.2539 0.020 0.1007 0 252 70 130 0 0 S 4-Methyl-2-pentanone 0.2293 0.020 0.1007 0 228 70 130 0 0 S Acetone 0.4038 0.075 0.1007 0.004191 397 50 150 0 0 SE Benzene 0.03933 0.0050 0.05033 0.001601 75 70 130 0 0 Bromodichloromethane 0.03855 0.0050 0.05033 0 76.6 70 130 0 0 Bromoform 0.04328 0.0050 0.05033 0 86 70 130 0 0 Bromomethane 0.01346 0.010 0.05033 0 26.7 70 130 0 0 S Carbon disulfide 0.07226 0.050 0.1007 0 71.8 70 130 0 0 Carbon tetrachloride 0.03575 0.0050 0.05033 0 71 70 130 0 0 Chlorobenzene 0.03638 0.0050 0.05033 0 72.3 70 130 0 0 Chloroethane 0.02744 0.010 0.05033 0 54.5 70 130 0 0 S Chloroform 0.0378 0.0050 0.05033 0 75.1 70 130 0 0 Chloromethane 0.05362 0.010 0.05033 0 107 70 130 0 0 cis-1,2-Dichloroethene 0.03795 0.0050 0.05033 0.0006592 74.1 70 130 0 0 cis-1,3-Dichloropropene 0.04053 0.0020 0.05033 0 80.5 70 130 0 0 Dibromochloromethane 0.04045 0.0050 0.05033 0 80.4 70 130 0 0 Ethylbenzene 0.03792 0.0050 0.05033 0.0007298 73.9 70 130 0 0 Methyl tert-butyl ether 0.05507 0.0050 0.05033 0 109 70 130 0 0 Methylene chloride 0.03763 0.010 0.05033 0 74.8 70 130 0 0 Styrene 0.03752 0.0050 0.05033 0 74.5 70 130 0 0 Tetrachloroethene 0.04652 0.0050 0.05033 0.00997 72.6 70 130 0 0 Toluene 0.03863 0.0050 0.05033 0.002295 72.2 70 130 0 0 trans-1,2-Dichloroethene 0.03672 0.0050 0.05033 0 73 70 130 0 0 trans-1,3-Dichloropropene 0.04569 0.0020 0.05033 0 90.8 70 130 0 0 Trichloroethene 0.03797 0.0050 0.05033 0.001071 73.3 70 130 0 0 Vinyl chloride 0.05124 0.0050 0.05033 0 102 70 130 0 0 Xylenes, Total 0.1093 0.015 0.151 0.0008946 71.8 70 130 0 0 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo 15030879-019AMSD TT -10-3-4 MSD mg/Kg-dry SW5035/8260B 3/31/2015 4/2/2015 VOA -2_150402A 294058E Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.0284 0.0049 0.04859 0 58.4 70 130 0.03551 22.3 20 SR 1,1,2,2 -Tetrachloroethane 0.03211 0.0049 0.04859 0 66.1 70 130 0.05666 55.3 20 SR 1,1,2 -Trichloroethane 0.03691 0.0049 0.04859 0 76 70 130 0.05152 33.0 20 R 1,1-Dichloroethane 0.03106 0.0049 0.04859 0 63.9 70 130 0.03767 19.2 20 S 1,1-Dichloroethene 0.03124 0.0049 0.04859 0 64.3 70 130 0.03573 13.4 20 S 1,2-Dichloroethane 0.03675 0.0049 0.04859 0 75.6 70 130 0.04894 28.5 20 R 1,2-Dichloropropane 0.03036 0.0049 0.04859 0 62.5 70 130 0.04051 28.6 20 SR 2-Butanone 0.1397 0.073 0.09719 0 144 70 130 0.4062 97.6 20 SR 2-Hexanone 0.11 0.019 0.09719 0 113 70 130 0.2539 79.1 20 R 4-Methyl-2-pentanone 0.1134 0.019 0.09719 0 117 70 130 0.2293 67.6 20 R Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range * - Non Accredited Parameter H41T - Holding Time Exceeded 43 of 62 CLIENT: Tetra Tech EM Inc. Work Order: 15030879 Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL ANALYTICAL QC SUMMARY REPORT GCMS Volatiles BatchID: R108304 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo 15030879-019AMSD TT -10-3-4 MSD mg/Kg-dry SW5035/8260B 3/31/2015 4/2/2015 VOA -2_150402A 294058E Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Acetone 0.1453 0.073 0.09719 0.004191 145 50 150 0.4038 94.2 20 R Benzene 0.03116 0.0049 0.04859 0.001601 60.8 70 130 0.03933 23.2 20 SR Bromodichloromethane 0.03025 0.0049 0.04859 0 62.2 70 130 0.03855 24.2 20 SR Bromoform 0.02826 0.0049 0.04859 0 58.2 70 130 0.04328 42.0 20 SR Bromomethane 0.02023 0.0097 0.04859 0 41.6 70 130 0.01346 40.2 20 SR Carbon disulfide 0.06377 0.049 0.09719 0 65.6 70 130 0.07226 12.5 20 S Carbon tetrachloride 0.03022 0.0049 0.04859 0 62.2 70 130 0.03575 16.8 20 S Chlorobenzene 0.02591 0.0049 0.04859 0 53.3 70 130 0.03638 33.6 20 SR Chloroethane 0.03619 0.0097 0.04859 0 74.5 70 130 0.02744 27.5 20 R Chloroform 0.03058 0.0049 0.04859 0 62.9 70 130 0.0378 21.1 20 SR Chloromethane 0.0463 0.0097 0.04859 0 95.3 70 130 0.05362 14.7 20 cis-1,2-Dichloroethene 0.03099 0.0049 0.04859 0.0006592 62.4 70 130 0.03795 20.2 20 SR cis-1,3-Dichloropropene 0.03011 0.0019 0.04859 0 62 70 130 0.04053 29.5 20 SR Dibromochloromethane 0.03073 0.0049 0.04859 0 63.2 70 130 0.04045 27.3 20 SR Ethylbenzene 0.0273 0.0049 0.04859 0.0007298 54.7 70 130 0.03792 32.6 20 SR Methyl tert-butyl ether 0.04175 0.0049 0.04859 0 85.9 70 130 0.05507 27.5 20 R Methylene chloride 0.03025 0.0097 0.04859 0 62.2 70 130 0.03763 21.8 20 SR Styrene 0.0245 0.0049 0.04859 0 50.4 70 130 0.03752 42.0 20 SR Tetrachloroethene 0.03911 0.0049 0.04859 0.00997 60 70 130 0.04652 17.3 20 S Toluene 0.02927 0.0049 0.04859 0.002295 55.5 70 130 0.03863 27.6 20 SR trans-1,2-Dichloroethene 0.03049 0.0049 0.04859 0 62.7 70 130 0.03672 18.6 20 S trans-1,3-Dichloropropene 0.0321 0.0019 0.04859 0 66.1 70 130 0.04569 34.9 20 SR Trichloroethene 0.02987 0.0049 0.04859 0.001071 59.3 70 130 0.03797 23.9 20 SR Vinyl chloride 0.04327 0.0049 0.04859 0 89 70 130 0.05124 16.9 20 Xylenes, Total 0.07447 0.015 0.1458 0.0008946 50.5 70 130 0.1093 37.9 20 SR Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo VBLK040215A-2 ZZZZZ MBLK mg/Kg SW5035/8260B 4/2/2015 VOA -2_150402A 2940571 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane ND 0.0050 1,1,2,2 -Tetrachloroethane ND 0.0050 1,1,2 -Trichloroethane ND 0.0050 1,1-Dichloroethane ND 0.0050 1,1-Dichloroethene ND 0.0050 1,2-Dichloroethane ND 0.0050 1,2-Dichloropropane ND 0.0050 2-Butanone ND 0.075 2-Hexanone ND 0.020 4-Methyl-2-pentanone ND 0.020 Acetone ND 0.075 Benzene ND 0.0050 Bromodichloromethane ND 0.0050 Bromoform ND 0.0050 Bromomethane ND 0.010 Carbon disulfide ND 0.050 Carbon tetrachloride ND 0.0050 Chlorobenzene ND 0.0050 Chloroethane ND 0.010 Chloroform ND 0.0050 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range - Non Accredited Parameter H/HT - Holding Time Exceeded 44 of 62 CLIENT: Tetra Tech EM Inc. ANALYTICAL QC SUMMARY REPORT Work Order: 15030879 GCMS Volatiles Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL BatchID: R108304 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo ✓BLK040215A-2 ZZZZZ MBLK mg/Kg SW5035/8260B 4/2/2015 VOA -2_150402A 294057' 4nalyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Chloromethane ND 0.010 cis-1,2-Dichloroethene ND 0.0050 cis-1,3-Dichloropropene ND 0.0020 Dibromochloromethane ND 0.0050 Ethylbenzene ND 0.0050 Methyl tert-butyl ether ND 0.0050 Methylene chloride 0.0016 0.010 J Styrene ND 0.0050 Tetrachloroethene 0.0013 0.0050 J Toluene ND 0.0050 trans-1,2-Dichloroethene ND 0.0050 trans-1,3-Dichloropropene ND 0.0020 Trichloroethene 0.00119 0.0050 J Vinyl chloride ND 0.0050 Xylenes, Total ND 0.015 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo ✓LCSO40215A-2 ZZZZZ LCS mg/Kg SW5035/8260B 4/2/2015 VOA -2_150402A 294057: 4nalyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.05126 0.0050 0.05 0 103 70 130 0 0 1,1,2,2 -Tetrachloroethane 0.0528 0.0050 0.05 0 106 70 130 0 0 1,1,2 -Trichloroethane 0.05331 0.0050 0.05 0 107 70 130 0 0 1,1-Dichloroethane 0.04941 0.0050 0.05 0 98.8 70 130 0 0 1,1-Dichloroethene 0.05015 0.0050 0.05 0 100 70 130 0 0 1,2-Dichloroethane 0.04976 0.0050 0.05 0 99.5 70 130 0 0 1,2-Dichloropropane 0.0493 0.0050 0.05 0 98.6 70 130 0 0 2-Butanone 0.09807 0.075 0.1 0 98.1 70 130 0 0 2-Hexanone 0.08755 0.020 0.1 0 87.6 70 130 0 0 4-Methyl-2-pentanone 0.09477 0.020 0.1 0 94.8 70 130 0 0 Acetone 0.08946 0.075 0.1 0 89.5 50 150 0 0 Benzene 0.05034 0.0050 0.05 0 101 70 130 0 0 Bromodichloromethane 0.04977 0.0050 0.05 0 99.5 70 130 0 0 Bromoform 0.04664 0.0050 0.05 0 93.3 70 130 0 0 Bromomethane 0.03845 0.010 0.05 0 76.9 70 130 0 0 Carbon disulfide 0.1134 0.050 0.1 0 113 70 130 0 0 Carbon tetrachloride 0.05251 0.0050 0.05 0 105 70 130 0 0 Chlorobenzene 0.05237 0.0050 0.05 0 105 70 130 0 0 Chloroethane 0.06415 0.010 0.05 0 128 70 130 0 0 Chloroform 0.0482 0.0050 0.05 0 96.4 70 130 0 0 Chloromethane 0.06338 0.010 0.05 0 127 70 130 0 0 cis-1,2-Dichloroethene 0.04864 0.0050 0.05 0 97.3 70 130 0 0 cis-1,3-Dichloropropene 0.05046 0.0020 0.05 0 101 70 130 0 0 Dibromochloromethane 0.05237 0.0050 0.05 0 105 70 130 0 0 Ethylbenzene 0.05569 0.0050 0.05 0 111 70 130 0 0 Methyl tert-butyl ether 0.04779 0.0050 0.05 0 95.6 70 130 0 0 Methylene chloride 0.04733 0.010 0.05 0.0016 91.5 70 130 0 0 Styrene 0.05623 0.0050 0.05 0 112 70 130 0 0 Tetrachloroethene 0.05764 0.0050 0.05 0.0013 113 70 130 0 0 Toluene 0.05043 0.0050 0.05 0 101 70 130 0 0 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range - Non Accredited Parameter H/HT - Holding Time Exceeded 45 of 62 CLIENT: Tetra Tech EM Inc. ANALYTICAL QC SUMMARY REPORT Work Order: 15030879 GCMS Volatiles Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL BatchID: R108304 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: VLCSO40215A-2 ZZZZZ LCS mg/Kg SW5035/8260B 4/2/2015 VOA -2_150402A 2940573 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit trans-1,2-Dichloroethene 0.04852 0.0050 0.05 0 97 70 130 0 0 trans-1,3-Dichloropropene 0.05165 0.0020 0.05 0 103 70 130 0 0 Trichloroethene 0.05169 0.0050 0.05 0.00119 101 70 130 0 0 Vinyl chloride 0.06537 0.0050 0.05 0 131 70 130 0 0 S Xylenes, Total 0.1595 0.015 0.15 0 106 70 130 0 0 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: VLCSD040215A-2 ZZZZZ LCSD mg/Kg SW5035/8260B 4/2/2015 VOA -2_150402A 2940575 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.04943 0.0050 0.05 0 98.9 70 130 0.05126 3.63 20 1,1,2,2 -Tetrachloroethane 0.05128 0.0050 0.05 0 103 70 130 0.0528 2.92 20 1,1,2 -Trichloroethane 0.05298 0.0050 0.05 0 106 70 130 0.05331 0.621 20 1,1-Dichloroethane 0.05032 0.0050 0.05 0 101 70 130 0.04941 1.82 20 1,1-Dichloroethene 0.05083 0.0050 0.05 0 102 70 130 0.05015 1.35 20 1,2-Dichloroethane 0.05072 0.0050 0.05 0 101 70 130 0.04976 1.91 20 1,2-Dichloropropane 0.05014 0.0050 0.05 0 100 70 130 0.0493 1.69 20 2-Butanone 0.09538 0.075 0.1 0 95.4 70 130 0.09807 2.78 20 2-Hexanone 0.08766 0.020 0.1 0 87.7 70 130 0.08755 0.126 20 4-Methyl-2-pentanone 0.09067 0.020 0.1 0 90.7 70 130 0.09477 4.42 20 Acetone 0.09138 0.075 0.1 0 91.4 50 150 0.08946 2.12 20 Benzene 0.05011 0.0050 0.05 0 100 70 130 0.05034 0.458 20 Bromodichloromethane 0.04973 0.0050 0.05 0 99.5 70 130 0.04977 0.0804 20 Bromoform 0.04726 0.0050 0.05 0 94.5 70 130 0.04664 1.32 20 Bromomethane 0.04199 0.010 0.05 0 84 70 130 0.03845 8.80 20 Carbon disulfide 0.1136 0.050 0.1 0 114 70 130 0.1134 0.212 20 Carbon tetrachloride 0.05149 0.0050 0.05 0 103 70 130 0.05251 1.96 20 Chlorobenzene 0.05176 0.0050 0.05 0 104 70 130 0.05237 1.17 20 Chloroethane 0.06627 0.010 0.05 0 133 70 130 0.06415 3.25 20 S Chloroform 0.04886 0.0050 0.05 0 97.7 70 130 0.0482 1.36 20 Chloromethane 0.06335 0.010 0.05 0 127 70 130 0.06338 0.0473 20 cis-1,2-Dichloroethene 0.04919 0.0050 0.05 0 98.4 70 130 0.04864 1.12 20 cis-1,3-Dichloropropene 0.04862 0.0020 0.05 0 97.2 70 130 0.05046 3.71 20 Dibromochloromethane 0.0533 0.0050 0.05 0 107 70 130 0.05237 1.76 20 Ethylbenzene 0.05401 0.0050 0.05 0 108 70 130 0.05569 3.06 20 Methyl tert-butyl ether 0.04846 0.0050 0.05 0 96.9 70 130 0.04779 1.39 20 Methylene chloride 0.04881 0.010 0.05 0.0016 94.4 70 130 0.04733 3.08 20 Styrene 0.05663 0.0050 0.05 0 113 70 130 0.05623 0.709 20 Tetrachloroethene 0.05729 0.0050 0.05 0.0013 112 70 130 0.05764 0.609 20 Toluene 0.04955 0.0050 0.05 0 99.1 70 130 0.05043 1.76 20 trans-1,2-Dichloroethene 0.04924 0.0050 0.05 0 98.5 70 130 0.04852 1.47 20 trans-1,3-Dichloropropene 0.05166 0.0020 0.05 0 103 70 130 0.05165 0.0194 20 Trichloroethene 0.05067 0.0050 0.05 0.00119 99 70 130 0.05169 1.99 20 Vinyl chloride 0.06526 0.0050 0.05 0 131 70 130 0.06537 0.168 20 S Xylenes, Total 0.1579 0.015 0.15 0 105 70 130 0.1595 0.989 20 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range * - Non Accredited Parameter H41T - Holding Time Exceeded 46 of 62 Analytical Run Summary Run ID: VOA -2150403A (R108309) Analyst: PS Printed: 08 -Apr -15 SegNo Sample ID Type Test Code Batch DF File ID Date/Time Analyzed 2940813 BFB040315A-2 TUNE BFB R108309 2940814 VSTD020R CCV VOC ENCORE+ 2940815 VBLK040315A-2 MBLK VOC ENCORE+ 2940816 VLCSO40315A-2 LCS VOC ENCORE+ 2940817 VLCSD040315A-2 LCSD VOC ENCORE+ 2940818 15030879-018A SAMP VOC 5035 2940819 15030879-002A SAMP VOC 5035+ 2940820 15030879-002AMSD MSD VOC 5035+ 2940821 15030879-019A SAMP VOC 5035+ 2940822 15030879-019AMS MS VOC 5035+ 2940823 15030879-019AMSD MSD VOC 5035+ 2940824 15030879-021A SAMP VOC 5035 2940825 15030879-022A SAMP VOC 5035 2940826 15030879-023A SAMP VOC 5035 2940830 15030879-024A SAMP VOC 5035 R108309 1 H:\VOC-2\040315A\040 04/03/201513:12 R108309 1 H:\VOC-2\040315A\040 04/03/201514:16 R108309 1 H:\VOC-2\040315A\040 04/03/201514:54 R108309 1 H:\VOC-2\040315A\040 04/03/201515:30 R108309 1 H:\VOC-2\040315A\040 04/03/201516:05 83359 1 H:\VOC-2\040315A\040 04/03/201516:49 83359 1 H:\VOC-2\040315A\040 04/03/201517:24 83359 1 H:\VOC-2\040315A\040 04/03/201518:46 83359 1 H:\VOC-2\040315A\040 04/03/201519:20 83359 1 H:\VOC-2\040315A\040 04/03/201519:54 83359 1 H:\VOC-2\040315A\040 04/03/2015 20:29 83344 1 H:\VOC-2\040315A\040 04/03/2015 21:03 83344 1 H:\VOC-2\040315A\040 04/03/2015 21:37 83344 1 H:\VOC-2\040315A\040 04/03/2015 22:11 83344 1 H:\VOC-2\040315A\040 04/04/201516:06 47 of 62 CLIENT: Tetra Tech EM Inc. Work Order: 15030879 Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL ANALYTICAL QC SUMMARY REPORT GCMS Volatiles BatchID: R108309 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo 15030879-019AMS TT -10-3-4 MS mg/Kg-dry SW5035/8260B 3/31/2015 4/3/2015 VOA -2_150403A 2940822 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.0435 0.0060 0.05988 0 72.6 70 130 0 0 20 1,1,2,2 -Tetrachloroethane 0.03462 0.0060 0.05988 0 57.8 70 130 0 0 S 1,1,2 -Trichloroethane 0.04198 0.0060 0.05988 0 70.1 70 130 0 0 20 S 1,1-Dichloroethane 0.04714 0.0060 0.05988 0 78.7 70 130 0 0 20 1,1-Dichloroethene 0.04957 0.0060 0.05988 0 82.8 70 130 0 0 20 1,2-Dichloroethane 0.04266 0.0060 0.05988 0 71.2 70 130 0 0 20 1,2-Dichloropropane 0.04326 0.0060 0.05988 0 72.2 70 130 0 0 20 2-Butanone 0.1089 0.090 0.1198 0 91 70 130 0 0 20 S 2-Hexanone 0.09434 0.024 0.1198 0 78.8 70 130 0 0 20 4-Methyl-2-pentanone 0.1089 0.024 0.1198 0 91 70 130 0 0 20 Acetone 0.1413 0.090 0.1198 0.02444 97.6 50 150 0 0 Benzene 0.04325 0.0060 0.05988 0.0006698 71.1 70 130 0 0 Bromodichloromethane 0.04271 0.0060 0.05988 0 71.3 70 130 0 0 Bromoform 0.03211 0.0060 0.05988 0 53.6 70 130 0 0 S Bromomethane 0.04446 0.012 0.05988 0 74.2 70 130 0 0 Carbon disulfide 0.09499 0.060 0.1198 0 79.3 70 130 0 0 Carbon tetrachloride 0.04723 0.0060 0.05988 0 78.9 70 130 0 0 Chlorobenzene 0.03238 0.0060 0.05988 0 54.1 70 130 0 0 S Chloroethane 0.06364 0.012 0.05988 0 106 70 130 0 0 Chloroform 0.03963 0.0060 0.05988 0 66.2 70 130 0 0 S Chloromethane 0.07145 0.012 0.05988 0 119 70 130 0 0 cis-1,2-Dichloroethene 0.0438 0.0060 0.05988 0 73.1 70 130 0 0 cis-1,3-Dichloropropene 0.0418 0.0024 0.05988 0 69.8 70 130 0 0 S Dibromochloromethane 0.03939 0.0060 0.05988 0 65.8 70 130 0 0 S Ethylbenzene 0.03933 0.0060 0.05988 0.0001963 65.4 70 130 0 0 S Methyl tert-butyl ether 0.05122 0.0060 0.05988 0 85.5 70 130 0 0 Methylene chloride 0.04577 0.012 0.05988 0 76.4 70 130 0 0 Styrene 0.03149 0.0060 0.05988 0 52.6 70 130 0 0 S Tetrachloroethene 0.04945 0.0060 0.05988 0.007565 69.9 70 130 0 0 S Toluene 0.04299 0.0060 0.05988 0.0007045 70.6 70 130 0 0 trans-1,2-Dichloroethene 0.04691 0.0060 0.05988 0 78.3 70 130 0 0 trans-1,3-Dichloropropene 0.03842 0.0024 0.05988 0 64.2 70 130 0 0 S Trichloroethene 0.04372 0.0060 0.05988 0.0007853 71.7 70 130 0 0 Vinyl chloride 0.06811 0.0060 0.05988 0 114 70 130 0 0 Xylenes, Total 0.108 0.018 0.1796 0.0007969 59.7 70 130 0 0 S Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo 15030879-002AMSD TT -1-10-12 MSD mg/Kg-dry SW5035/8260B 3/31/2015 4/3/2015 VOA -2_150403A 2940820 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.03597 0.0039 0.03946 0 91.2 70 130 0.04178 14.9 20 1,1,2,2 -Tetrachloroethane 0.02491 0.0039 0.03946 0 63.1 70 130 0.022 12.4 20 S 1,1,2 -Trichloroethane 0.02599 0.0039 0.03946 0 65.9 70 130 0.02726 4.74 20 S 1,1-Dichloroethane 0.03351 0.0039 0.03946 0 84.9 70 130 0.04011 17.9 20 1,1-Dichloroethene 0.03614 0.0039 0.03946 0 91.6 70 130 0.04222 15.5 20 1,2-Dichloroethane 0.02853 0.0039 0.03946 0 72.3 70 130 0.03294 14.3 20 1,2-Dichloropropane 0.02871 0.0039 0.03946 0 72.8 70 130 0.03231 11.8 20 2-Butanone 0.1167 0.059 0.07892 0 148 70 130 0.1206 3.33 20 S 2-Hexanone 0.05998 0.016 0.07892 0 76 70 130 0.06312 5.11 20 4-Methyl-2-pentanone 0.08637 0.016 0.07892 0 109 70 130 0.09084 5.04 20 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range * - Non Accredited Parameter H41T - Holding Time Exceeded 48 of 62 CLIENT: Tetra Tech EM Inc. Work Order: 15030879 Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL ANALYTICAL QC SUMMARY REPORT GCMS Volatiles BatchID: R108309 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo 15030879-002AMSD TT -1-10-12 MSD mg/Kg-dry SW5035/8260B 3/31/2015 4/3/2015 VOA -2_150403A 2940820 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Acetone 0.156 0.059 0.07892 0.01959 173 50 150 0.1431 8.67 20 S Benzene 0.03011 0.0039 0.03946 0.0002613 75.7 70 130 0.03503 15.1 20 S Bromodichloromethane 0.02282 0.0039 0.03946 0 57.8 70 130 0.02596 12.9 20 S Bromoform 0.0132 0.0039 0.03946 0 33.5 70 130 0.0131 0.755 20 S Bromomethane 0.03443 0.0079 0.03946 0 87.3 70 130 0.03248 5.84 20 SR Carbon disulfide 0.07244 0.039 0.07892 0.0002204 91.5 70 130 0.08362 14.3 20 Carbon tetrachloride 0.03683 0.0039 0.03946 0 93.3 70 130 0.04174 12.5 20 SR Chlorobenzene 0.01881 0.0039 0.03946 0 47.7 70 130 0.0195 3.56 20 S Chloroethane 0.04438 0.0079 0.03946 0 112 70 130 0.04968 11.3 20 Chloroform 0.0298 0.0039 0.03946 0 75.5 70 130 0.03514 16.5 20 Chloromethane 0.04882 0.0079 0.03946 0 124 70 130 0.06172 23.4 20 R cis-1,2-Dichloroethene 0.02883 0.0039 0.03946 0 73.1 70 130 0.03338 14.6 20 SR cis-1,3-Dichloropropene 0.0187 0.0016 0.03946 0 47.4 70 130 0.02172 15.0 20 S Dibromochloromethane 0.01922 0.0039 0.03946 0 48.7 70 130 0.02 3.97 20 S Ethylbenzene 0.02641 0.0039 0.03946 0 66.9 70 130 0.02808 6.16 20 S Methyl tert-butyl ether 0.04449 0.0039 0.03946 0 113 70 130 0.05033 12.3 20 SR Methylene chloride 0.034 0.0079 0.03946 0 86.2 70 130 0.03737 9.42 20 SR Styrene 0.017 0.0039 0.03946 0 43.1 70 130 0.01737 2.19 20 S Tetrachloroethene 0.0321 0.0039 0.03946 0.001004 78.8 70 130 0.0346 7.48 20 SR Toluene 0.02509 0.0039 0.03946 0.0003837 62.6 70 130 0.02799 10.9 20 S trans-1,2-Dichloroethene 0.03224 0.0039 0.03946 0 81.7 70 130 0.03871 18.2 20 recovery limits trans-1,3-Dichloropropene 0.01863 0.0016 0.03946 0 47.2 70 130 0.01927 3.37 20 S Trichloroethene 0.02655 0.0039 0.03946 0.000694 65.5 70 130 0.02979 11.5 20 S Vinyl chloride 0.04909 0.0039 0.03946 0 124 70 130 0.0601 20.2 20 R Xylenes, Total 0.07372 0.012 0.1184 0 62.3 70 130 0.0771 4.48 20 S Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo 15030879-019AMSD TT -10-3-4 MSD mg/Kg-dry SW5035/8260B 3/31/2015 4/3/2015 VOA -2_150403A 2940822 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.02816 0.0052 0.05177 0 54.4 70 130 0.0435 42.8 20 SR 1,1,2,2 -Tetrachloroethane 0.03424 0.0052 0.05177 0 66.1 70 130 0.03462 1.11 20 S 1,1,2 -Trichloroethane 0.03609 0.0052 0.05177 0 69.7 70 130 0.04198 15.1 20 S 1,1-Dichloroethane 0.03089 0.0052 0.05177 0 59.7 70 130 0.04714 41.7 20 SR 1,1-Dichloroethene 0.0315 0.0052 0.05177 0 60.8 70 130 0.04957 44.6 20 SR 1,2-Dichloroethane 0.03699 0.0052 0.05177 0 71.4 70 130 0.04266 14.2 20 1,2-Dichloropropane 0.03102 0.0052 0.05177 0 59.9 70 130 0.04326 32.9 20 SR 2-Butanone 0.1291 0.078 0.1035 0 125 70 130 0.1089 16.9 20 2-Hexanone 0.1037 0.021 0.1035 0 100 70 130 0.09434 9.46 20 4-Methyl-2-pentanone 0.1099 0.021 0.1035 0 106 70 130 0.1089 0.910 20 Acetone 0.1323 0.078 0.1035 0.02444 104 50 150 0.1413 6.56 20 Benzene 0.03138 0.0052 0.05177 0.0006698 59.3 70 130 0.04325 31.8 20 SR Bromodichloromethane 0.02944 0.0052 0.05177 0 56.9 70 130 0.04271 36.8 20 SR Bromoform 0.02806 0.0052 0.05177 0 54.2 70 130 0.03211 13.5 20 S Bromomethane 0.02577 0.010 0.05177 0 49.8 70 130 0.04446 53.2 20 SR Carbon disulfide 0.06628 0.052 0.1035 0 64 70 130 0.09499 35.6 20 SR Carbon tetrachloride 0.02876 0.0052 0.05177 0 55.6 70 130 0.04723 48.6 20 SR Chlorobenzene 0.02454 0.0052 0.05177 0 47.4 70 130 0.03238 27.6 20 SR Chloroethane 0.02199 0.010 0.05177 0 42.5 70 130 0.06364 97.3 20 SR Chloroform 0.03043 0.0052 0.05177 0 58.8 70 130 0.03963 26.3 20 SR Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range * - Non Accredited Parameter H41T - Holding Time Exceeded 49 of 62 CLIENT: Tetra Tech EM Inc. Work Order: 15030879 Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL ANALYTICAL QC SUMMARY REPORT GCMS Volatiles BatchID: R108309 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo 15030879-019AMSD TT -10-3-4 MSD mg/Kg-dry SW5035/8260B 3/31/2015 4/3/2015 VOA -2_150403A 2940822 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Chloromethane 0.04449 0.010 0.05177 0 85.9 70 130 0.07145 46.5 20 R cis-1,2-Dichloroethene 0.03114 0.0052 0.05177 0 60.1 70 130 0.0438 33.8 20 SR cis-1,3-Dichloropropene 0.03037 0.0021 0.05177 0 58.7 70 130 0.0418 31.7 20 SR Dibromochloromethane 0.03097 0.0052 0.05177 0 59.8 70 130 0.03939 23.9 20 SR Ethylbenzene 0.02551 0.0052 0.05177 0.0001963 48.9 70 130 0.03933 42.6 20 SR Methyl tert-butyl ether 0.04176 0.0052 0.05177 0 80.7 70 130 0.05122 20.4 20 R Methylene chloride 0.03194 0.010 0.05177 0 61.7 70 130 0.04577 35.6 20 SR Styrene 0.025 0.0052 0.05177 0 48.3 70 130 0.03149 23.0 20 SR Tetrachloroethene 0.0323 0.0052 0.05177 0.007565 47.8 70 130 0.04945 42.0 20 SR Toluene 0.02949 0.0052 0.05177 0.0007045 55.6 70 130 0.04299 37.3 20 SR trans-1,2-Dichloroethene 0.02983 0.0052 0.05177 0 57.6 70 130 0.04691 44.5 20 SR trans-1,3-Dichloropropene 0.03196 0.0021 0.05177 0 61.7 70 130 0.03842 18.3 20 S Trichloroethene 0.02994 0.0052 0.05177 0.0007853 56.3 70 130 0.04372 37.4 20 SR Vinyl chloride 0.04395 0.0052 0.05177 0 84.9 70 130 0.06811 43.1 20 R Xylenes, Total 0.0727 0.016 0.1553 0.0007969 46.3 70 130 0.108 39.1 20 SR Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo VBLK040315A-2 ZZZZZ MBLK mg/Kg SW5035/8260B 4/3/2015 VOA -2_150403A 2940815 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane ND 0.0050 1,1,2,2 -Tetrachloroethane ND 0.0050 1,1,2 -Trichloroethane ND 0.0050 1,1-Dichloroethane ND 0.0050 1,1-Dichloroethene ND 0.0050 1,2-Dichloroethane ND 0.0050 1,2-Dichloropropane ND 0.0050 2-Butanone ND 0.075 2-Hexanone ND 0.020 4-Methyl-2-pentanone ND 0.020 Acetone ND 0.075 Benzene ND 0.0050 Bromodichloromethane ND 0.0050 Bromoform ND 0.0050 Bromomethane ND 0.010 Carbon disulfide ND 0.050 Carbon tetrachloride ND 0.0050 Chlorobenzene ND 0.0050 Chloroethane ND 0.010 Chloroform ND 0.0050 Chloromethane ND 0.010 cis-1,2-Dichloroethene ND 0.0050 cis-1,3-Dichloropropene ND 0.0020 Dibromochloromethane ND 0.0050 Ethylbenzene ND 0.0050 Methyl tert-butyl ether ND 0.0050 Methylene chloride 0.00167 0.010 J Styrene ND 0.0050 Tetrachloroethene 0.00141 0.0050 J Toluene ND 0.0050 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range - Non Accredited Parameter H/HT - Holding Time Exceeded 50 of 62 CLIENT: Tetra Tech EM Inc. ANALYTICAL QC SUMMARY REPORT Work Order: 15030879 GCMS Volatiles Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL BatchID: R108309 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: VBLK040315A-2 ZZZZZ MBLK mg/Kg SW5035/8260B 4/3/2015 VOA -2_150403A 2940815 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit trans-1,2-Dichloroethene ND 0.0050 trans-1,3-Dichloropropene ND 0.0020 Trichloroethene 0.00099 0.0050 J Vinyl chloride ND 0.0050 Xylenes, Total ND 0.015 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: VLCSO40315A-2 ZZZZZ LCS mg/Kg SW5035/8260B 4/3/2015 VOA -2_150403A 2940816 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.04755 0.0050 0.05 0 95.1 70 130 0 0 1,1,2,2 -Tetrachloroethane 0.05127 0.0050 0.05 0 103 70 130 0 0 1,1,2 -Trichloroethane 0.05228 0.0050 0.05 0 105 70 130 0 0 1,1-Dichloroethane 0.04941 0.0050 0.05 0 98.8 70 130 0 0 1,1-Dichloroethene 0.04798 0.0050 0.05 0 96 70 130 0 0 1,2-Dichloroethane 0.05149 0.0050 0.05 0 103 70 130 0 0 1,2-Dichloropropane 0.05063 0.0050 0.05 0 101 70 130 0 0 2-Butanone 0.09731 0.075 0.1 0 97.3 70 130 0 0 2-Hexanone 0.08526 0.020 0.1 0 85.3 70 130 0 0 4-Methyl-2-pentanone 0.09173 0.020 0.1 0 91.7 70 130 0 0 Acetone 0.09924 0.075 0.1 0 99.2 50 150 0 0 Benzene 0.04923 0.0050 0.05 0 98.5 70 130 0 0 Bromodichloromethane 0.04869 0.0050 0.05 0 97.4 70 130 0 0 Bromoform 0.04465 0.0050 0.05 0 89.3 70 130 0 0 Bromomethane 0.04276 0.010 0.05 0 85.5 70 130 0 0 Carbon disulfide 0.1063 0.050 0.1 0 106 70 130 0 0 Carbon tetrachloride 0.04812 0.0050 0.05 0 96.2 70 130 0 0 Chlorobenzene 0.05065 0.0050 0.05 0 101 70 130 0 0 Chloroethane 0.05902 0.010 0.05 0 118 70 130 0 0 Chloroform 0.04889 0.0050 0.05 0 97.8 70 130 0 0 Chloromethane 0.0605 0.010 0.05 0 121 70 130 0 0 cis-1,2-Dichloroethene 0.04891 0.0050 0.05 0 97.8 70 130 0 0 cis-1,3-Dichloropropene 0.04949 0.0020 0.05 0 99 70 130 0 0 Dibromochloromethane 0.05169 0.0050 0.05 0 103 70 130 0 0 Ethylbenzene 0.05303 0.0050 0.05 0 106 70 130 0 0 Methyl tert-butyl ether 0.05018 0.0050 0.05 0 100 70 130 0 0 Methylene chloride 0.0456 0.010 0.05 0.00167 87.9 70 130 0 0 Styrene 0.05559 0.0050 0.05 0 111 70 130 0 0 Tetrachloroethene 0.05249 0.0050 0.05 0.00141 102 70 130 0 0 Toluene 0.04948 0.0050 0.05 0 99 70 130 0 0 trans-1,2-Dichloroethene 0.04871 0.0050 0.05 0 97.4 70 130 0 0 trans-1,3-Dichloropropene 0.05084 0.0020 0.05 0 102 70 130 0 0 Trichloroethene 0.05025 0.0050 0.05 0.00099 98.5 70 130 0 0 Vinyl chloride 0.05817 0.0050 0.05 0 116 70 130 0 0 Xylenes, Total 0.1557 0.015 0.15 0 104 70 130 0 0 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range - Non Accredited Parameter H/HT - Holding Time Exceeded 51 of 62 CLIENT: Tetra Tech EM Inc. ANALYTICAL QC SUMMARY REPORT Work Order: 15030879 GCMS Volatiles Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL BatchID: R108309 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo ✓LCSD040315A-2 ZZZZZ LCSD mg/Kg SW5035/8260B 4/3/2015 VOA -2_150403A 2940811 4nalyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.04972 0.0050 0.05 0 99.4 70 130 0.04755 4.46 20 1,1,2,2 -Tetrachloroethane 0.05473 0.0050 0.05 0 109 70 130 0.05127 6.53 20 1,1,2 -Trichloroethane 0.05444 0.0050 0.05 0 109 70 130 0.05228 4.05 20 1,1-Dichloroethane 0.05023 0.0050 0.05 0 100 70 130 0.04941 1.65 20 1,1-Dichloroethene 0.05029 0.0050 0.05 0 101 70 130 0.04798 4.70 20 1,2-Dichloroethane 0.05147 0.0050 0.05 0 103 70 130 0.05149 0.0389 20 1,2-Dichloropropane 0.05105 0.0050 0.05 0 102 70 130 0.05063 0.826 20 2-Butanone 0.1088 0.075 0.1 0 109 70 130 0.09731 11.1 20 2-Hexanone 0.09753 0.020 0.1 0 97.5 70 130 0.08526 13.4 20 4-Methyl-2-pentanone 0.1031 0.020 0.1 0 103 70 130 0.09173 11.6 20 Acetone 0.1152 0.075 0.1 0 115 50 150 0.09924 14.9 20 Benzene 0.05125 0.0050 0.05 0 103 70 130 0.04923 4.02 20 Bromodichloromethane 0.05018 0.0050 0.05 0 100 70 130 0.04869 3.01 20 Bromoform 0.04654 0.0050 0.05 0 93.1 70 130 0.04465 4.15 20 Bromomethane 0.03996 0.010 0.05 0 79.9 70 130 0.04276 6.77 20 Carbon disulfide 0.117 0.050 0.1 0 117 70 130 0.1063 9.56 20 Carbon tetrachloride 0.04981 0.0050 0.05 0 99.6 70 130 0.04812 3.45 20 Chlorobenzene 0.05244 0.0050 0.05 0 105 70 130 0.05065 3.47 20 Chloroethane 0.06613 0.010 0.05 0 132 70 130 0.05902 11.4 20 S Chloroform 0.0508 0.0050 0.05 0 102 70 130 0.04889 3.83 20 Chloromethane 0.06285 0.010 0.05 0 126 70 130 0.0605 3.81 20 cis-1,2-Dichloroethene 0.05038 0.0050 0.05 0 101 70 130 0.04891 2.96 20 cis-1,3-Dichloropropene 0.04947 0.0020 0.05 0 98.9 70 130 0.04949 0.0404 20 Dibromochloromethane 0.05454 0.0050 0.05 0 109 70 130 0.05169 5.37 20 Ethylbenzene 0.05515 0.0050 0.05 0 110 70 130 0.05303 3.92 20 Methyl tert-butyl ether 0.05253 0.0050 0.05 0 105 70 130 0.05018 4.58 20 Methylene chloride 0.04776 0.010 0.05 0.00167 92.2 70 130 0.0456 4.63 20 Styrene 0.0571 0.0050 0.05 0 114 70 130 0.05559 2.68 20 Tetrachloroethene 0.05524 0.0050 0.05 0.00141 108 70 130 0.05249 5.11 20 Toluene 0.05053 0.0050 0.05 0 101 70 130 0.04948 2.10 20 trans-1,2-Dichloroethene 0.05011 0.0050 0.05 0 100 70 130 0.04871 2.83 20 trans-1,3-Dichloropropene 0.05274 0.0020 0.05 0 105 70 130 0.05084 3.67 20 Trichloroethene 0.05287 0.0050 0.05 0.00099 104 70 130 0.05025 5.08 20 Vinyl chloride 0.06155 0.0050 0.05 0 123 70 130 0.05817 5.65 20 Xylenes, Total 0.1587 0.015 0.15 0 106 70 130 0.1557 1.86 20 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range - Non Accredited Parameter H/HT - Holding Time Exceeded 52 of 62 Analytical Run Summary Run ID: VOA -2150404A (R108312) Analyst: Printed: PS 08 -Apr -15 SegNo Sample ID Type Test Code Batch DF File ID Date/Time Analyzed 2941039 BFB040415-2 TUNE BFB R108312 1 H:\VOC-2\040415\0404 04/04/201517:30 2941042 VSTDO50 CCV VOC ENCORE+ R108312 1 H:\VOC-2\040415\0404 04/04/201518:35 2941043 VBLK040415-2 MBLK VOC ENCORE+ R108312 1 H:\VOC-2\040415\0404 04/04/201519:10 2941044 VLCSO40415-2R LCS VOC ENCORE+ R108312 1 H:\VOC-2\040415\0404 04/04/2015 20:33 2941045 VLCSD040415-2 LCSD VOC ENCORE+ R108312 1 H:\VOC-2\040415\0404 04/04/2015 21:08 2941046 15030879-001A SAMP VOC 5035 83359 1 H:\VOC-2\040415\0404 04/04/2015 21:59 2941047 15030879-004A SAMP VOC 5035 83359 1 H:\VOC-2\040415\0404 04/04/2015 22:33 2941048 15030879-020A SAMP VOC 5035 83359 1 H:\VOC-2\040415\0404 04/04/2015 23:08 2941049 15030879-025A SAMP VOC 5035 83344 1 H:\VOC-2\040415\0404 04/04/2015 23:42 2941050 15030879-026A SAMP VOC 5035 83344 1 H:\VOC-2\040415\0404 04/05/2015 0:17 2941051 15030879-027A SAMP VOC 5035 83344 1 H:\VOC-2\040415\0404 04/05/2015 0:51 2941053 15030879-014A SAMP VOC 5035 83359 50 H:\VOC-2\040415\0404 04/05/20151:00 2941052 15030879-028A SAMP VOC 5035 83344 1 H:\VOC-2\040415\0404 04/05/20151:25 2941054 15030879-017A SAMP VOC 5035 83359 50 H:\VOC-2\040415\0404 04/05/20151:34 53 of 62 CLIENT: Tetra Tech EM Inc. ANALYTICAL QC SUMMARY REPORT Work Order: 15030879 GCMS Volatiles Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL BatchID: R108312 sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNc /BLK040415-2 ZZZZZ MBLK mg/Kg SW5035/8260B 4/4/2015 VOA -2_150404A 294104: \nalyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane ND 0.0050 1,1,2,2 -Tetrachloroethane ND 0.0050 1,1,2 -Trichloroethane ND 0.0050 1,1-Dichloroethane ND 0.0050 1,1-Dichloroethene ND 0.0050 1,2-Dichloroethane ND 0.0050 1,2-Dichloropropane ND 0.0050 2-Butanone ND 0.075 2-Hexanone ND 0.020 4-Methyl-2-pentanone ND 0.020 Acetone ND 0.075 Benzene ND 0.0050 Bromodichloromethane ND 0.0050 Bromoform ND 0.0050 Bromomethane ND 0.010 Carbon disulfide ND 0.050 Carbon tetrachloride ND 0.0050 Chlorobenzene ND 0.0050 Chloroethane ND 0.010 Chloroform ND 0.0050 Chloromethane ND 0.010 cis-1,2-Dichloroethene ND 0.0050 cis-1,3-Dichloropropene ND 0.0020 Dibromochloromethane ND 0.0050 Ethylbenzene ND 0.0050 Methyl tert-butyl ether ND 0.0050 Methylene chloride ND 0.010 Styrene ND 0.0050 Tetrachloroethene ND 0.0050 Toluene ND 0.0050 trans-1,2-Dichloroethene ND 0.0050 trans-1,3-Dichloropropene ND 0.0020 Trichloroethene 0.00035 0.0050 J Vinyl chloride ND 0.0050 Xylenes, Total ND 0.015 sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNc /LCSO40415-2R ZZZZZ LCS mg/Kg SW5035/8260B 4/4/2015 VOA -2_150404A 294104 \nalyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.04604 0.0050 0.05 0 92.1 70 130 0 0 1,1,2,2 -Tetrachloroethane 0.04605 0.0050 0.05 0 92.1 70 130 0 0 1,1,2 -Trichloroethane 0.04867 0.0050 0.05 0 97.3 70 130 0 0 1,1-Dichloroethane 0.04953 0.0050 0.05 0 99.1 70 130 0 0 1,1-Dichloroethene 0.04859 0.0050 0.05 0 97.2 70 130 0 0 1,2-Dichloroethane 0.04845 0.0050 0.05 0 96.9 70 130 0 0 1,2-Dichloropropane 0.04832 0.0050 0.05 0 96.6 70 130 0 0 2-Butanone 0.08761 0.075 0.1 0 87.6 70 130 0 0 2-Hexanone 0.07587 0.020 0.1 0 75.9 70 130 0 0 4-Methyl-2-pentanone 0.08206 0.020 0.1 0 82.1 70 130 0 0 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range - Non Accredited Parameter H/HT - Holding Time Exceeded 54 of 62 CLIENT: Tetra Tech EM Inc. Work Order: 15030879 Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL ANALYTICAL QC SUMMARY REPORT GCMS Volatiles BatchID: R108312 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo VLCSO40415-2R ZZZZZ LCS mg/Kg SW5035/8260B 4/4/2015 VOA -2_150404A 2941044 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Acetone 0.08923 0.075 0.1 0 89.2 50 150 0 0 Benzene 0.04842 0.0050 0.05 0 96.8 70 130 0 0 Bromodichloromethane 0.0473 0.0050 0.05 0 94.6 70 130 0 0 Bromoform 0.04148 0.0050 0.05 0 83 70 130 0 0 Bromomethane 0.04987 0.010 0.05 0 99.7 70 130 0 0 Carbon disulfide 0.1135 0.050 0.1 0 113 70 130 0 0 Carbon tetrachloride 0.04759 0.0050 0.05 0 95.2 70 130 0 0 Chlorobenzene 0.04855 0.0050 0.05 0 97.1 70 130 0 0 Chloroethane 0.06552 0.010 0.05 0 131 70 130 0 0 S Chloroform 0.04877 0.0050 0.05 0 97.5 70 130 0 0 Chloromethane 0.06367 0.010 0.05 0 127 70 130 0 0 cis-1,2-Dichloroethene 0.04798 0.0050 0.05 0 96 70 130 0 0 cis-1,3-Dichloropropene 0.0474 0.0020 0.05 0 94.8 70 130 0 0 Dibromochloromethane 0.04891 0.0050 0.05 0 97.8 70 130 0 0 Ethylbenzene 0.05043 0.0050 0.05 0 101 70 130 0 0 Methyl tert-butyl ether 0.04845 0.0050 0.05 0 96.9 70 130 0 0 Methylene chloride 0.04585 0.010 0.05 0 91.7 70 130 0 0 Styrene 0.05173 0.0050 0.05 0 103 70 130 0 0 Tetrachloroethene 0.04989 0.0050 0.05 0 99.8 70 130 0 0 Toluene 0.04836 0.0050 0.05 0 96.7 70 130 0 0 trans-1,2-Dichloroethene 0.04838 0.0050 0.05 0 96.8 70 130 0 0 trans-1,3-Dichloropropene 0.04603 0.0020 0.05 0 92.1 70 130 0 0 Trichloroethene 0.04954 0.0050 0.05 0.00035 98.4 70 130 0 0 Vinyl chloride 0.06223 0.0050 0.05 0 124 70 130 0 0 Xylenes, Total 0.1487 0.015 0.15 0 99.2 70 130 0 0 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo VLCSD040415-2 ZZZZZ LCSD mg/Kg SW5035/8260B 4/4/2015 VOA -2_150404A 2941045 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.04165 0.0050 0.05 0 83.3 70 130 0.04604 10.0 20 1,1,2,2 -Tetrachloroethane 0.05021 0.0050 0.05 0 100 70 130 0.04605 8.64 20 1,1,2 -Trichloroethane 0.04947 0.0050 0.05 0 98.9 70 130 0.04867 1.63 20 1,1-Dichloroethane 0.04562 0.0050 0.05 0 91.2 70 130 0.04953 8.22 20 1,1-Dichloroethene 0.04257 0.0050 0.05 0 85.1 70 130 0.04859 13.2 20 1,2-Dichloroethane 0.048 0.0050 0.05 0 96 70 130 0.04845 0.933 20 1,2-Dichloropropane 0.04625 0.0050 0.05 0 92.5 70 130 0.04832 4.38 20 2-Butanone 0.09514 0.075 0.1 0 95.1 70 130 0.08761 8.24 20 2-Hexanone 0.08328 0.020 0.1 0 83.3 70 130 0.07587 9.31 20 4-Methyl-2-pentanone 0.09256 0.020 0.1 0 92.6 70 130 0.08206 12.0 20 Acetone 0.09728 0.075 0.1 0 97.3 50 150 0.08923 8.63 20 Benzene 0.04557 0.0050 0.05 0 91.1 70 130 0.04842 6.06 20 Bromodichloromethane 0.04566 0.0050 0.05 0 91.3 70 130 0.0473 3.53 20 Bromoform 0.04327 0.0050 0.05 0 86.5 70 130 0.04148 4.22 20 Bromomethane 0.04296 0.010 0.05 0 85.9 70 130 0.04987 14.9 20 Carbon disulfide 0.09938 0.050 0.1 0 99.4 70 130 0.1135 13.2 20 Carbon tetrachloride 0.04218 0.0050 0.05 0 84.4 70 130 0.04759 12.1 20 Chlorobenzene 0.04728 0.0050 0.05 0 94.6 70 130 0.04855 2.65 20 Chloroethane 0.05705 0.010 0.05 0 114 70 130 0.06552 13.8 20 Chloroform 0.04622 0.0050 0.05 0 92.4 70 130 0.04877 5.37 20 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range * - Non Accredited Parameter H41T - Holding Time Exceeded 55 of 62 CLIENT: Tetra Tech EM Inc. ANALYTICAL QC SUMMARY REPORT Work Order: 15030879 GCMS Volatiles Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL BatchID: R108312 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: VLCSD040415-2 zzzzz LCSD mg/Kg SW5035/8260B 4/4/2015 VOA -2_150404A 2941045 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Chloromethane 0.05581 0.010 0.05 0 112 70 130 0.06367 13.2 20 cis-1,2-Dichloroethene 0.04437 0.0050 0.05 0 88.7 70 130 0.04798 7.82 20 cis-1,3-Dichloropropene 0.0468 0.0020 0.05 0 93.6 70 130 0.0474 1.27 20 Dibromochloromethane 0.04946 0.0050 0.05 0 98.9 70 130 0.04891 1.12 20 Ethylbenzene 0.04814 0.0050 0.05 0 96.3 70 130 0.05043 4.65 20 Methyl tert-butyl ether 0.04946 0.0050 0.05 0 98.9 70 130 0.04845 2.06 20 Methylene chloride 0.04517 0.010 0.05 0 90.3 70 130 0.04585 1.49 20 Styrene 0.05166 0.0050 0.05 0 103 70 130 0.05173 0.135 20 Tetrachloroethene 0.04605 0.0050 0.05 0 92.1 70 130 0.04989 8.01 20 Toluene 0.04564 0.0050 0.05 0 91.3 70 130 0.04836 5.79 20 trans-1,2-Dichloroethene 0.04398 0.0050 0.05 0 88 70 130 0.04838 9.53 20 trans-1,3-Dichloropropene 0.04875 0.0020 0.05 0 97.5 70 130 0.04603 5.74 20 Trichloroethene 0.04533 0.0050 0.05 0.00035 90 70 130 0.04954 8.88 20 Vinyl chloride 0.05278 0.0050 0.05 0 106 70 130 0.06223 16.4 20 Xylenes, Total 0.1422 0.015 0.15 0 94.8 70 130 0.1487 4.45 20 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range - Non Accredited Parameter H/HT - Holding Time Exceeded 56 of 62 Analytical Run Summary Run ID: VOA -2150405A (R108315) Analyst: Printed: PS 08 -Apr -15 SegNo Sample ID Type Test Code Batch DF File ID Date/Time Analyzed 2941118 BFB040515-2 TUNE BFB R108315 1 H:\VOC-2\040515\0405 04/05/20156:37 2941120 VSTDO50 CCV VOC ENCORE+ R108315 1 H:\VOC-2\040515\0405 04/05/2015 7:35 2941121 VBLK040515-2 MBLK VOC ENCORE+ R108315 1 H:\VOC-2\040515\0405 04/05/2015 8:11 2941123 VLCSO40515-2 LCS VOC ENCORE+ R108315 1 H:\VOC-2\040515\0405 04/05/2015 8:46 2941124 VLCSD040515-2 LCSD VOC ENCORE+ R108315 1 H:\VOC-2\040515\0405 04/05/2015 9:21 2941175 15040102-002A SAMP BTEX 5035 83344 1 H:\VOC-2\040515\0405 04/05/2015 9:56 2941126 15030879-010A SAMP VOC 5035 83435 5000 H:\VOC-2\040515\0405 04/05/201510:32 2941127 15030879-017A SAMP VOC 5035 83359 5000 H:\VOC-2\040515\0405 04/05/201511:14 2941128 15030879-010A SAMP VOC 5035 83435 500 H:\VOC-2\040515\0405 04/05/201511:50 2941129 15030879-017A SAMP VOC 5035 83359 500 H:\VOC-2\040515\0405 04/05/201512:26 2941130 15030879-024A SAMP VOC 5035 83359 1 H:\VOC-2\040515\0405 04/05/201513:11 2941132 15030879-010A SAMP VOC 5035 83435 50 H:\VOC-2\040515\0405 04/05/201513:48 57 of 62 CLIENT: Tetra Tech EM Inc. ANALYTICAL QC SUMMARY REPORT Work Order: 15030879 GCMS Volatiles Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL BatchID: R108315 sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNc /BLK040515-2 ZZZZZ MBLK mg/Kg SW5035/8260B 4/5/2015 VOA -2_150405A 294112 \nalyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane ND 0.0050 1,1,2,2 -Tetrachloroethane ND 0.0050 1,1,2 -Trichloroethane ND 0.0050 1,1-Dichloroethane ND 0.0050 1,1-Dichloroethene ND 0.0050 1,2-Dichloroethane ND 0.0050 1,2-Dichloropropane ND 0.0050 2-Butanone ND 0.075 2-Hexanone ND 0.020 4-Methyl-2-pentanone ND 0.020 Acetone ND 0.075 Benzene ND 0.0050 Bromodichloromethane ND 0.0050 Bromoform ND 0.0050 Bromomethane ND 0.010 Carbon disulfide ND 0.050 Carbon tetrachloride ND 0.0050 Chlorobenzene ND 0.0050 Chloroethane ND 0.010 Chloroform ND 0.0050 Chloromethane ND 0.010 cis-1,2-Dichloroethene ND 0.0050 cis-1,3-Dichloropropene ND 0.0020 Dibromochloromethane ND 0.0050 Ethylbenzene ND 0.0050 Methyl tert-butyl ether ND 0.0050 Methylene chloride ND 0.010 Styrene ND 0.0050 Tetrachloroethene 0.00067 0.0050 J Toluene ND 0.0050 trans-1,2-Dichloroethene ND 0.0050 trans-1,3-Dichloropropene ND 0.0020 Trichloroethene 0.00037 0.0050 J Vinyl chloride ND 0.0050 Xylenes, Total ND 0.015 sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNc ILCSO40515-2 ZZZZZ LCS mg/Kg SW5035/8260B 4/5/2015 VOA -2_150405A 294112; \nalyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.04674 0.0050 0.05 0 93.5 70 130 0 0 1,1,2,2 -Tetrachloroethane 0.04932 0.0050 0.05 0 98.6 70 130 0 0 1,1,2 -Trichloroethane 0.04926 0.0050 0.05 0 98.5 70 130 0 0 1,1-Dichloroethane 0.04738 0.0050 0.05 0 94.8 70 130 0 0 1,1-Dichloroethene 0.0489 0.0050 0.05 0 97.8 70 130 0 0 1,2-Dichloroethane 0.04868 0.0050 0.05 0 97.4 70 130 0 0 1,2-Dichloropropane 0.04786 0.0050 0.05 0 95.7 70 130 0 0 2-Butanone 0.08766 0.075 0.1 0 87.7 70 130 0 0 2-Hexanone 0.0869 0.020 0.1 0 86.9 70 130 0 0 4-Methyl-2-pentanone 0.09165 0.020 0.1 0 91.6 70 130 0 0 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range - Non Accredited Parameter H/HT - Holding Time Exceeded 58 of 62 CLIENT: Tetra Tech EM Inc. Work Order: 15030879 Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL ANALYTICAL QC SUMMARY REPORT GCMS Volatiles BatchID: R108315 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo VLCSO40515-2 ZZZZZ LCS mg/Kg SW5035/8260B 4/5/2015 VOA -2_150405A 2941122 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Acetone 0.09463 0.075 0.1 0 94.6 50 150 0 0 Benzene 0.04776 0.0050 0.05 0 95.5 70 130 0 0 Bromodichloromethane 0.04758 0.0050 0.05 0 95.2 70 130 0 0 Bromoform 0.04275 0.0050 0.05 0 85.5 70 130 0 0 Bromomethane 0.03971 0.010 0.05 0 79.4 70 130 0 0 Carbon disulfide 0.1085 0.050 0.1 0 108 70 130 0 0 Carbon tetrachloride 0.04768 0.0050 0.05 0 95.4 70 130 0 0 Chlorobenzene 0.04791 0.0050 0.05 0 95.8 70 130 0 0 Chloroethane 0.05726 0.010 0.05 0 115 70 130 0 0 Chloroform 0.04633 0.0050 0.05 0 92.7 70 130 0 0 Chloromethane 0.05576 0.010 0.05 0 112 70 130 0 0 cis-1,2-Dichloroethene 0.04642 0.0050 0.05 0 92.8 70 130 0 0 cis-1,3-Dichloropropene 0.0478 0.0020 0.05 0 95.6 70 130 0 0 Dibromochloromethane 0.04967 0.0050 0.05 0 99.3 70 130 0 0 Ethylbenzene 0.05075 0.0050 0.05 0 102 70 130 0 0 Methyl tert-butyl ether 0.04999 0.0050 0.05 0 100 70 130 0 0 Methylene chloride 0.04627 0.010 0.05 0 92.5 70 130 0 0 Styrene 0.05237 0.0050 0.05 0 105 70 130 0 0 Tetrachloroethene 0.05177 0.0050 0.05 0.00067 102 70 130 0 0 Toluene 0.04678 0.0050 0.05 0 93.6 70 130 0 0 trans-1,2-Dichloroethene 0.04728 0.0050 0.05 0 94.6 70 130 0 0 trans-1,3-Dichloropropene 0.0495 0.0020 0.05 0 99 70 130 0 0 Trichloroethene 0.04737 0.0050 0.05 0.00037 94 70 130 0 0 Vinyl chloride 0.05518 0.0050 0.05 0 110 70 130 0 0 Xylenes, Total 0.1481 0.015 0.15 0 98.7 70 130 0 0 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo VLCSD040515-2 ZZZZZ LCSD mg/Kg SW5035/8260B 4/5/2015 VOA -2_150405A 2941124 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit 1,1,1 -Trichloroethane 0.05025 0.0050 0.05 0 101 70 130 0.04674 7.24 20 1,1,2,2 -Tetrachloroethane 0.04962 0.0050 0.05 0 99.2 70 130 0.04932 0.606 20 1,1,2 -Trichloroethane 0.04984 0.0050 0.05 0 99.7 70 130 0.04926 1.17 20 1,1-Dichloroethane 0.05095 0.0050 0.05 0 102 70 130 0.04738 7.26 20 1,1-Dichloroethene 0.05241 0.0050 0.05 0 105 70 130 0.0489 6.93 20 1,2-Dichloroethane 0.05144 0.0050 0.05 0 103 70 130 0.04868 5.51 20 1,2-Dichloropropane 0.0497 0.0050 0.05 0 99.4 70 130 0.04786 3.77 20 2-Butanone 0.09773 0.075 0.1 0 97.7 70 130 0.08766 10.9 20 2-Hexanone 0.08668 0.020 0.1 0 86.7 70 130 0.0869 0.253 20 4-Methyl-2-pentanone 0.09775 0.020 0.1 0 97.8 70 130 0.09165 6.44 20 Acetone 0.104 0.075 0.1 0 104 50 150 0.09463 9.43 20 Benzene 0.05073 0.0050 0.05 0 101 70 130 0.04776 6.03 20 Bromodichloromethane 0.04947 0.0050 0.05 0 98.9 70 130 0.04758 3.89 20 Bromoform 0.04195 0.0050 0.05 0 83.9 70 130 0.04275 1.89 20 Bromomethane 0.0439 0.010 0.05 0 87.8 70 130 0.03971 10.0 20 Carbon disulfide 0.1113 0.050 0.1 0 111 70 130 0.1085 2.57 20 Carbon tetrachloride 0.05137 0.0050 0.05 0 103 70 130 0.04768 7.45 20 Chlorobenzene 0.04933 0.0050 0.05 0 98.7 70 130 0.04791 2.92 20 Chloroethane 0.06294 0.010 0.05 0 126 70 130 0.05726 9.45 20 Chloroform 0.05017 0.0050 0.05 0 100 70 130 0.04633 7.96 20 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range * - Non Accredited Parameter H41T - Holding Time Exceeded 59 of 62 CLIENT: Tetra Tech EM Inc. ANALYTICAL QC SUMMARY REPORT Work Order: 15030879 GCMS Volatiles Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL BatchID: R108315 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: VLCSD040515-2 zzzzz LCSD mg/Kg SW5035/8260B 4/5/2015 VOA -2_150405A 2941124 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Chloromethane 0.06025 0.010 0.05 0 121 70 130 0.05576 7.74 20 cis-1,2-Dichloroethene 0.04871 0.0050 0.05 0 97.4 70 130 0.04642 4.81 20 cis-1,3-Dichloropropene 0.0488 0.0020 0.05 0 97.6 70 130 0.0478 2.07 20 Dibromochloromethane 0.04953 0.0050 0.05 0 99.1 70 130 0.04967 0.282 20 Ethylbenzene 0.05237 0.0050 0.05 0 105 70 130 0.05075 3.14 20 Methyl tert-butyl ether 0.05132 0.0050 0.05 0 103 70 130 0.04999 2.63 20 Methylene chloride 0.04794 0.010 0.05 0 95.9 70 130 0.04627 3.55 20 Styrene 0.05375 0.0050 0.05 0 108 70 130 0.05237 2.60 20 Tetrachloroethene 0.05313 0.0050 0.05 0.00067 105 70 130 0.05177 2.59 20 Toluene 0.04946 0.0050 0.05 0 98.9 70 130 0.04678 5.57 20 trans-1,2-Dichloroethene 0.05025 0.0050 0.05 0 101 70 130 0.04728 6.09 20 trans-1,3-Dichloropropene 0.04945 0.0020 0.05 0 98.9 70 130 0.0495 0.101 20 Trichloroethene 0.05077 0.0050 0.05 0.00037 101 70 130 0.04737 6.93 20 Vinyl chloride 0.06049 0.0050 0.05 0 121 70 130 0.05518 9.18 20 Xylenes, Total 0.1527 0.015 0.15 0 102 70 130 0.1481 3.10 20 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range - Non Accredited Parameter H/HT - Holding Time Exceeded 60 of 62 CLIENT: Tetra Tech EM Inc. ANALYTICAL QC SUMMARY REPORT Work Order: 15030879 Wet Chemistry Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL BatchID: R108193 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: PMMBLK3/31/15 ZZZZZ MBLK wt%u D2974 3/31/2015 4/1/2015 BALANCE -150331B 2937241 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Percent Moisture ND 0.200 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: PMLCS-S 3/31/15 ZZZZZ LCS wt%u D2974 3/31/2015 4/1/2015 BALANCE -150331B 2937242 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Percent Moisture 4.39 0.200 5 0 87.8 80 120 0 0 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: PMLCS-W 3/31/15 ZZZZZ LCS wt%u D2974 3/31/2015 4/1/2015 BALANCE -150331B 2937243 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Percent Moisture 99.62 0.200 99.8 0 99.8 80 120 0 0 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: 15030850-0028 DUP ZZZZZ DUP wt%u D2974 3/31/2015 4/1/2015 BALANCE -150331B 2937245 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Percent Moisture 20.31 0.200 0 0 0 0 0 20.89 2.82 20 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range - Non Accredited Parameter H/HT - Holding Time Exceeded 61 of 62 CLIENT: Tetra Tech EM Inc. ANALYTICAL QC SUMMARY REPORT Work Order: 15030879 Wet Chemistry Project: 103S3760, 2-40 N. Main St., Mount Prospect, IL BatchID: R108194 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: PMMBLK23/31/15 ZZZZZ MBLK wt%u D2974 3/31/2015 4/1/2015 BALANCE -150331C 2937280 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Percent Moisture ND 0.200 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: PMLCS-S23/31/15 ZZZZZ LCS wt%u D2974 3/31/2015 4/1/2015 BALANCE -150331C 2937281 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Percent Moisture 4.12 0.200 5 0 82.4 80 120 0 0 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: PMLCS-W2 3/31/15 ZZZZZ LCS wt%u D2974 3/31/2015 4/1/2015 BALANCE -150331C 2937283 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Percent Moisture 99.71 0.200 99.8 0 99.9 80 120 0 0 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: 15030879-0028 DUP TT -1-10-12 DUP wt%u D2974 3/31/2015 4/1/2015 BALANCE -150331C 2937286 Analyte Result PQL SPK value SPKRef % REC Low High RPD %RPD RPD Qual Limit Limit Ref Val Limit Percent Moisture 15.17 0.200 0 0 0 0 0 15.04 0.861 20 Sample ID: Customer ID: SampType: Units: TestNo: Prep Date: Analysis Date: Run ID: SegNo: 15030879-019BDUP TT -10-3-4 DUP wt% D2974 3/31/2015 4/1/2015 BALANCE -150331C 2937289 SPKRefLow High RPD RPD Analyte Result PQL SPK value % REC Limit %RPD Limit Ref Val Limit Qual Percent Moisture 21.12 0.200 0 0 0 0 0 22.78 7.56 20 Qualifiers: ND - Not Detected at the Reporting Limit S - Spike Recovery outside accepted recovery limits B - Analyte detected in the associated Method Blank 7 - Analyte detected below quantitation limits R - RPD outside accepted recovery limits E - Value above quantitation range - Non Accredited Parameter H/HT - Holding Time Exceeded 62 of 62